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Paisley Meadows Subdivision - PP H-2016-0089CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). H-2016-0089 - 1 - CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER In the Matter of the Request for Preliminary Plat Consisting of Seventy-Five (75) Building Lots, And Six (2) Common Area Lots on 20.18 Acres of Land for Paisley Meadows Subdivision, by Hayden Homes Idaho, LLC . Case No(s). H-2016-0089 For the City Council Hearing Date of: September 20, 2016 (Findings on October 4, 2016) A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of September 20, 2016, incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of September 20, 2016, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of September 20, 2016, incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of September 20, 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-2016-0089 - 2 - 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of September 20, 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 September 20, 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 September 20, 2016 By action of the City Council at its regular meeting held on the T day of o6-�b6et-- , 2016. COUNCIL PRESIDENT KEITH BIRD VOTED Ye4l COUNCIL VICE PRESIDENT JOE BORTON VOTED Yeo COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED W4 COUNCIL MEMBER TY PALMER VOTED Y& COUNCIL MEMBER LUKE CAVENER VOTED kq COUNCIL MEMBER GENESIS MILAM VOTED Yeo MAYOR TAMMY de WEERD VOTED (TIE BREAKER) Mayor Ta /-e Weerd r7rv,,, o E jDj ANS. n�04go C.Jdy Coles V EAI City Clerk Copy served upon Applicant, Community Development Department, Public Works Department and City Attorney. By:V'�ZhtK-Aft. Dated: r ✓�`�I ity Clerk's Office CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). H-2016-0089 - 4 - Exhibit A Paisley Meadows H-2016-0089 PAGE 1 STAFF REPORT Hearing Date: September 20, 2016 TO: Mayor and City Council FROM: Josh Beach, Associate City Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: Paisley Meadows Subdivision – PP (H-2016-0089) I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST The applicant, Hayden Homes, LLC, has submitted an application for a preliminary plat (PP) consisting of 75 building lots and 6 common lots on 20.18 acres of land in the R-4 zoning district for Paisley Meadows Subdivision. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed PP application in accord with the conditions of approval in Exhibit B and the Findings of Fact and Conclusions of Law in Exhibit C. The Meridian Planning & Zoning Commission heard these items on August 18th, 2016. At the public hearing, the Commission moved to recommend approval of the subject preliminary plat request. a. Summary of Commission Public Hearing: i. In favor: Ross Erickson (Applicant’s Representative) ii. In opposition: None iii. Commenting: Crystal Dickerson, Amy Shinsel, Jared Perry, John Walker, Earl Griffin, Clarissa Amos, Annie Moore, Michael Thompson, Peter Thompson, Laura Dahl, Russ Damyan iv. Written testimony: Ross Erickson (Applicant’s representative) v. Staff presenting application: Josh Beach, vi. Other staff commenting on application: Bill Parsons, Ted Baird b. Key issue(s) of Public Testimony: i. Lack of direct access to Amity Road ii. Safety of children on Wrightwood Drive with the increased traffic from the proposed development iii. Concern over a lack of amenities iv. Why a traffic impact study was not required for the proposed development v. Where construction traffic will be directed vi. Public notification was inadequate based on the impact to the surrounding neighborhoods vii. Timing of a construction entrance off of Amity Road c. Key Issues of Discussion by Commission: i. Traffic on Wrightwood and the speed of cars on that road ii. Direct connection to Amity will be from the parcel to the east once it develops. iii. The additional home might make Wrightwood eligible for some traffic calming measures Exhibit A Paisley Meadows H-2016-0089 PAGE 2 iv. Designated signs that require construction to use a construction entrance off of Amity Road. v. Timing of the removal of a construction entrance and who would use the entrance. d. Commission Change(s) to Staff Recommendation: i. Add condition 1.1.8 as follows: That pending the approval of ACHD, that signs saying “No construction Traffic” be placed at the corner of Locust Grove and Wrightwood, the dead end of Rangewood, and at the entrance to Estancia off of Amity Road. ii. Add condition 1.1.9 as follows: Pending approval of ACHD, a temporary construction access shall be built off of Amity Road, and that all construction vehicles shall use the temporary construction access. iii. Add condition 1.1.10 as follows: A landscape surety shall be put into place for removal of the construction entrance and the temporary construction entrance shall be removed prior to signature on the final plat for phase two of the proposed development. iv. Add condition 1.1.11 as follows: Prior to the City Council hearing, the applicant shall provide details of the location of the temporary access as well as have final information from ACHD as far as any conditions for use of the temporary access. e. Outstanding Issue(s) for