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Whiteacre Subdivision H-2016-0019CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER In the Matter of the Request for Annexation and Zoning of 40.88 Acres of Land with an R-8 Zoning District; and Preliminary Plat Consisting of one hundred ninety seven (197) single-family residential building lots and thirty three (33) common lots on 40.88 acres of land for Whiteacre Subdivision located west side of N. Ten Mile Road, between W. Lava Falls Drive and W. Ashton Drive, by Providence Properties, LLC. Case No(s). H-2016-0019 For the City Council Hearing Date of: May 24, 2016 (Findings on June 7, 2016) A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of May 24, 2016, incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of May 24, 2016, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of May 24, 2016, incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of May 24, 2016, 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 -7 84 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s) received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). H-2016-0019 -I- 6. That the City has granted an order of approval of the annexation and zoning request in accordance with this Decision, which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the Planning Department, the Public Works Department and any affected party requesting notice. 7. That this annexation approval is subject to a development agreement containing the provisions in the attached Staff Report for the hearing date of May 24, 2016, incorporated by reference. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant's request for annexation and zoning was approved with an R-8 zoning district with the requirement of a Development Agreement with the provisions noted in the Staff Report for the hearing date of May 24, 2016, attached as Exhibit A. 2. The applicant's request for a preliminary plat is hereby approved based on the findings in the Staff Report for the hearing date of May 24, 2016, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Two (2) Year Development Agreement Duration The development agreement shall be signed by the property owner and returned to the City within two (2) years of the City Council granting annexation and/or rezone (UDC 11 -5B -3D). A modification to the development agreement may be initiated prior to signature of the agreement by all parties and/or may be requested to extend the time allowed for the agreement to be signed and returned to the City if filed prior to the end of the two (2) year approval period (UDC 11-513-3F). E. Notice of Final Action and Right to Regulatory Takings Analysis 1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, denial of a development application entitles the Owner to request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the final decision concerning the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review may be filed. 2. Please take notice that this is a final action of the governing body of the City of Meridian. When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person who has an interest in real property which may be adversely affected by the final action of the governing board may within twenty-eight (28) days after the date of this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho Code. F. Attached: Staff Report for the hearing date of May 24, 2016 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). H-2016-0019 -2- �fl By action of the City Council at its regular meeting held on the day of Q-� (-k n 2016. COUNCIL PRESIDENT KEITH BIRD VOTED �-es COUNCIL VICE PRESIDENT JOE BORTON VOTED '� eS COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED \I' S COUNCIL MEMBER TY PALMER VOTED WS, S COUNCIL MEMBER LUKE CAVENER VOTED j e_S COUNCIL MEMBER GENESIS MILAM VOTED MAYOR TAMMY de WEERD VOTED (TIE BREAKER) Mayor Ta Attest: nlheTRiO Jacy Jones City Clerk Copy served upon Applicant, The Planning Division, Public Works Department and City Attorney. By: Dated: City Cler c's Office CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). H-2016-0019 -3- Exhibit A Whiteacre Subdivision – H-2016-0019 PAGE 1 STAFF REPORT Hearing Date: May 24, 2016 TO: City Council FROM: Josh Beach, Associate City Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: Whiteacre Subdivision – H-2016-0019 I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST The applicant, Providence Properties, LLC, has submitted an application for annexation and zoning (AZ) of 40.88 acres of land with an R-8 zoning district; and a preliminary plat (PP) consisting of 197 building lots and 33 common lots on 40.88 acres of land for Whiteacre 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 April 21, 2016. At the public hearing, the Commission moved to recommend approval of the subject AZ and PP requests to City Council. a. Summary of Commission Public Hearing: i. In favor: Kent Brown ii. In opposition: None iii. Commenting: Randy Gile iv. Written testimony: None v. Staff presenting application: Josh Beach vi. Other staff commenting on application: Bill Parsons b. Key issue(s) of Public Testimony: i. Configuration of the northwest corner of the project and timing of the development of those lots. c. Key Issues of Discussion by Commission: i. Configuration of the northwest corner of the project and timing of the development of those lots. ii. Having one side of the park be vehicle access and one side of the park be walking access. iii. Timing of the construction of the park. iv. The applicant’s request to obtain several building permits prior to recording of the final plat. v. Timing of the sidewalk along Meridian Road. vi. Location of the alley-loaded homes and the potential parking issues with their proximity to the park. vii. The complications in installing the sidewalk, and landscape buffer and allowing the property to be farmed until development is completed. d. Commission Change(s) to Staff Recommendation: i. Modify condition 1.1.1J (See condition 1.1.1J for changes) ii. Add condition 1.1.1K (See condition 1.1.1K for changes) Exhibit A Whiteacre Subdivision – H-2016-0019 PAGE 2 iii. Modify condition 1.1.2C(3) (See condition 1.1.2C(3) for changes) iv. Modify condition 1.1.2C(5) (See condition 1.1.2C(5)for changes) v. Add condition 1.1.1L (See condition 1.1.1L for changes) e. Outstanding Issue(s) for City Council: i. Allowing the White Drain to remain open. ii. Allowing for several building permits prior to recording a Final