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Brundage Estates PP H-2016-0061CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). H-2016-0001 - 1 - CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER In the Matter of the Request for a Preliminary Plat Consisting of 366 Building Lots, 20 Common Lots and 1 Other Lot on 136.63 Acres of Land in the R-4 Zoning District for Brundage Estates Subdivision, by L.C. Development, Inc. Case No(s). H-2016-0001 For the City Council Hearing Date of: June 7, 21, 28 and July 19, 2016 (Findings on July 26, 2016) A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of July 19, 2016, incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of July 19, 2016, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of July 19, 2016, incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of July 19, 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. 11-784 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s) received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this Decision, which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the Community Development Department, the Public Works Department and any affected party requesting notice. CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). H-2016-0001 - 2 - 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of July 19, 2016, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council’s authority as provided in Meridian City Code § 11-5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant’s request for preliminary plat is hereby approved per the conditions of approval in the Staff Report for the hearing date of July 19, 2016, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Preliminary Plat Duration Please take notice that approval of a preliminary plat, combined preliminary and final plat, or short plat shall become null and void if the applicant fails to obtain the city engineer’s signature on the final plat within two (2) years of the approval of the preliminary plat or the combined preliminary and final plat or short plat (UDC 11-6B-7A). In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and conforms substantially to the approved preliminary plat, such segments, if submitted within successive intervals of two (2) years, may be considered for final approval without resubmission for preliminary plat approval (UDC 11-6B-7B). Upon written request and filed by the applicant prior to the termination of the period in accord with 11-6B-7.A, the Director may authorize a single extension of time to obtain the City Engineer’s signature on the final plat not to exceed two (2) years. Additional time extensions up to two (2) years as determined and approved by the City Council may be granted. With all extensions, the Director or City Council may require the preliminary plat, combined preliminary and final plat or short plat to comply with the current provisions of Meridian City Code Title 11. If the above timetable is not met and the applicant does not receive a time extension, the property shall be required to go through the platting procedure again (UDC 11- 6B-7C). E. Notice of Final Action and Right to Regulatory Takings Analysis 1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, denial of a development application entitles the Owner to request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the final decision concerning the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review may be filed. 2. Please take notice that this is a final action of the governing body of the City of Meridian. When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person who has an interest in real property which may be adversely affected by the final action of the governing board may within twenty-eight (28) days after the date of this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho Code. F. Attached: Staff Report for the hearing date of July 19, 2016 By action of the City Council at its regular meeting held on the 2 (� day of 2016. COUNCIL PRESIDENT KEITH BIRD VOTED l COUNCIL VICE PRESIDENT JOE BORTON VOTED COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED COUNCIL MEMBER TY PALMER VOTED COUNCIL MEMBER LUKE CAVENER VOTED t COUNCIL MEMBER GENESIS MILAM VOTED ZT MAYOR TAMMY de WEERD VOTED (TIE BREAKER) Mayor Tammy de Weerd Attest: QO5L AUGvsr, 0 �m V o 2 "' city of Jaycee Ho n _ tomo City Clerk SEAL Copy served upon Applicant, Community Development Department, Public Worlcs Department and City Attorney. By: �N6& A Q _ 7M) Dated: J7, , City Cleric's Office CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). H-2016-0001 - 3 - EXHIBIT A Brundage Estates – PP H-2016-0001 PAGE 1 STAFF REPORT Hearing Date: July 19, 2016 (Continued from: June 7, 21, and 28, 2016) TO: Mayor & City Council FROM: Sonya Watters, Associate City Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: Brundage Estates – PP (H-2016-0001) I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST The applicant, L.C Development, Inc., has submitted an application for a preliminary plat (PP) consisting of 366 building lots, 20 common lots and 1 other lot on 136.63 acres of land in the R-4 zoning district. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed PP application in accord with the Findings of Fact and Conclusions of Law in Exhibit C. The Meridian Planning & Zoning Commission heard these items on March 17 and May 5, 2016. At the public hearing on May 5th, the Commission moved to recommend approval of the subject PP request. a. Summary of Commission Public Hearing: i. In favor: Becky McKay ii. In opposition: None iii. Commenting: None iv. Written testimony: None 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. Staff’s requirement for pathways to be provided within blocks that exceed the maximum length standard to comply with UDC 11-6C-3F. d. Commission Change(s) to Staff Recommendation: i. Modification to condition #6.3 to remove the requirement for a public park to be provided with the development; City Council shall determine whether the park is to be City owned or private. ii. The Commission supported staff’s recommendation on the requirement of pathways to be provided within blocks that exceed the maximum block length standard. e. Outstanding Issue(s) for City Council: i. The applicant requests a “step” down in density for the portion of the site designated on the FLUM as medium density residential to allow a density of 2.68 dwelling units/acre consistent with the low density residential designation. ii. The applicant requests Council waive the requirement for pathways to be provided to break up the length of Blocks 1, 11, 16 and 17 (see condition #1.1.2c). EXHIBIT A Brundage Estates – PP H-2016-0001 PAGE 2 The Meridian City Council heard these items on June 7, 21 and 28, and July 19, 2016. At the public hearing on July 19th, the Council approved the subject PP request. a. Summary of City Council Public Hearing: i. In favor: Becky McKay ii. In opposition: None iii. Commenting: Chris Dixon iv. Written testimony: Russ & Cara Fulcher; Chris