City Council. i. None The Meridian City Council heard these items on October 4th, 2016. At the public hearing, the Council moved to recommend approval of the subject preliminary plat request. a. Summary of Commission Public Hearing: vii. In favor: Ross Erickson (Applicant’s Representative) viii. In opposition: None ix. Commenting: John Walker, Justin Lucas (ACHD), Michelle Sorenson, x. Written testimony: Ross Erickson (Applicant’s representative) xi. Staff presenting application: Josh Beach xii. Other staff commenting on application: None b. Key issue(s) of Public Testimony: i. Lack of direct access to Amity Road ii. Where construction traffic will be directed iii. Increased Traffic through the existing subdivision. c. Key Issues of Discussion by Commission: i. None d. Commission Change(s) to Staff Recommendation: v. None e. Outstanding Issue(s) for City Council. ii. None 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-2016-0089, as presented in the staff report for the hearing date of August 18, 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-2016-0089, as presented during the hearing on August 18, 2016, for the following reasons: (You should state specific reasons for denial) Exhibit A Paisley Meadows H-2016-0089 PAGE 3 Continuance I move to continue File Number H-2016-0089 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) IV. APPLICATION AND PROPERTY FACTS A. Site Address/Location: The site is located at 2180 E. Amity Road, in the SW ¼ of Section 29, Township 3 North, Range 1 East. B. Owners: B&L Idaho 2, LLC 6700 E. Glacier Drive Boise, ID 83716 C. Applicant: Hayden Homes Idaho, LLC 1406 N. Main Street Meridian, Idaho 83642 D. Representative: Erickson Civil 6213 N. Cloverdale Road Suite 125 Boise, Idaho 83713 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: August 1 and August 15, 2016 C. Radius notices mailed to properties within 300 feet on: July 21, 2016 D. Applicant posted notice on site(s) on: August 5, 2016 VI. LAND USE A. Existing Land Use(s) and Zoning: A residential home exists on this site; the home is proposed to be demolished. The property is zoned R-4. B. Character of Surrounding Area and Adjacent Land Use and Zoning: 1. North: Residential properties in the Bellingham Park Subdivision, zoned R-8 2. East: Rural residential/agricultural property, zoned RUT (Ada County) 3. South: E. Amity Road; Rural residential/agricultural property, zoned RUT (Ada County) 4. West: Single-family residential properties in the Estancia Subdivision, zoned R-4 C. History of Previous Actions: 1. In 2006, the property was granted annexation and zoning (AZ-06-042) and a preliminary plat (PP-06-044) for 62 single-family lots and 9 common lots on 20.18 acres of land in the R-8 Exhibit A Paisley Meadows H-2016-0089 PAGE 4 zoning district (Cottswald Village). 2. In 2008, the property was granted final plat approval for 19 single-family residential lots and 7 common lots on 6.78 acres of land in the R-8 zoning district. This plat has subsequently expired. D. Utilities: 1. Location of sewer: A sanitary sewer mainline that is intended to provide service to the subject parcel currently exists to the north in Bellingham Park Subdivision No. 3. 2. Location of water: Water mainlines that are intended to provide service to the subject parcel currently exists to the north in Bellingham Park Subdivision No. 3, to the west in Estancia Subdivision. 3. Issues or concerns: The dead end water main in S. Cinder Cove Place shall be extended through the pathway and connect to the 12-inch diameter main in E. Amity Road. E. Physical Features: 1. Canals/Ditches Irrigation: There is an irrigation ditch (Ten Mile Drain) that runs through this site. 2. Hazards: Staff is not aware of any hazards that exist on this property. 3. Flood Plain: A portion of this project lies within the Meridian Floodplain Overlay District. Prior to any development occurring in the Overlay District a floodplain permit application, including hydraulic and hydrologic analysis is required to be completed and submitted to the City and approved by the Floodplain Administrator per MCC 10-6. VII. COMPREHENSIVE PLAN POLICIES AND GOALS Land Use: This property is designated “Low Density Residential” on the Comprehensive Plan Future Land Use Map. Low density residential areas are anticipated to contain single family residences at densities up to three dwelling units per acre. The proposed Preliminary Plat includes 75 residential building lots on 20.18 acres for a gross density of 3.72 dwelling units/acre. The gross density is slightly above density outlined in the Comprehensive Plan but it comports with the maximum density requirements of the R-4 district. Per the Comprehensive Plan Future Land Use Map, the Commission and Council can consider residential densities on a case by case basis without the requirement of a Comprehensive Plan Amendment. This development would be considered a “step up” in density, from low to medium. The following Comprehensive Plan policies apply to this application: Policies: Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to the proposed use of this property (staff analysis in italics):  “Require new residential development to meet development standards regarding landscaping, signage, fences and walls, etc.” (3.05.02C) A 25-foot wide street buffer is required along E. Amity Road, an arterial street, and shall be landscaped in accord with the standards listed in UDC 11-3B-7C. Separate permits shall be obtained for any new fencing.  “Protect existing residential properties from incompatible land use development on adjacent parcels.” (3.06.01F) The proposed single-family residential development should be compatible with adjacent existing and future residential uses. Exhibit A Paisley Meadows H-2016-0089 PAGE 5  “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 applicant upon development of the site in accord with UDC 11-3A-21.  “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 medium density residential development should contribute to the variety of housing opportunities that exist in this area which currently consist of low- and medium- density residential developments.  “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 proposes sidewalk connections to both the east along E. Melwood Street and to the north along S. Rangewood Way. The applicant also proposes to pedestrian connections from the proposed subdivision to the proposed sidewalk along E. Amity Road. The applicant is also proposing two internal pedestrian pathways to facilitate pedestrian connectivity.  “Require street connections between subdivisions at regular intervals to enhance connectivity and better traffic flow.” (3.03.03C) The applicant is proposing to connect to two existing stub streets, one from the Estancia Subdivision (E. Melwood Street), and one from the Bellingham Estates Subdivision (S. Rangewood Way.)The applicant is also proposing to provide one stub street to the property to the east (E/ Melwood Street.)  “Support infill of vacant lots in substantially developed single-family areas at densities similar to surrounding development. Increased densities on vacant lots may be considered if structures are compatible with surrounding development.” (3.07.02I) The proposed density for the subject property is compatible with surrounding densities.  “Require common area in all subdivisions.” (3.07.02F) The proposed plat depicts a total of 2.15 acres (or 10.69%) of qualified open space in accord with the requirements listed in UDC11-3G-3.  “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 connections to to two (2) existing stub streets, E. Melwood St., and S. Rangewood Way for interconnectivity. The applicant is proposing to stub a street on the east boundary for future extension. Direct lot access is not proposed or approved to Amity Road.  “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. Analysis: Staff is supportive of the proposed development as it is generally consistent with the LDR designation and policies in the Comprehensive Plan as noted above and should be compatible with adjacent residential uses. Exhibit A Paisley Meadows H-2016-0089 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. The medium low-density residential (R-4) district allows a maximum gross density of 4 dwelling units per acre. B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-5 lists the principal permitted (P), accessory (A), conditional (C), and prohibited (-) uses in the R-4 zoning district. Any use not explicitly listed, or listed as a prohibited use is prohibited. The proposed use of the site for single- family detached dwellings is a principal permitted use in the R-4 zoning district. C. Dimensional Standards: Development of the site should be consistent with the dimensional standards listed in UDC Tables 11-2A-5 for the R-4 zoning district. D. Landscaping: Street buffer landscaping shall be installed in accordance with the standards listed in UDC Tables 11-2A-5 for the R-4 zoning district. E. Common Open Space and Site Amenity Requirements: Common open space and site amenities are required to be provided on the site in accord with the requirements listed in UDC 11-3G-3. F. Off-Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for single- family dwellings. IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: 1. Preliminary Plat The proposed plat consists of 75 building lots, and 6 common lots. The plat is proposed to develop in two phase. The gross density for the subdivision is 3.72 d.u./acre and the net density is 5.18 d.u./acre. The average lot size within the development is 8,408 square feet (s.f.). The applicant indicated in the application that the minimum home size for the development would be 1,200 s.f., however UDC 11-2A-5 requires a minimum of 1,400 s.f., with multi-story building having a minimum 800s.f. on the ground floor. Existing Structures: There is an existing home and outbuildings on this site. The home is proposed to be removed. Dimensional Standards: Development of this site is required to comply with the dimensional standards listed in UDC Table 11-2A-5 for the R-4 district and UDC 11-2A-3. Staff has reviewed the proposed plat and found it to be in compliance with these standards. Block Length: The plat is required to comply with the block length standards listed in UDC 11- 6C-3F. Originally the applicant submitted a plat that did not meet the block length standards, however staff worked with the