Plat. The Meridian City Council heard this item on May 24, 2016. At the public hearings, the Council moved to approve the AZ and PP request. a. Summary of City Council Public Hearing: i. In favor: Kent Brown ii. In opposition: None iii. Commenting: Randy Gile iv. Written testimony: None v. Staff presenting application: Josh Beach vi. Other staff commenting on application: Bruce Chatterton b. Key Issues of Discussion by Council: i. The number of building permits the applicant is asking for prior to recording the final plat. ii. Average lot size iii. The number of attached home within the proposed subdivision iv. Timing of construction of the pathways v. Timing of construction of the landscape buffer along Meridian Road vi. Timing of the construction of the park vii. Safety of children walking along Meridian Road and the safety of crossing Meridian road to reach the sidewalk on the other side. viii. Timing of the phases ix. School funding and the impact this development will have on the schools in the area and district. c. Key Council Changes to Staff/Commission Recommendation i. Modify condition 1.1.1D (See condition 1.1.1D) ii. Remove condition 1.1.1E (See condition 1.1.1E) iii. Modify condition 1.1.1F (See condition 1.1.1F) iv. Modify condition 1.1.1G (See condition 1.1.1G) v. Remove condition 1.1.1H (See condition 1.1.1H) vi. Remove condition 1.1.1L (See condition 1.1.1L) III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H-2016-0019, as presented in the staff report for the hearing date of April 21, 2016, with the following modifications: (Add any proposed modifications). Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2016-0019, as presented during the hearing on April 21, 2016, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2016-0019 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) Exhibit A Whiteacre Subdivision – H-2016-0019 PAGE 3 IV. APPLICATION AND PROPERTY FACTS A. Site Address/Location: The site is located near the southwest corner of N. Meridian Road and W. McMillan Road, in the NW ¼ of Section 36, Township 4N., Range 1W. B. Owners: Thirteen Hectare, LLC Randall Geile 203 11th Ave. 4399 N. Meridian Rd. Nampa, ID 83651 Meridian, ID 83646 C. Applicant: Providence Properties, LLC 701 S. Allen Street #103 Meridian, ID 83642 D. Representative: Kent Brown 3161 E. Springwood Meridian, ID 83642 E. Applicant's Statement/Justification: Please see applicant’s narrative for this information. V. PROCESS FACTS A. The subject application is for annexation and zoning and preliminary plat. A public hearing is required before the Planning & Zoning Commission and City Council on this matter, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: April 4 and 18, 2016 (Commission) May 2 and 16, 2016 (Council) C. Radius notices mailed to properties within 300 feet on: March 31, 2016 (Commission) April 28, 2016 (Council) D. Applicant posted notice on site(s) on: April 11, 2016 (Commission) May 13, 2016 (Council) VI. LAND USE A. Existing Land Use(s) and Zoning: The annexation area consists of agricultural property and three single-family homes, zoned RUT in Ada County. B. Character of Surrounding Area and Adjacent Land Use and Zoning: 1. North: Single-family residential properties in Ambercreek subdivision, zoned R-8 2. East: N. Meridian Road; single-family residential properties in Solitude Place subdivision and Burney Glen Subdivision, both zoned R-8 and one single-family residential property zoned RUT in Ada County. 3. South: Single-family residential properties in Cedar Springs Subdivision, zoned R-8 4. West: Single-family residential properties in Cedar Springs Subdivision, zoned R-8 C. History of Previous Actions: None Exhibit A Whiteacre Subdivision – H-2016-0019 PAGE 4 D. Utilities: 1. Location of sewer: Sanitary sewer mains intended to provide service to the proposed development currently exist in two stub streets near the southwest corner of this parcel. 2. Location of water: Water mains intended to provide service to the proposed development currently exist adjacent to the proposed development in N. Meridian Road as well as three stub streets coming into this parcel. 3. Issues or concerns: Applicant shall be required to loop the proposed water system to the existing water mains adjacent to the proposed development. E. Physical Features: 1. Canals/Ditches Irrigation: The Coleman Lateral and the White Drain (aka Nourse Lateral) runs along the west and south boundary of this property. The Coleman Lateral is tiled on the west boundary and the applicant is requesting that Council approve the White Drain to remain open. 2. Hazards: Staff is not aware of any hazards that exist on this property. 3. Flood Plain: This site does not lie within the Meridian Floodplain Overlay District. 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 40.88 acre site with 197 single-family detached structures at a gross density of 4.8 dwelling units per acre (d.u./acre) and a net density of 7.7 d.u./acre, which is consistent with the density desired in MDR designated areas. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed use (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 single-family detached dwellings will contribute to the variety of housing types available within the City.  “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.The existing home will need to connect to city utilities within 60 days of annexation per UDC requirements.  “Require common area in all subdivisions.” (3.07.02F) The proposed plat depicts a total of 4.33 acres (or 10.6%) of qualified open space in accord with the requirements listed in UDC11-3G-3.Additonal open space is being requested to enhance pedestrian connectivity throughout the subdivision. Exhibit A Whiteacre Subdivision – H-2016-0019 PAGE 5  “Implement the City’s Pathways Master Plan.” (5.03.01A) A segment of the City’s multi-use pathway system is designated on the Master Pathways Plan on this site along the north side of the White Drain. This segment of the pathway must be 10 feet wide and will be required to be paved in accord with UDC 11-3A-8. All pathways shall be installed with the first phase of development.  “Review new development for appropriate opportunities to connect local roads and collectors to adjacent properties (stub streets). (3.03.020) The proposed plat depicts connections to existing stub streets from the north, south and west for interconnectivity.  “Support infill of vacant lots in substantially developed, single-family areas at densities similar to surrounding development.” (3.07.02I) The subject property is adjacent to existing medium density homes and similar lot sizes to the north and east in Ambercreek Subdivision and Solitude Place Subdivision respectively, and to larger lots in Cedar Springs Subdivision to the south and west.  “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 applicant is proposing an internal pathway system for the proposed development. The proposed subdivision will construct an approximately 1,270 foot pathway along the southern boundary of the property that will connect N. Meridian Road to Lot 22, Block 13 of Cedar Springs Subdivision No. 8. The applicant is also proposing a mix of 5-foot detached and attached sidewalks that will connect to existing sidewalks to the north, south, and west as well as to the proposed multi-use pathway along N. Meridian Road. In addition to the proposed micropath lots, staff is requesting two additional micropath lots, one from from W. Fallen Leaf Drive to N. Elsinore Avenue and one from W. Kaibab Trail Street to N. Meridian Road.  “Reduce the number of existing access points onto arterial streets by using methods such as cross access agreements, access management and frontage/backage roads.” (3.03.02N) The submitted plat depicts one access point to N. Meridian Road as well as connecting to four (4) existing stub streets (N. Alester Ave., N. Ambercreek Ave., W. Fallen Leaf Drive, and N. Elsinore Ave.).  “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 N. Meridian Road in accord with the standards listed in UDC 11-3B-7C. Separate permits shall be obtained for signage and fencing in compliance with the standards listed in UDC 11-3D-5 and 11-3A-7 respectively.  “Coordinate with public works, police, and fire departments on proposed annexation and development requests, and the impacts on services.” (3.04.01H) Staff has coordinated with public works, police and fire and has incorporated their comments and conditions in this report.  “Restrict private curb cuts and access points on collectors and arterial streets.” (3.06.02D) The existing home on this site currently has driveway access via N. Meridian Road, an arterial street. The UDC (11-3A-3A) requires any property that currently takes direct access Exhibit A Whiteacre Subdivision – H-2016-0019 PAGE 6 to an arterial street to reconfigure the site circulation plan to take access from a local street within the development. The driveway for the existing home abuts a local street for access.  “Ensure development provides safe routes and access to schools, parks and other community gathering places.: (3.07.02N) Staff is requiring the applicant to install the frontage improvements along the entire frontage of Meridian Road because this is the last stretch of sidewalk that has not been installed and will provide much pedestrian access to the area schools.  “Elevate/enhance quality of residential site and subdivision planning.” (3.07.02) Staff has included the following recommended changes to the plat to enhance the quality of the design: 1. Provide a micropath connection from W. Fallen Leaf Drive to N. Elsinore Avenue 2. Provide a picnic shelter and seating area on Lot 1, Block 3 to complement the proposed play structure. 3. Move N. Ambercreek Avenue (section between W. Halpin Street and W. Wanda Street) 100 feet to the east so that the road provides better pedestrian access to the park. 4. Provide a micropath connection from W. Kaibab Trail Street to N. Meridian Road. 5. Staff recommends that Lots 18-21, Block 8 be reconfigured so that two lots take access from N. Elsinore Way and two lots take access from N. Price Place. For the above stated reasons, staff finds the proposed project is consistent with the goals and objectives in the Comprehensive Plan. VIII. UNIFIED DEVELOPMENT CODE (UDC) A. Purpose Statement of Zone: Per UDC 11-2A-1, the purpose of the residential districts is to provide for a range of housing opportunities consistent with the Meridian comprehensive plan. Residential districts are distinguished by the allowable density of dwelling units per acre and corresponding housing types that can be accommodated within the density range. The medium density residential (R-8) district allows a maximum gross density of 8 dwelling units per acre. B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-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. C. Dimensional Standards: Development of the site should be consistent with the dimensional standards listed in UDC Tables 11-2A-6 for the R-8 zoning district. D. Landscaping:  Street buffer landscaping shall be installed in accordance with the standards listed in UDC Tables 11-2A-6 and UDC 11-3B-7C for the R-8 zoning district.  The proposed micropaths and pathways shall comply with the design standards in accord with UDC 11-3A-8 and UDC 11-3B-12.  Per UDC 11-3G-3, the plat is required to provide 10 percent open space and one amenity for every 20 acres of development area. E. Subdivision Design and Improvement Standards: The subdivision must comply with the subdivision design standards outlined in UDC 11-6C-3. Exhibit A Whiteacre Subdivision – H-2016-0019 PAGE 7 F. Off-Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for single- family and multi-family dwellings. IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: 1. Annexation & Zoning The applicant has applied for annexation and zoning of 40.88 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. The applicant proposes to develop 196 new single-family residential detached homes and maintain one (1) existing home on 40.88 acres of land as shown on the preliminary plat included in Exhibit A.2. The legal description submitted with the application, included in Exhibit C, shows the boundaries of the property proposed to be annexed. The property is contiguous to land that has been annexed into the City and is within the Area of City Impact boundary. The City may require a development agreement (DA) in conjunction with an annexation pursuant to Idaho Code section 67-6511A. In order to ensure the site develops as proposed with this application, staff recommends a DA as a provision of annexation with the provisions included in Exhibit B. 2. Preliminary Plat The proposed plat consists of 197 building lots and 33 common lots on 40.88 acres of land in a proposed R-8 zoning district (see Exhibit A.2). The property is proposed to develop in 5 phases, starting at the south-east corner, as shown on the phasing plan (see Exhibit A.2). The gross density for the subdivision is 4.8 d.u./acre with a net density of 7.7 d.u./acre. The average lot size is 5,636 square feet. Plat Improvements: Staff feels that the plat as proposed by the applicant should be improved in the following ways: 1. Provide a micropath connection from W. Fallen Leaf Drive to N. Elsinore Avenue 2. Provide a picnic shelter and seating area on Lot 1, Block 3 to complement the proposed play structure. 