Dixon; Becky McKay, Applicant’s Representative v. Staff presenting application: Sonya Watters vi. Other staff commenting on application: Caleb Hood; Mike Barton; Bruce Chatterton b. Key issue(s) of Public Testimony: i. The Fulcher’s are opposed to the development as proposed due to what they feel is too high of density. They’re also concerned about the location of the Harris/Linder intersection/entrance due to the topography of the land not providing enough visibility to northbound traffic as the proposed location sits atop a natural rise – they would like to intersection to be shifted to the north and signalized with slow down warnings posted on Linder Road. They would also like to have an increased building setback for homes that back up to Linder Road and/or limit the building height to single-story in that area. ii. Ms. Dixon requested a public stub street be provided to her property at the southern boundary of the site (as shown on the revised plat presented at the hearing). c. Key Issues of Discussion by Council: i. Proposed block faces that exceed the maximum length allowed by UDC 11-6C-3F; ii. Topography of the land and visibility pertaining to the Harris/Linder Road intersection/access based on Mr. Fulcher’s letter of testimony. iii. Whether the park proposed within the development will be public or private. d. Key Council Changes to Staff/Commission Recommendation i. Council voted to approve the plat layout proposed by the applicant with ten (10) blocks that exceed the maximum block face requirement listed in UDC 11-6C-3F as shown in Exhibit A.2. III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2016- 0001, as presented in the staff report for the hearing date of June 21, 2016, with the following modifications: (Add any proposed modifications). Denial After considering all staff, applicant and public testimony, I move to deny File Number H-2016-0001, as presented during the hearing on June 21, 2016, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2015-0001 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 east of S. Linder Road midway between W. Victory and W. Amity Roads, in Section 25, Township 3 North, Range 1 West. (Parcel No.: S1225233910; S1225325650; S1225314813) EXHIBIT A Brundage Estates – PP H-2016-0001 PAGE 3 B. Owner: Allen Lee and Dianne Centers P.O. Box 518 Meridian, ID 83680 C. Applicant: L.C. Development, Inc. P.O. Box 518 Meridian, ID 83680 D. Representative: Becky McKay, Engineering Solutions, LLP 1029 N. Rosario Street, Ste. 100 Meridian, ID 83642 E. Applicant's Statement/Justification: Please see applicant’s narrative for this information. V. PROCESS FACTS A. The subject application is for a 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: February 29 and March 14, 2016 (Commission); May 16 and 30, 2016 (City Council) C. Radius notices mailed to properties within 300 feet on: February 24, 2016 (Commission); May 12, 2016 (City Council) D. Applicant posted notice on site(s) on: March 5, 2016 (Commission); June 6, 2016 (City Council) VI. LAND USE A. Existing Land Use(s) and Zoning: There is currently a single-family home on this property surrounded by agricultural land and an uninhabited farm house and accessory building, zoned R- 4. B. Character of Surrounding Area and Adjacent Land Use and Zoning: 1. North: Single-family residential (Edgehill & Kentucky Ridge Estates), zoned R-4 2. East: Single-family residential (Biltmore Estates & Graycliffe Estates), zoned R-4 & R-8 3. South: Rural residential/agricultural, zoned R-4 and RUT in Ada County 4. West: S. Linder Road, rural residential/agricultural, zoned RUT in Ada County C. History of Previous Actions: In 2014, this property was annexed and zoned (AZ-13-014) R-4 with the Victory South annexation (Ordinance #14-1594). A development agreement is required to be executed for this property as a provision of annexation prior to development of this site. D. Utilities: 1. Location of sewer: Sanitary sewer service to the subject property does not currently exist. A 15-inch diameter mainline will need to be extended from W. American Fork Drive (W. Kodiak Drive) south 2200 feet to the master plan manhole north of W. Eggers Place. From this point South to a point approximately 250-feet south of Victory Road the line will need to EXHIBIT A Brundage Estates – PP H-2016-0001 PAGE 4 be 12-inch in diameter, and then it drops to 10-inch diameter. A 10 inch sanitary sewer main will need to be extended into the development from Linder Road. The developers of Southridge Estates and Fall Creek subdivisions are required to extend the trunk along their Linder Road frontage to the Ridenbaugh Canal. From there, the developer of Edgehill subdivision will extend the necessary public utilities in S. Linder Road to the northern boundary of this site. 2. Location of water: Domestic Water service to the subject property does not currently exist, and is dependent on the establishment of Pressure Zone #5. This new Pressure Zone will provide service to lands above an approximate elevation of 2700 feet. The Public Works Department will be completing a FY 2016 Capital Improvement Project to construct a pipeline from the existing Pressure Zone #5 west to the vicinity of this development. This developer will be responsible to plan for two connections to Zone #5, the first will be from a connection to the mainline extension from Harris Road, and the other by either; a connection at Amity Road or Linder Road, or completion of Well 32 and connection to well. 3. Issues or concerns: The development of this subdivision is dependent on the extension of existing sanitary sewer mains, and water services being available from the city’s Pressure Zone 5. E. Physical Features: 1. Canals/Ditches Irrigation: The Calkins Lateral runs along the southwest boundary and the Sundall Lateral runs along a portion of the northeast boundary of the site; another smaller ditch runs through the site. 2. Hazards: The Williams Pipeline crosses this site and may present a hazard; the applicant should consult the Developer’s Handbook when developing this site. 3. Flood Plain: This site does not lie within the Meridian Floodplain Overlay District. VII. COMPREHENSIVE PLAN POLICIES AND GOALS Land Use: The Comprehensive Plan Future Land Use Map (FLUM) designates the northern 64+/- acres of this property as LDR (low density residential) and the southern 73+/- acres as MDR (medium density residential). The LDR designation allows for the development of single-family homes on large lots where urban services are provided. Uses may include single-family homes at gross densities of three dwelling units or less per acre. 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 proposed overall density of this development is 2.68 dwelling units (d.u.) per acre; with a net density of 3.5 d.u./acre which is consistent with the LDR designation but a little low for the MDR designated area. Council approval of a “step” down in density from MDR to LDR is required for approval of the proposed density on the southern portion of the site. Transportation: The Master Street Map depicts a north/south and east/west collector street on this property. In accord with the MSM, the proposed plat depicts the extension of W. Harris Street to the west to Linder Road and the extension of S. Oakbriar Way to the south, which will eventually connect to W. Amity Road. Another collector street (W. Smokey Lake Drive) is also proposed from S. Linder Road. Staff finds the following goals and objectives of the Comprehensive Plan to be applicable to development of this site: EXHIBIT A Brundage Estates – PP H-2016-0001 PAGE 5  “Support a variety of residential categories (low-, medium-, medium-high and high-density single-family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of providing the City with a range of affordable housing opportunities.” (3.07.01E) The proposed low density residential development will contribute to the variety of housing options located within the City. Staff is unaware how “affordable” the housing will be.  “Require new residential development to meet development standards regarding landscaping, signage, fences and walls, etc.” (3.05.02C) Street buffer landscaping is required along S. Linder Road, an arterial street; and W. Harris Street, S. Oakbriar Way, and W. Smokey Lake Drive, all collector streets, per UDC Table 11- 2A-5 in accord with the standards listed in UDC 11-3B-7C. Separate permits shall be obtained for signage and fencing. Fencing shall comply with the standards listed in UDC 11- 3A-7.  “Protect existing residential properties from incompatible land use development on adjacent parcels.” (3.06.01F) The proposed low-density residential development should be compatible with existing and approved rural, low and medium density residential and agricultural uses.  “Require common area in all subdivisions.” (3.07.02F) The minimum of 10% (or 13.66 acres) qualified open space is required to be provided within the development per UDC 11-3G-3A. The proposed plat depicts a total of 20.48 acres (or 14.99%) of qualified open space to be provided on the site in accord with UDC 11-3G-3B.  “Develop pathways to connect Meridian with Boise, Nampa, Kuna, and Eagle.” (6.01.02C) The City’s Master Pathways Plan depicts a multi-use pathway through this site within the William’s Pipeline easement and also at the southwest corner of the site along the north side of the Calkins Lateral. The proposed plat depicts a pathway along the pipeline easement but not along the lateral; staff recommends a pathway also be provided along the lateral in accord with the Pathways Plan. These pathways will contribute to providing pathway connections to surrounding jurisdictions.  “Review new development for appropriate opportunities to connect local roads and collectors to adjacent properties (stub streets). (3.03.020) The proposed plat depicts stub streets to the north to Edgehill Subdivision, to the east to Biltmore Estates and Graycliff Estates subdivisions, and to the south to rural residential/agricultural property to the south for future extension and interconnectivity.  “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) A segment of the City’s multi-use pathway system is proposed through this site within the Williams Pipeline easement; there are no micropath connections stubbed to this site and none are proposed to adjacent properties, only sidewalks along the stub streets. To promote neighborhood connectivity, staff recommends a pedestrian pathway is added to the south.  “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 not currently available, however they will be extended by the developer to the proposed lots upon development of the site in accord with UDC 11-3A-21. EXHIBIT A Brundage Estates – PP H-2016-0001 PAGE 6 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. B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-2 lists the principal permitted (P), accessory (A), conditional (C), and prohibited (-) uses in the R-4 zoning district. Any use not explicitly listed, or listed as a prohibited use is prohibited. Single-family dwellings are listed as a principal permitted use in the R-4 zoning district. C. Dimensional Standards: Development of the site should be consistent with the dimensional standards listed in UDC 11-2A-5 for the R-4 zoning district. D. Landscaping: Street buffer landscaping is required as set forth in UDC Table 11-2A-5 for the R-4 zoning district. E. Off-Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for single- family dwellings. IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: This property was part of the Victory South annexation that was processed as a “Category B” annexation. One of the provisions of the Declaration of Consent to Annexation is that the property may not develop (or receive development approval) until such time as the property owners and the City execute a Development Agreement (DA). Therefore, in compliance with this provision, staff recommends a DA with the provisions contained in Exhibit B of this report. The DA is required to be approved by City Council and recorded prior to submittal of a final plat application. The applicant has applied for a preliminary plat consisting of 366 building lots, 20 common area lots and 1 other lot for a City park on 136.63 acres of land in the R-4 zoning district. The minimum lot size is 8,000 s.f. with the average lot size being 10,127 s.f. As discussed above in Section VII, the proposed density of 2.68 d.u./acre is consistent with the LDR FLUM designation and the goals and objectives of the Comprehensive Plan; however, the density is slightly under that desired in MDR designated areas. The preliminary plat is proposed to develop in 11 phases as shown on the plat in Exhibit A.1. The tot lot on Lot 17, Block 5 is proposed to be constructed in Phase 1; the linear open space and multi-use pathway within the pipeline easement is proposed to be constructed with Phases 7 and 10; and the City Park is proposed to be constructed in Phase 10. Because the Park’s Department does not have improvement of the park in their Capital Improvement Plan, the City prefers it to be constructed in final phases of development. Existing Structure(s): There is an existing home and accessory structures on the site that are proposed to be removed. All structures are required to be removed prior to signature on the final plat by the City Engineer for the phase in which they are located. Williams Gas Pipeline: A 3,100+/- foot long section of the Williams Pipeline bisects this site. The Williams Pipeline is a natural gas pipeline that serves as a primary artery for the transmission of natural gas to the Pacific Northwest and Intermountain Region. The proposed plat depicts a 75-foot wide right-of-way/easement for use by the pipeline company. All development shall comply with the Williams Gas Pipeline Developers’ Handbook. An EXHIBIT A Brundage Estates – PP H-2016-0001 PAGE 7 encroachment permit is required for any development/improvements within the pipeline easement. Dimensional Standards: All of the lots in the proposed subdivision