3. Move N. Ambercreek Avenue (section between W. Halpin Street and W. Wanda Street) 100 feet to the east so that the road provides better pedestrian access to the park. 4. Provide a micropath connection from W. Kaibab Trail Street to N. Meridian Road. 5. Staff recommends that Lots 18-21, Block 8 be reconfigured so that two lots take access from N. Elsinore Way and two lots take access from N. Price Place. Existing Structures: There is an existing home and associated outbuildings on the site that are proposed to remain on Lot 17, Block 8. There are two other homes on the site that will be removed as part of this development. 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. Additionally, staff recommends that the existing home be included in the first phase of development to meet the requirements of the UDC that dwellings be connected to city utilities within 60 days of Exhibit A Whiteacre Subdivision – H-2016-0019 PAGE 8 annexation. The existing home that will remain abuts two stub streets (N. Ambercreek Avenue and N. Alester Avenue, and access could be facilitated from either of those stub streets, instead of access to N. Meridian Road. 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 those standards. Phasing Plan: The applicant is proposing to develop the Whiteacre Subdivision in five (5) phases. Phase 1 is to commence off the central access from N. Meridian Road and generally consume the south-eastern portion of the development. The phasing will proceed generally clockwise, with the fifth and final phase along the northern boundary, including the two stub streets to the north as well as the existing home that will remain and become part of the development. In general staff is supportive of the proposed phasing plan however; staff recommends the applicant change the phasing boundaries and constructs the entire frontage of N. Meridian Road, construct the multi-use pathway along the south boundary of the site and remove the direct access to N. Meridian road for the existing home with the first phase. Block Length: The plat is required to comply with the block length standards listed in UDC 11- 6C-3F. Staff has reviewed the proposed plat and found it to be in compliance with the aforementioned standards. Access: Access is proposed for this site via one access from N. Meridian Road and via the extension of existing stub streets from Ambercreek (N. Ambercreek Ave. & N. Alester Ave.) and Cedar Springs (W. Fallen Leaf Drive, and N. Elsinore Ave.). The entry street (W. Halpin Street) off of N. Meridian Road aligns with E. Halpin Drive on the east side of Meridian. Streets: All of the proposed streets depicted on the plat are public. A total of 37-feet of right-of- way is proposed to be dedicated to ACHD from the centerline of Meridian Road abutting the site and the pavement is required to be widened to 19 feet from centerline where it doesn’t currently exist in addition to a 3-foot wide gravel shoulder abutting the site. Additionally, the entry road (E. Halpin Street) shall intersect Meridian Road as a 36-foot street section. Halpin Street shall align centerline to centerline with Halpin Drive on the east side of Meridian Road across from the site. 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 eight (8) 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. Traffic Impact Study (TIS): The applicant provided staff with a Traffic Impact Study which was reviewed by ACHD. Exhibit A Whiteacre Subdivision – H-2016-0019 PAGE 9 White Drain: ACHD will require that the applicant submit the bridge plans for the crossing of the White Drain (Elsinore Avenue) for review and approval prior to the pre-construction meeting and final plat approval. Note: all plan submittals for bridges or pipe crossings of irrigation facilities should be submitted to ACHD for review no later than December 15th for construction in the following year prior to irrigation season. Parking: Off-street parking is required on each residential lot in accord with the standards listed in UDC 11-3C-6. Because of the reduced street sections proposed on the plat, parking is restricted to one side of Wanda Street, Ambercreek Avenue and Halpin Street, per ACHD and the Fire Department. Signage should be installed accordingly. Landscaping: A landscape plan was submitted with this application for the area proposed to be platted as shown in Exhibit A.3. A 25-foot wide street buffer is required along N. Meridian Road, an arterial street, per UDC Table 11-2A-6 and is required to be landscaped in accord with the standards listed in UDC 11- 3B-7C. The buffer width along N. Meridian Road should be measured from the back of curb per UDC 11-3B-7C.1a(2); or, the ultimate curb location as determined by ACHD if future road widening is anticipated; revise plans accordingly. Staff recommends this buffer and the detached sidewalk be constructed with the first phase of development. The applicant is requesting that construct buffer in accord with the proposed phase. However they have agreed to construct a temporary 5-doot wide asphalt shoulder with extruded curb (see Exhibit A.6) so the property can continue to be farmed until the later phases are constructed. Landscaping within the common areas is required in accord with the standards listed in UDC 11- 3G-3E. The landscape plan complies with these standards. Landscaping is required along all pathways in accord with the standards listed in UDC 11-3B- 12C. Pathway landscaping is depicted on the plan along all micropaths within the development; however, no landscaping is depicted along the multi-use pathway adjacent to the White Drain. The landscape plan should be revised to comply with this requirement; if the Irrigation District does not allow landscaping within their easement, provide an additional 5 feet outside of the easement for landscaping. Further staff recommends additional micropath for connectivity. Tree Mitigation: There are existing trees on the site that are proposed to be removed, the applicant should contact Elroy Huff, City Arborist, at 888-3579 to schedule an appointment to confirm mitigation requirements prior to removal of any trees on the site. The landscape plan incorrectly notes that there are no existing trees on the site. Parkways: Eight-foot wide parkways are proposed in all areas where detached sidewalks are proposed in accord with the standards listed in UDC 11-3A-17E. Open Space: A minimum of 10% qualified open space is required to be provided for this development in accord with UDC 11-3G-3A.1. Based on the area of the preliminary plat (40.88 acres), a minimum of 4.08 acres of qualified open space is required to be provided as set forth in UDC 11-3A-3B. A total of 4.33 acres (or 10.6%) of qualified open space is proposed consisting of parkways along some of the local streets, ½ the street buffer along N. Meridian Road, the shared use pathway along the White Drain, the micropath lot and internal common open space areas which appears to comply with this requirement. Staff is requiring two additional micropath connections, one from W. Fallen Leaf Drive to N. Elsinore Avenue and one from W. Kaibab Trail Street to N. Meridian Road. Exhibit A Whiteacre Subdivision – H-2016-0019 PAGE 10 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 (40.88 acres), staff requires a minimum of 2 qualified site amenities be provided. The applicant proposes to provide a tot lot within the central common area on Lot 1, Block 3, a segment of the City’s multi-use recreational pathway and pathways through internal common areas in accord with this requirement. Staff believes that additional amenities are warranted due to the size of the development; therefore staff is recommending that a covered picnic area be added to the open space lot, Lot 1, Block 3. Pathways: The Pathways Master Plan depicts a regional pathway on this site along the north side of the White Drain. The applicant proposes to provide the extension of the regional pathway within this site and connect to the proposed pathway to the west boundary of the proposed subdivision. The parks department will require that the 10-foot multi-use pathway be paved in accord with their standards. The multi-use pathway should be constructed in its entirety, with the first phase of development. A recreational pathway easement for the pathway is required to be submitted to the Park’s Department, approved by City Council and recorded. The applicant should coordinate the location and details of the easement with Jay Gibbons, Park’s Department (888-3579). Four-foot tall bollard lighting, or other appropriate lighting source, is required along all pathways through common areas that are not visible from a public street as set forth in UDC 11-3A-8H. The landscape plan should be revised to include lighting along pathways in accord with this requirement. Sidewalks: Sidewalks are required along all public streets as set forth in UDC 11-3A-17. The applicant proposes to construct a combination of 5-foot wide attached and detached sidewalks throughout the development. Utilities: All development is required to connect to the City water and sewer system unless otherwise approved by the City Engineer in accord with UDC 11-3A-21. An 8-inch sewer main line is located within N. Elsinore Way, and W. Falling Leaf Drive A 16-inch water main is located in N. Meridian Road, and 8-inch water mains are located within N. Elsinore Way, W. Falling Leaf Drive, and N. Ambercreek Drive. Water connections will need to be made at all available locations, thereby looping the water system. Street lighting is required to be installed within the development in accord with the City’s adopted standards, specifications and ordinances. Pressurized Irrigation (PI): An underground PI system is required to be provided to each lot in the subdivision as proposed in accord with UDC 11-3A-15. 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. Waterways: There are some irrigation ditches that cross this site and the White Drain runs along the southern border of the site within a 70-foot wide Settler’s Irrigation District easement, and the Coleman Lateral runs along the western border of the site within a 39-foot easement (15 feet of which was created as a common lot in the adjacent Cedar Springs Subdivision).The Coleman Lateral was piped as part of the Cedar Springs Subdivision. They are proposing a portion of that to be in two (2) common lots. The applicant should coordinate with the irrigation district on maintenance of the common lots. Exhibit A Whiteacre Subdivision – H-2016-0019 PAGE 11 The UDC (11-3A-6) requires all irrigation ditches, laterals, canals and drains to be piped unless left open as a water amenity (as defined in UDC 11-1A-1) or linear open space. The City Council may waive this requirement for large capacity facilities. The applicant requests a waiver from Council to allow the White Drain to remain open due to its large capacity and proposes to provide a bridge over the drain for a vehicle/pedestrian crossing. Floodplain: This property does not lie within the Meridian Floodplain Overlay District. Building Elevations: The applicant has submitted twelve (12) conceptual sample building elevations for future homes in this development, included in Exhibit A.4. Building materials appear to consist of a mix of board and batten and horizontal lap siding with shake shingle and stone accents. Because homes on lots that back up to N. Meridian Road will be highly visible, staff recommends the rear or sides of structures on lots that face the street incorporate articulation through changes in materials, color, modulation, and architectural elements (horizontal and vertical) to break up monotonous wall planes and roof lines. Prior to the Commission hearing, the applicant shall submit elevations for the alley-loaded homes to ensure a cohesive design theme within the development. Fencing: All fencing should comply with the standards listed in UDC 11-3A-6B and 11-3A-7. The landscape plan depicts an existing 6-foot tall wooden fence along the north side of the development. The applicant must provide a detailed fence plan as part of the final plat application. Per UDC 11-3A-7A.7, the developer is responsible to construct fencing adjacent to micropath connections to distinguish common from private areas. Additionally, per UDC 11-3A-6B, the White Drain is required to be fenced with an open vision fence at least 6 feet in height and having an 11-guage, 2-inch mesh or other construction, equivalent in ability to deter access to the waterway. The