are required to comply with the dimensional standards listed in UDC Table 11-2A-5 for the R-4 zoning district. Staff has reviewed the proposed lots and found them in compliance with these standards except for Lot 20, Block 12 which doesn’t meet the minimum street frontage of 60-feet; the plat should be revised accordingly. Block Length: The maximum block length standard is 750 feet without an intersecting street or alley; when a pedestrian connection is provided, the maximum block length may extend up to 1,000 feet. The Council may approve a block face up to 1,200 feet in length where block design is constrained by site conditions such as an abutting arterial street or highway, a limited access street, steep slopes in excess of 10%, a large waterway and/or a large irrigation facility, etc. as set forth in UDC 11-6C-3F. The face of Block 1 that lies adjacent to S. Linder Road exceeds the maximum block length at approximately 850 feet; a pedestrian pathway should be provided midway between Linder Road & W. Smokey Lake Drive in order for the block length to exceed 750 feet. The face of Block 16 and the face of Block 17 that fronts on W. Briarcliff Drive also exceed the maximum block length at approximately 950 feet; a pathway should also be included within these blocks. The face of Block 11 exceeds the maximum block length; however, because it abuts a large waterway (Calkins Lateral) and an arterial street (Linder), it’s allowed to extend up to 1,200 feet if approved by Council; if approved by Council, staff also recommends a pathway connection is provided through Block 11 to the multi-use pathway required along the lateral. Access: Access to this development is proposed on the plat from two public street accesses (W. Smokey Lake & Harris) via S. Linder Road. When Harris Street is constructed to the east, access will also be available via S. Meridian Road. The extension of stub streets approved to the north and east are also proposed for interconnectivity between developments. Note: The alignment of proposed streets to existing approved stub streets appears to be off (i.e. Barton Flat, Radford and Harris). Vehicular crossings over the William’s Pipeline are limited. A Traffic Impact Study (TIS) was prepared by Six Mile Engineers and has been submitted to ACHD for their review and comment. The 366 dwelling units proposed with this development will generate approximately 3,484 vehicle trips per day with anticipated build-out in 2024. Comments have not yet been received from ACHD on this application. Utilities: Street lighting is required to be installed within the development in accord with the City’s adopted standards, specifications and ordinances. All development is required to connect to the City water and sewer system unless otherwise approved by the City Engineer in accord with UDC 11-3A-21. Pressurized Irrigation (PI): An underground PI system is required to be provided to each lot in the subdivision as proposed in accord with UDC 11-3A-15. Storm Drainage: A storm drainage system is required for the development in accord with the City’s adopted standards, specifications and ordinances. Design and construction shall follow best management practice as adopted by the City in accord with UDC 11-3A-18. Storm drainage seepage beds are depicted within common areas on the preliminary plat. Landscaping: A landscape plan was submitted with this application for the area proposed to be platted as shown in Exhibit A.3. A minimum 25-foot wide street buffer is required along S. Linder Road, an arterial street; and a 20-foot wide street buffer is required along W. Harris Street, EXHIBIT A Brundage Estates – PP H-2016-0001 PAGE 8 S. Oakbriar Way, and W. Smokey Lake Drive, collector streets, as set forth in UDC Table 11-2A- 5. A 30-foot wide buffer is proposed along Linder and a 20-foot wide buffer is proposed along the collector streets in accord with the aforementioned requirements. Landscaping is required to be provided in accord with the standards listed in UDC 11-3B-7C as proposed. There are several 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. Mitigation calculations for existing healthy trees proposed to be removed should be included on the landscape plan submitted with the final plat application(s). Berms are proposed within the street buffers along S. Linder Road, W. Harris Street, and S. Oakbriar Way. Landscaping is required along all pathways on the site in accord with the standards listed in UDC 11-3B-12C. If landscaping is not allowed within the pipeline easement, the applicant may request alternative compliance as set forth in UDC 11-5B-5. City Park: The applicant proposes to dedicate 8.24 acres of land for a City neighborhood park which will be combined with another 1.77 acres in Graycliff Estates and 1 acre in Biltmore Estates subdivisions to the east for a total of 11+/- acres. A conceptual park master plan was submitted to the Park’s Department for review and comment. The plan included in Exhibit A.4 incorporates Park’s comments. The plan depicts half basketball courts with benches, a shelter, play area (tot lot) and open play areas as amenities along with a parking area and restrooms. Open Space & Site Amenities: Based on the area of the preliminary plat (136.63 acres), a minimum of 10% of the site (or 13.66 acres) is required to consist of qualified open space as defined in UDC 11-3G-3B. The applicant proposes a total of 14.99% (or 20.48 acres) of qualified open space consisting of an 8.24 acre City neighborhood park, 2 pocket parks consisting of 0.8 and 1.3 acres, a linear open space area where the William’s pipeline is located and a multi-use pathway is proposed, ½ the street buffer along S. Linder Road, the street buffers along the collector streets (Harris, Oakbriar and W. Smokey Lake), and the parkways along streets within the development. In accord with UDC 11-3G-3A.2, a minimum of 6 qualified site amenities are required to be provided with this development as set forth in UDC 11-3G-3C as proposed. The applicant proposes to provide a tot lot with a play structure and a park bench, a multi-use pathway through the William’s pipeline easement, micro-paths providing connection to the multi-use pathway and the pocket parks; and a 20’ gazebo in the smaller pocket park. Staff also recommends a multi- use pathway is provided along the north side of the Calkins Lateral in accord with the Pathways Master Plan. The amenities proposed and recommended by staff comply with the minimum requirements. A detail of the play structure and gazebo should be submitted with the final plat application for the phase in which it is located. Sidewalks: Sidewalks are required along all public streets as set forth in UDC 11-3A-17. Minimum 5-foot wide detached sidewalks are required along S. Linder Road, an arterial street; and W. Harris Street, S. Oakbriar Way, and W. Smokey Lake Drive, collector streets. The street sections shown on the preliminary plat depict 5-foot wide detached sidewalks throughout the development. Parkways: Six-foot wide parkways