landscape plan should be revised to include these requirements. Fencing adjacent to all interior pathways and common open space shall meet the requirements of UDC 11-3A-7. These improvements should be presented to staff in a revised preliminary plat prior to Commission hearing. In summary, Staff recommends approval of the proposed annexation and preliminary plat request for this site with a development agreement and the recommended conditions listed in Exhibit B of this report in accord with the Findings contained in Exhibit D. X. EXHIBITS A. Drawings/Other 1. Vicinity Map 2. Proposed Preliminary Plat and phasing plan (dated: 2/10/16) 3. Staff’s proposed changes to plat 4. Proposed Landscape Plan (dated: 02/05/16) 5. Conceptual Building Elevations 6. Proposed N. Meridian Road Sidewalk cross-section B. Agency & Department Comments/Conditions Exhibit A Whiteacre Subdivision – H-2016-0019 PAGE 12 C. Legal Description & Exhibit Map for Annexation 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: 2/10/16) Exhibit A Exhibit A Page 3 3. Staff’s proposed changes to plat Exhibit A Exhibit A Page 4 4. Proposed Landscape Plan (dated; 02/05/16) Exhibit A - 2 - Exhibit A - 3 - Exhibit A - 4 - Exhibit A - 5 - 5. Conceptual Building Elevations Exhibit A - 6 - Exhibit A - 7 - Exhibit A - 8 - Exhibit A - 9 - Exhibit A - 10 - Exhibit A - 11 - 6. Proposed N. Meridian Road Sidewalk cross-section Exhibit A - 12 - 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 six (6) months of the City Council granting annexation. The DA shall, at minimum, incorporate the following provisions: a. Except the public street access to Meridian Rd.; direct lot access to N. Meridian Road, an arterial street, is prohibited in accord with UDC 11-3A-3. b. Future development of this site shall be generally consistent with the preliminary plat and building elevations depicted in Exhibit A and the revisions noted in the staff report. c. The applicant shall comply with the submitted home elevations attached in Exhibit A.4. Future homes adjacent to N. Meridian Road (Lots 2-7, Block 1, Lots 2-14 and 45-50, Block 2) shall incorporate a mix of materials, windows and decorative trim, and two variations in the roof lines to provide articulation and modulation to the side and rear facades that face the arterial street. Prior to the Commission hearing, the applicant shall submit elevations for the alley-loaded homes to ensure a cohesive design theme within the development. d. A paved, 10-foot wide multi-use pathway and associated landscaping shall be constructed along the north side of the White Drain in accord with the Pathways Master Plan. The applicant shall connect the pathway on this site to the western boundary of the subdivision as well as to the proposed 5-foot detached sidewalk along N. Meridian Road with the first phase of development. construct the pathway along the White Drain with the second phase of development. e. The applicant shall obtain a waiver from City Council to UDC 11-3A-6A in order for the White Drain to remain open and not be piped due to the large capacity of the facility. If a waiver is not obtained, the waterway is required to be piped. f. The site shall develop with a minimum of 10.6% open space (4.33 acres) to include the following amenities: a tot lot, internal walking paths, a 10-foot wide multi-use pathway on the north side of the White Drain and an internal pathway connection noted as Lot 16, Block 2. Timing for the construction of the amenities is proposed as shown on the phasing plan in Exhibit A.2. g. The pathways, park, its associated amenities and landscape buffers including the berm and detached sidewalk along the south and east boundary must be constructed with the first phase of development. prior to the first day of school for the 2017-2018 school year. h. With the first phase of development the applicant shall construct the 5-foot detached sidewalk and 25 foot landscape buffer along the entire frontage of N. Meridian Road. i. The developer shall provide playground equipment within the central common area on Lot 1, Block 3, a segment of the City’s multi-use recreational pathway and pathways through internal common areas as depicted on the landscape plan in Exhibit A.3 in accord with the qualified site amenity requirements listed in UDC 11-3G-3C. Exhibit A - 13 - j. The applicant shall coordinate with public works on the timing of the utility connections for the existing home. k. The applicant shall obtain Certificate of Zoning Compliance and Design Review approval for all attached homes in the proposed subdivision. l. The applicant shall construct the park and its associated amenities with the second phase of development. 1.1.2 The preliminary plat included in Exhibit A.2, dated 2/10/16, shall be revised as follows: a. For all common driveways, 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. b. With the final plat application, the applicant shall provide an exhibit that shows the setbacks, building envelope, and orientation of the lots and structures on all common lots. c. The applicant shall make the following changes to the plat prior to Commission hearing: 1. Provide a micropath connection from W. Fallen Leaf Drive to N. Elsinore Avenue 2. Provide a picnic shelter and seating area on Lot 1, Block 3 to complement the proposed play structure. 3. Move N. Ambercreek Avenue (section between W. Halpin Street and W. Wanda Street) 100 feet to the east so that the road provides better pedestrian access to the park. 3. Provide a micropath connection from W. Kaibab Trail Street to N. Meridian Road. 4. Staff recommends that Lots 18-21, Block 8 be reconfigured so that two lots take access from N. Elsinore Way and two lots take access from N. Price Place. 