are proposed along local streets within the development; and 8-foot wide parkways are proposed along collector streets where detached sidewalks are proposed. The UDC (11-3A-17) requires root barriers to be constructed with 6-foot wide EXHIBIT A Brundage Estates – PP H-2016-0001 PAGE 9 parkways. An alternative would be to provide 8-foot wide parkways, which allows the planting of Class II trees without root barriers. The landscape plan submitted with the final plat should either depict root barriers or 8-foot wide parkways in accord with the standards listed in UDC 11-3A-17E. Pathways: A 10-foot wide regional multi-use pathway is required within the William’s pipeline easement and along the north side of the Calkins Lateral per the Pathways Master Plan. A pathway is proposed as required within the pipeline easement but not along the Calkins Lateral; the plans should be revised to also include the pathway along the lateral. Internal micropath connections are proposed to the linear open space area where the pipeline is located; however, no pathway connections are proposed to future developments (there are no existing pathway stubs to this site from adjacent existing/approved developments). To enhance pedestrian connectivity between developments, staff recommends a micropath is provided to the south boundary of the site through Block 18 from the sidewalk along W. Wilton Woods Drive in the vicinity of Lot 20. Staff also recommends pathways are provided as required above under the block length section. 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, unless waived by the Director. The landscape plan should be revised to include lighting along pathways in accord with this requirement. Waterways: The UDC (11-3A-6A) requires all irrigation ditches, laterals, canals and drains intersecting, crossing or lying within the area being developed to be piped or otherwise covered. The Calkins Lateral runs along the southwest corner of this site and the Sundall Lateral runs along the northeast corner of the site; another smaller irrigation ditch also crosses the site. The applicant requests approval of a waiver from Council to allow the Calkins lateral and the portion of the Sundall Lateral that lies north of W. Buroak Drive to remain open and not be piped as set forth in UDC 11-3A-3A.6A due to the large capacity of the facilities; the applicant states it would take a 36 inch or larger reinforced concrete pipe to pipe the facilities. The applicant would like to utilize portions of the facilities as a water amenity. As such, the UDC (11-1A-1) requires the banks of waterways improved as part of the development in all places to be no steeper than one foot (1’) vertical per every four feet (4’) horizontal and have a depth and velocity in all places adjacent to and located on said development to have a maximum depth (feet) multiplied by the peak velocity (feet per second) not to exceed four (4). Documentation of compliance with these items is required. Floodplain: This site does not lie within the Meridian Floodplain Overlay District. Building Elevations: The applicant has submitted conceptual building elevations for the future homes in this development, included in Exhibit A.5. Building materials appear to consist of stucco; and lap, board & batten and shake siding with stone accents. The design standards are proposed to be similar to those of the adjacent Biltmore Estates subdivision. Because the rear and/or sides of homes on lots adjacent to S. Linder Road, an arterial street; and W. Harris Street, S. Oakbriar Way, and W. Smokey Lake Drive, collector streets, will be highly visible, staff recommends the rear and/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 installed on the site should comply with the standards listed in UDC 11-3A- 6B and 11-3A7. EXHIBIT A Brundage Estates – PP H-2016-0001 PAGE 10 Six-foot tall solid fencing is proposed along the back edge of the street buffer/berm along S. Linder Road and the collector streets. Four-foot tall solid fencing is proposed along internal common area lots and pathways. Fencing along the north side of the Calkins Lateral is required to comply with the standards listed in UDC 11-3A-6B and shall be 6-foot tall open vision material with the ability to deter access to the ditch. In summary, Staff recommends approval of the proposed preliminary plat request for this site with a development agreement and the recommended conditions listed in Exhibit B of this report in accord with the findings contained in Exhibit C. X. EXHIBITS A. Maps/Plans 1. Vicinity Map 2. Preliminary Plat & Phasing Plan (dated: 1/6/16) ~ REVISED 3. Landscape Plan (dated: 1/14/15 7/13/16) ~ REVISED 4. Conceptual Park Master Plan 5. Conceptual Building Elevations 6. Composite Drawing of Overall Centers’ Property B. Conditions of Approval C. Required Findings from Unified Development Code EXHIBIT A - 2 - Exhibit A.1: Vicinity Map EXHIBIT A - 3 - Exhibit A.2 – Preliminary Plat & Phasing Plan (dated: 1/6/16) ~ REVISED EXHIBIT A - 4 - Exhibit A.3: Landscape Plan (dated: 1/14/15 7/13/16) ~ REVISED EXHIBIT A - 5 - EXHIBIT A - 6 - EXHIBIT A - 7 - EXHIBIT A - 8 - EXHIBIT A - 9 - EXHIBIT A - 10 - EXHIBIT A - 11 - Exhibit A.4: Conceptual Park Master Plan EXHIBIT A - 12 - Exhibit A.5: Conceptual Building Elevations EXHIBIT A - 13 - Exhibit A.6: Composite Drawing of Overall Centers’ Property EXHIBIT A - 14 - Exhibit B: Conditions of Approval 1.1 Site Specific Conditions of Approval 1.1.1 A Development Agreement (DA) was required as a provision of the Declaration of Consent to Annexation of this property. Prior to development of this property, a DA shall be entered into between the City of Meridian, the property owner(s), and the developer. The Applicant shall contact the City Attorney’s Office to initiate this process. The DA shall be signed by the property owner and returned to the City for Council approval and subsequent recordation prior to submittal of the first final plat application. Currently, a fee of $303.00 shall be paid by the applicant to the City Clerk’s office prior to commencement of the DA. The DA shall, at minimum, incorporate the following provisions: a. Direct lot access to S. Linder Road, an arterial street, and W. Harris Street, S. Oakbriar Way, and W. Smokey Lake Drive, collector streets, is prohibited in accord with UDC 11-3A-3. b. All development within the 75-foot wide Williams pipeline easement that bisects this site shall comply with the Williams Gas Pipeline Developers’ Handbook. An encroachment permit is required for any development improvements within the pipeline easement. c. Future development of this site shall be generally consistent with the preliminary plat and conceptual building elevations submitted with this application included in Exhibit A. d. The rear and/or sides of homes on lots that face or back up to S. Linder Road, an arterial street; and S. Oakbriar Way, W. Harris Street, and W. Smokey Lake Drive, collector streets, shall incorporate articulation through changes in materials, color, modulation, and architectural elements (horizontal and vertical) to break up monotonous wall planes and roof lines. e. All existing structures on the site are required to be removed prior to signature on the final plat by the City Engineer for the phase in which they are located. 1.1.2 The preliminary plat included in Exhibit A.2 dated 1/5/16 shall be revised as follows: a. Increase the street frontage of Lot 20, Block 12 to a minimum of 60 feet in accord with UDC Table 11-2A-5. b. Modify Note #8 in the “Notes” section to include Lot 1, Block 10 as a common/open space lot. c. Provide pedestrian pathways midway within Block 1 between Harris Street & W. Smokey Lake Drive from the sidewalk along Bozeman Trail to the sidewalk along Linder; within Blocks 16 and 17 that front on W. Briarcliff Drive; and within Block 11 to the pathway required along the Calkins Lateral to comply with the block length standards listed in UDC 11-6C-3F. d. Revise Block 11 to comply with the block length standards listed in UDC 11-6C-3F, unless Council approves the proposed block length due to it being constrained by a large waterway (Calkins Lateral) and an arterial street (Linder Road). e. Provide a micropath connection to the south boundary of the site through Block 18 from the sidewalk along W. Wilton Woods Drive in the vicinity of Lot 20. f. Depict root barriers where 6-foot wide parkways are proposed, as set forth in UDC 11-3A- 17E.2; or, provide 8-foot wide parkways. g. Ensure that the alignment of proposed streets to existing approved stub streets is correct (i.e. Barton Flat, Radford and Harris). EXHIBIT A - 15 - 1.1.3 The landscape plan included in Exhibit A.3 dated 1/14/15 shall be revised as follows: a. Incorporate the changes required to the plat listed above in condition #1.1.2. b. Include mitigation calculations for existing healthy trees on the site that are proposed to be removed from the site. Contact Elroy Huff, City Arborist (888-3579) prior to removal of any trees from the site to determine mitigation requirements. c. Landscaping is required adjacent to all pathways in accord with the standards listed in UDC 11-3B-12C. If landscaping is not allowed within the pipeline easement, the applicant may request alternative compliance as set forth in UDC 11-5B-5. d. 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, unless waived by the Director. e. Fencing along the north side of the Calkins Lateral is required to comply with the standards listed in UDC 11-3A-6B and shall be 6-foot tall open vision material with the ability to deter access to the ditch. 1.1.4 The developer shall construct all proposed fencing and/or any fencing required by the UDC, consistent with the standards as set forth in UDC 11-3A-7 and 11-3A-6B. 1.1.5 The developer shall provide a minimum 14.9981% (or 20.4823 acres) of qualified open space in accord with the standards listed in UDC 11-3G-3B as proposed. 1.1.6 In accord with the site amenity requirements listed in UDC 11-3G-3, the developer shall provide a tot lot with play equipment and a bench, two segments of the City’s multi-use pathway system (along the north side of the Calkins Lateral and within the William’s pipeline easement), micro- paths connections to the multi-use pathways, and a 20’ gazebo (or equivalent amenities as determined by the Planning Director) as proposed in Exhibit A.3. 1.1.7 A detail of the tot lot play structure proposed in the tot lot on Lot 17, Block 5 shall be submitted with the final plat application for the phase in which it is located. 1.1.8 A detail of the 20’ gazebo proposed in the pocket park on Lot 1, Block 15 shall be submitted with the final plat application for the phase in which it is located. 1.1.9 If waterways left open on the site are improved as water amenities, the applicant shall submit documentation verifying compliance with the requirements listed in UDC 11-1A-1, Water Amenity with submittal of the final plat application that contains the amenity. 1.1.10 All ditches, laterals and canals are required to be piped in accord with UDC 11-3A-6A unless waived by City Council. 1.2 General Conditions of Approval 1.2.1 Comply with all bulk, use, and development standards of the R-4 zoning district listed in UDC Table 11-2A-5. 1.2.2 Comply with all provisions of 11-3A-3 with regard to access to streets. Direct lot access to S. Linder Road, W. Harris Street and S. Oakbriar Way is prohibited. 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. EXHIBIT A - 16 - 1.2.6 Comply with the sidewalk standards as set forth in UDC 11-3A-17. Minimum 5-foot wide detached sidewalks are required along S. Linder Road, W. Harris Street and S. Oakbriar Way. 1.2.7 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J. 1.2.8 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3C-6 for single-family dwellings. 1.2.9 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B- 7C. 1.2.10 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B- 11C. 1.2.11 Construct all parkways consistent with the standards as set forth in UDC 11-3A-17E, 11-3G-3B5 and 11-3B-7C. 1.2.12 Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3, including but not limited to cul-de-sacs, alleys, driveways, common driveways, easements, blocks, street buffers, and mailbox placement. 1.2.13 Protect any existing trees on the subject property that are greater than four-inch caliper and/or mitigate for the loss of such trees as set forth in UDC 11-3B-10. 1.2.14 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle. 1.3 Ongoing Conditions of Approval 1.3.1 The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14. 1.3.2 All common open space and site amenities shall be maintained by an owner's association as set forth in UDC 11-3G-3F1. 1.3.3 The project is subject to all current City of Meridian ordinances and previous conditions of approval associated with this site. 1.3.4 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the area. 1.3.5 The applicant shall have an ongoing obligation to maintain all pathways. 1.3.6 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set forth in UDC 11-3A-11. 1.3.7 The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping and constructed features within the clear vision triangle consistent with the standards in UDC 11- 3A-3. 1.4 Process Conditions of Approval 1.4.1 No signs are approved with this application. Prior to installing any signs on the property, the applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3 Article D and receive approval for such signs. 