1.1.3 The landscape plan included in Exhibit A.4, dated March 2015, shall be revised as follows: a. The buffer width along N. Meridian Road should be measured from the back of curb per UDC 11-3B-7C.1a(2); or, the ultimate curb location as determined by ACHD if future road widening is anticipated; revise accordingly. b. Include fencing adjacent to all micropath connections to distinguish common from private areas, per UDC 11-3A-7A.7. c. The White Drain is required to be fenced with an open vision fence at least 6 feet in height and having an 11-guage, 2-inch mesh or other construction, equivalent in ability to deter access to the waterway in accord with UDC 11-3A-6B. d. If any of the existing trees on the site are proposed to be removed, the applicant should contact Elroy Huff, City Arborist, at 888-3579 to schedule an appointment to confirm mitigation requirements prior to removal of any trees on the site. Any existing trees proposed to be retained on-site should be noted on the plan. e. Landscaping is required adjacent to the multi-use pathway along the north side of the White Drain in accord with the standards listed in UDC 11-3B-12C. If the Irrigation District will not allow landscaping within their easement, provide an additional 5 feet outside of the easement for landscaping. f. Depict 4-foot tall bollard lighting, or other appropriate lighting source, along all pathways through common areas that are not visible from a public street as set forth in UDC 11-3A-8H. g. The applicant shall provide a detailed fence plan as part of the final plat application. Exhibit A - 14 - 1.1.4 A 14-foot wide recreational pathway easement is required to be provided along the north side of the White Drain for the multi-use pathway. The applicant shall coordinate with Jay Gibbons, Park’s Department (208-888-3579), on the location of the easement. The easement should be submitted to the Park’s Department for approval by the City Council and subsequent recordation, prior to signature on the final plat by the City Engineer. 1.1.5 The applicant shall submit a detail of the playground equipment , picnic shelter and seating area on Lot 1, Block 3 with the final plat application for the applicable phase of development. 1.1.6 Per ACHD and the Fire Department, parking is restricted to one side of the following streets due to the reduced street sections: 1. Wanda Street 2. Ambercreek Avenue 3. Halpin Street Sign one side of the 29-foot wide streets for “No Parking”. 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-5. 1.2.2 Comply with all provisions of 11-3A-3 with regard to access to streets. 1.2.3 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set forth in UDC 11-3A-6. 1.2.4 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. 1.2.5 Comply with the sidewalk standards as set forth in UDC 11-3A-17. 1.2.6 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J. 1.2.7 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B- 7C. 1.2.8 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B- 11C. 1.2.9 Construct all parkways consistent with the standards as set forth in UDC 11-3A-17E, 11-3G-3B5 and 11-3B-7C. 1.2.10 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. 1.2.11 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. 1.2.12 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. Exhibit A - 15 - 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. 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 Type I lighting shall be required along the frontage of the development along Meridian Road, and Type II lighting will be required along the internal streets. A street lighting plan will be required with the submittal of development plans. Plan requirements can be found in section 6-5 of the Improvement Standards for Street Lighting at http://www.meridiancity.org/public_works.aspx?id=272 2.2 General Conditions of Approval 2.2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. Exhibit A - 16 - 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. 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 9-2-28C1). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single -point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 2.2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. 2.2.6 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6. Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association (ditch owners), with written approval or non-approval submitted to the Public Works Department. If lateral users association approval can’t be obtained, alternate plans shall be reviewed and approved by the Meridian City Engineer prior to final plat signature. 2.2.7 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at (208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190. 2.2.8 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections (208)375-5211. 2.2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated, fencing installed, drainage lots constructed, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 2.2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, etc., prior to signature on the final plat. 2.2.11 All development improvements, including but not limited to sewer and water, fencing, micro- paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. Exhibit A - 17 - 2.2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to the issuance of a plan approval letter. 2.2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.2.16 All grading of the site shall be performed in conformance with MCC 11-1-4B. 2.2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.2.18 The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 2.2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.2.20 At the completion of the project, the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 2.2.21 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights shall be installed at developer’s expense. Final design shall be submitted as part of the development plan set for approval, which must include the location of any existing street lights. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found on the city of meridian Public Works Department’s website at http://www.meridiancity.org/public_works.aspx?id=272. The contractor’s work and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. 2.2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount of 125% of the total construction cost for all incomplete sewer, water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 2.2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20% of the total construction cost for all completed sewer, water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-221. Exhibit A - 18 - 3. POLICE DEPARTMENT 3.1 The Police Department has no comment on this application. 4. FIRE DEPARTMENT 6.1 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 International Fire Code. Fire Hydrant spacing shall be provided as required by Appendix C of the International Fire Code. 6.2 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. 6.3 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. 6.4 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. 6.5 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. 6.6 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. 