1.4.2 The applicant shall complete all improvements related to public life, safety, and health as set forth in UDC 11-5C-3B. A surety agreement may be accepted for other improvements in accord with UDC 11-5C-3C. EXHIBIT A - 17 - 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 Domestic Water service to the subject property does not currently exist, and is dependent on the establishment of Pressure Zone #5. This new Pressure Zone will provide service to lands above an approximate elevation of 2700 feet. The Public Works Department will be completing a FY 2016 Capital Improvement Project to construct a pipeline from the existing Pressure Zone #5 west to the vicinity of this development. This developer will be responsible to plan for two connections to Zone #5, the first will be from a connection to the mainline extension from Harris Road, and the other by either; a connection at Amity Road or Linder Road, or completion of Well 32 and connection to well. 2.1.2 Sanitary sewer service to the subject property does not currently exist. A 15-inch diameter mainline will need to be extended from W. American Fork Drive (W. Kodiak Drive) south 2200 feet to the master plan manhole north of W. Eggers Place. From this point South to a point approximately 250-feet south of Victory Road the line will need to be 12-inch in diameter, and then it drops to 10-inch diameter. 2.1.3 A street light plan will need to be included in the final plat application. The plan will need to include type 1 lighting along Linder Road in addition to type 2 lighting on the subdivisions internal streets. 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. 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 EXHIBIT A - 18 - 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 9-1-28C1). 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 fina l 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. 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. EXHIBIT A - 19 - 2.2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.2.18 The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 2.2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.2.20 At the completion of the project, the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 2.2.21 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights shall be installed at developer’s expense. Final design shall be submitted as part of the development plan set for approval, which must include the location of any existing street lights. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found on the city of meridian Public Works Department’s website at http://www.meridiancity.org/public_works.aspx?id=272. The contractor’s work and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. 2.2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount of 125% of the total construction cost for all incomplete sewer, water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 2.2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20% of the total construction cost for all completed sewer, water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-221. 3. POLICE DEPARTMENT 3.1 The Police Department has no concerns with this application. 4. FIRE DEPARTMENT 4.1 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. EXHIBIT A - 20 - 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. 4.2 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. 4.3 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth in International Fire Code Section 304.1.2. 4.4 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. 4.5 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. 4.6 The roadways shall be built to Ada County Highway District cross section standards and have a clear driving surface. Streets less than 26’ in width shall have no on-street parking; streets less than 32’ in width shall have parking only on one side. These measurements shall be based on the drivable surface dimension exclusive of shoulders. The overhead clearance shall be a minimum of 13’ 6”. The roadway shall be able to accommodate an imposed load of 75,000 GVW as set forth in International Fire Code Section 503.2.1. and D103.6.1 and D103.6.2. 4.7 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) 4.8 The applicant shall work with Public Works and Planning Department staff to provide an address identification plan and a sign which meets the requirements of the City of Meridian sign ordinance and is placed in a position that is plainly legible and visible from the street or road fronting the property, as set forth in International Fire Code Section 505.1. 4.9 Emergency response routes and fire lanes shall not be allowed to have traffic calming devices installed without prior approval of the Fire Code Official. National Fire Protection Standard 1141, Section A5.2.18. 5. REPUBLIC SERVICES 5.1 Republic Services has no comments on this application. 6. PARKS DEPARTMENT 6.1 In accordance with the City of Meridian Pathways Master Plan, a 10' wide multi-use pathway shall be constructed within the gas line easement. Developer shall submit a public pedestrian pathway easement, a minimum of 14' wide covering the required multi-use pathway prior to final plat. EXHIBIT A - 21 - 6.2 In accordance with the City of Meridian Pathways Plan a 10’ multi-use pathway is required along the north side of the Calkins lateral. The developer shall provide a pathway easement to the City prior to final plat of the phase adjacent to the lateral and construct the 10’ multi-use pathway. 6.3 City Council shall decide whether the park is City-owned. If not, park shall be owned and maintained as a park amenity for residents of the development. The preliminary plat depicts 8.24 acres of open space in the center of the development. The City Council and developer may enter into a Parks Agreement in the future. In the event it is determined the open space will remain private, the developer shall provide the UDC required amenities and 10 percent open space consistent with the location delineated on the preliminary plat.” 7. ADA COUNTY HIGHWAY DISTRICT 7.1 Site Specific Conditions of Approval 7.1.1 Prior to ACHD's signature on the final plat which contains the 291st lot make the Harris Street connection/extension, signalize the Harris Street/SH-69 intersection, and submit an updatedtraffic impact study. The updated traffic impact study shall include a signal warrant analysis for the Harris Street/SH-69 intersection, as well as an analysis of the Victory Road/Linder Road intersection and the Victory Road segment between Linder Road and SH-69. Additional improvements such as capacity improvements at the Linder Road/Victory Road intersection and spot widening along Victory Road may be required based on the findings of the update traffic impact study. 7.1.2 Obtain plan approval and a permit from ITD for installation of the signal at the Harris Street/SH- 69 intersection. 7.1.3 Obtain plan approval and enter into a signal agreement with ACHD. the signal agreement will allocate the proportional share of the signal installation among area property owners and shall include a reimbursement mechanism to allow the applicant to be reimbursed for a portion of the signal costs. 7.1.4 The Harris Street connection can be made at anytime (prior to final platting 291 lots), but Harris Street/SH-69 intersection will need to be signalized when the connection occurs. 7.1.5 Dedicate 48-feet of right-of-way from the centerline of Linder Road abutting the site. The right- of-way purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduling the final plat for signature by the ACHD Commission or prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The District will purchase the right-of-way which is in addition to existing right-of-way from available Corridor Preservation Funds. 7.1.6 Widen the pavement on Linder Road to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder adjacent to the entire site. 7.1.7 Construct a 5-foot wide detached concrete sidewalk located a minimum of 41-feet from the centerline of Linder Road abutting the site. Provide a permanent right-of-way easement for the sidewalks located outside of the dedicated right-of-way. 7.1.8 Construct center turn lanes on Linder Road at Smokey Lake Drive and Harris Street. Coordinate EXHIBIT A - 22 - the design and location of the center turn lane with Development Review staff. 7.1.9 Extend Harris Street from its current terminus at the site’s east property line into the site, intersecting Linder Road at the half mile as a 36-foot residential collector roadway with vertical curb, gutter, and an 8-foot wide planter strip and a 5-foot wide detached concrete sidewalk. The right-of-way width may be reduce to 2-feet behind the back of curb. Provide a permanent right-of-way easement for the sidewalks located outside of the dedicated right-of-way. 7.1.10 Construct Oakbriar Way south from Harris Street at the half mile, as a 36-foot residential collector roadway with vertical curb, gutter, and an 8-foot wide planter strip and a 5-foot wide detached concrete sidewalk. The right-of-way width may be reduce to 2-feet behind the back of curb. Provide a permanent right-of-way easement for the sidewalks located outside of the dedicated right-of-way. 7.1.11 Construct all other internal local streets as 33-foot street sections with rolled curb, gutter, a 8-foot wide planter strip, and a 5-foot wide detached concrete sidewalks. Extend the dedicated right-of- way 2-feet behind the back of the sidewalk or 2-feet behind the back of curb and provide a permanent right-of-way for the detached sidewalk located outside of the dedicated right-of-way. 7.1.12 Construct 2 knuckles, as proposed. 7.1.13 Construct one cul-de-sac turnaround with a minimum turning radius of 45-feet at the terminus of Smokey Lake Ct. 7.1.14 Construct Harris Street to intersect Linder Road at the half mile, as proposed. 7.1.15 Construct Smokey Lake Drive to intersect Linder Road, located 1,220-feet north of Harris Street, as proposed. 7.1.16 Construct Oakbriar Way to intersect Harris Street at the half mile, as proposed. 7.1.17 Construct the following local streets to intersect Harris Street, as proposed: • La Rumba Avenue, located 440-feet east of Linder Road. • Leewood Way, located 270-feet east of La Rumba Avenue. • Woody Hills Drive, located 300-feet east of Leewood Way. • Contada Ranch Drive, located 510-feet east of Leewood Way. • Barton Flat Way, located 550-feet east of Contada Ranch Drive. • Radford Way, located 300-feet east of Contada Ranch Drive. 7.1.18 Construct Wilton Woods Drive to intersect Oakbriar Way, located 850-feet south of Harris Street, as proposed. 7.1.19 Construct one stub street to the south located 1,080-feet east of Linder Road. Install a sign at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” 7.1.20 Construct Oakbriar Way a stub street to the south located at the half mile. Install a sign at the terminus of the stub street stating that, ,“THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE.” 7.1.21 Submit the bridge plans for the crossing of the Sundall Lateral (Buroak Drive) for review and approval prior to the pre-construction meeting and final plat approval. 7.1.22 Payment of impacts fees are due prior to issuance of a building permit. EXHIBIT A - 23 - 7.1.23 Comply with all Standard Conditions of Approval. 7.2 Standard Conditions of Approval 7.2.1 All irrigation facilities shall be relocated outside of the ACHD right-of-way. 7.2.2 Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 7.2.3 In accordance with District policy, 7203.3, the applicant may be required to update any existing non-compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance to District Development Review staff for review. 7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 7.2.5 A license agreement and compliance with the District’s Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 7.2.6 All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7.2.7 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 7.2.8 Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details. 7.2.9 All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 7.2.10 Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 7.2.11 No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant’s authorized representative and an authorized representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. 7.2.12 If the site plan or use should change in the future, ACHD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. Any change in the planned use of the property which is the subject of this application, shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance of the requirements or other legal relief is granted by the ACHD Commission. EXHIBIT A - 24 - Exhibit C: Required Findings from Unified Development Code 1. Preliminary Plat Findings: In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: a. The plat is in conformance with the Comprehensive Plan; The City Council finds that the proposed plat is in substantial compliance with the adopted Comprehensive Plan in regard to land use, transportation, and circulation. Please see Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for more information. b. Public services are available or can be made available and are adequate to accommodate the proposed development; The City Council finds that public services are not available at this time. When available, services will be provided to the subject property upon development. (See Exhibit B of the Staff Report for more details from public service providers.) c. The plat is in conformance with scheduled public improvements in accord with the City’s capital improvement program; Because City water and sewer and any other utilities will be provided by the development at their own cost, the City Council finds that the subdivision will not require the expenditure of capital improvement funds. d. There is public financial capability of supporting services for the proposed development; Based on comments provided from public service providers (i.e., Police, Fire, ACHD, etc.), the City Council finds there is public financial capability of supporting services for the proposed development. (See Exhibit B for more detail.) e. The development will not be detrimental to the public health, safety or general welfare; and The City Council finds the proposed development will not be detrimental to the public health, safety or general welfare. ACHD considers road safety issues in their analysis. f. The development preserves significant natural, scenic or historic features. The City Council is unaware of any significant natural, scenic or historic features that exist on this site.