6.7 Provide signage (“No Parking Fire Lane”) for all fire lanes in accordance with International Fire Code Sections 503.4 & D103.6. 6.8 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth in International Fire Code Section 304.1.2. 6.9 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. 6.10 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. 6.11 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 Exhibit A - 19 - 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). 6.12 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) 6.13 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 All lots on common driveways need to get their carts to the street for trash pickup. 6. PARKS DEPARTMENT 6.1 Meridian's adopted Pathways Master Plan indicates a multi-use pathway along the White Drain. The developer shall construct a paved, 10 foot wide multi-use pathway along the White Drain, and connect the pathway to the proposed 5-foot sidewalk along N. Meridian Road, as well as to the western boundary of the subdivision, adjacent to Cedar Springs Sub. No. 8. 6.2 Prior to City Engineer signature on the final plat, the applicant shall provide a pedestrian pathway easement covering the required multi-use pathway along the White Drain for signature and recordation by the City. 6.3 The applicant shall have an ongoing obligation to maintain all pathways. Exhibit A - 20 - 7. ADA COUNTY HIGHWAY DISTRICT 7.1 Site Specific Conditions of Approval 7.1.1 Dedicate 37-feet of right-of-way from the centerline of Meridian Road abutting the site. The right-of-way purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduling the final plat for signature by the ACHD Commission or prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The District will purchase the right-of-way which is in addition to existing right-of-way from available Corridor Preservation Funds. 7.1.2 Construct a 5-foot wide detached concrete sidewalk on Meridian Road abutting the site. The sidewalk should be located a minimum of 32-feet from the centerline of Meridian Road abutting the site. 7.1.3 Widen the pavement on Meridian Road to 19-feet from centerline, plus a 3-foot wide gravel shoulder abutting the site. 7.1.4 Construct one roadway, Halpin Street, to intersect Meridian Road as a 36-foot street section. Halpin Street shall align centerline to centerline with Halpin Drive on the east side of Meridian Road across from the site. 7.1.5 Extend 4 stub streets into the site; Alester Avenue, Ambercreek Avenue, Fallen Leaf Drive, and Elsinore Avenue, as proposed. 7.1.6 Construct the following roadways as 29-foot street section with curb, gutter, and a 5-foot wide attached concrete sidewalk within 42-feet of right-of-way, as proposed. Sign one side of the 29- foot wide streets for “No Parking”. Coordinate a signage program with District Development Review staff. • Wanda Street • Ambercreek Avenue • Halpin Street 7.1.7 Construct the following roadways as 33-foot street sections with curb, gutter, and a 5-foot wide attached concrete sidewalk within 50-feet of right-of-way, as proposed. • Alester Avenue • Elsnore Avenue 7.1.8 Construct the following roadways as 33 or 36-foot street sections with curb, gutter, and a 5-foot wide attached concrete sidewalk within 50-feet of right-of-way, as proposed. • Yosemite Street • Kaibab Trail Street • W A Street • Price Avenue • Alester Avenue (stub street extension) • Ambercreek Avenue (stub street extension) • Fallen Leaf Drive (stub street extension) Exhibit A - 21 - 7.1.9 Provide written Fire Department approval for use of the reduced street sections (29 and 33-foot street sections). 7.1.10 Construct one cul-de-sac turnaround at the terminus of Price Place with a 50-foot wide radius, as proposed. 7.1.11 Construct one 20-foot wide alley to run east/west between Ambercreek Avenue and Elsinore Avenue, as proposed. 7.1.12 Submit the bridge plans for the crossing of the White Drain (Elsinore Avenue) for review and approval prior to the pre-construction meeting and final plat approval. 7.1.13 Direct lot access to Meridian Road is prohibited and shall be noted on the final plat. 7.1.14 Payment of impacts fees are due prior to issuance of a building permit. 7.1.15 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. Exhibit A - 22 - 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. Exhibit A - 23 - C. Legal Description & Exhibit Map for Annexation Boundary Exhibit A - 24 - Exhibit A - 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 40.88 acre property with an R-8 zoning district and develop 197 new single-family residential homes. Council finds that the proposed map amendment 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; Council finds that the proposed map amendment to the R-8 zoning district is consistent with the purpose statement for the residential districts as detailed in Section VIII above. c. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Council 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. Council considered all 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, 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). Council finds annexing this property with an R-8 zoning district is in the best interest of the City if the applicant revises the plat per staff’s recommendation and enters into a development agreement. 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; 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. Exhibit A - 26 - b. Public services are available or can be made available and are adequate to accommodate the proposed development; Council finds that public services will be provided to the subject property upon development. (See Exhibit B of the Staff Report for more details from public service providers.) c. The plat is in conformance with scheduled public improvements in accord with the City’s capital improvement program; Because City water and sewer and any other utilities will be provided by the development at their own cost, 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; Council relied 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 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. Council considered any public testimony that may be presented when determining whether or not the proposed subdivision may cause health, safety or environmental problems of which Council is unaware. f. The development preserves significant natural, scenic or historic features. Council is unaware of any significant natural, scenic or historic features that exist on this site.