applicant to revise the plat. Staff has reviewed the proposed plat and found it in compliance with this standard. Traffic Impact Study (TIS): ACHD did not require a TIS for this development. Access: Access to this site is currently provided via E. Amity Road, an arterial street. This access will be terminated with the development of the proposed subdivision. The plat as submitted does not depicted direct lot access in accord with UDC 11-3A-3. Access is proposed from S. Rangewood Way, and E. Melwood Street, both local residential streets. Exhibit A Paisley Meadows H-2016-0089 PAGE 7 Stub Streets: E. Melwood Street and S. Rangewood Way are stubbed to the site. The applicant is also proposing to stub to the property to the east (parcel #S1121336840). Staff is supportive of the street layout prosed for this development. Parking: Off-street parking is required for each residential lot in accord with the standards listed in UDC 11-3C-6. 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 (measured from the back of curb) is required along E. Amity Road, a residential arterial street, per UDC Table 11-2A-5 and shall be landscaped in accord with the standards listed in UDC 11-3B-7C. A 35+ foot wide buffer is proposed. A 10-foot wide compacted gravel shoulder meeting the construction standards of the transportation authority and landscaping (lawn or other vegetative groundcover) is required along E. Amity Road in accord with UDC 11-3B-7C.5. Landscaping should be provided within internal common areas as set forth in UDC 11-3G-3 as shown on the landscape plan. Tree Mitigation: If there are any existing trees on the site that are proposed to be removed, the applicant should contact Elroy Huff, City Arborist, at 888-3579 to schedule an appointment to confirm mitigation requirements prior to removal of any trees on the site. 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 (20.18 acres), a minimum of 2.01 acres of qualified open space is required to be provided as set forth in UDC 11-3A-3B. A total of 10.01% of qualified open space is proposed consisting of ½ the street buffer along E. Amity Road, the micropath lot, drainage lot and internal common open space area comply with this requirement. 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 (20.18 acres), staff requires a minimum of 1 qualified site amenities be provided. The applicant proposes to provide a tot lot within the central common area on Lot 16, Block 2, and pathways through internal common areas in accord with this requirement. Sidewalks: Sidewalks are required along all public streets as set forth in UDC 11-3A-17. A minimum 5-foot wide detached sidewalk is required along E. Amity Road as depicted on the landscape plan. Utilities: Street lighting is required to be installed within the development in accord with the City’s adopted standards, specifications and ordinances. A street light plan is required to be included in the final plat application. Street light plan requirements are listed in Section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272. The plan will need to include the installation of Type 1 lights along Amity Road in addition to type 2 lighting on internal streets. 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. Adequate fire protection is required in accord with the appropriate fire district standards per UDC 11-3A-21. Pressurized Irrigation (PI): An underground PI system is required to be provided to each lot in the subdivision in accord with UDC 11-3A-15. Exhibit A Paisley Meadows H-2016-0089 PAGE 8 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. Building Elevations: The applicant has submitted nine pictures of typical sample building elevations for future homes in this development, included in Exhibit A.4. Building materials appear to consist of a mix of horizontal shake siding with stone accents. Because homes on lots that back up to E. Amity Road will be highly visible, staff recommends the rear or sides of structures on lots that face E. Amity Road (Lots 10, 12, 21 and 22, Block 5) incorporate articulation through changes in materials, color, modulation, and architectural elements (horizontal and vertical) to break up monotonous wall planes and roof lines. Fencing: All fencing should comply with the standards listed in UDC 11-3A-7. Six-foot tall solid fencing is proposed along the south boundary of the site at the back edge of the buffer along E. Amity Road. An existing fence is depicted on the landscape plan along the north boundary of the site, which is proposed to remain. Staff recommends approval of the proposed preliminary plat request for this site with the recommended conditions listed in Exhibit B of this report in accord with the findings contained in Exhibit C. X. EXHIBITS A. Drawings/Other 1. Vicinity/Zoning Map 2. Proposed Preliminary Plat (dated: 7/11/16) 3. Proposed Landscape Plan (dated: 7/11/16) 4. Phasing Plan 5. Conceptual Building Elevations B. Agency & Department Comments/Conditions C. Required Findings from Unified Development Code Exhibit A Exhibit A Page 1 A. Drawings 1. Vicinity/Zoning Map Exhibit A Exhibit A Page 2 2. Proposed Preliminary Plat (dated: 7/11/16) Exhibit A Exhibit A Page 3 3. Proposed Landscape Plan (dated: 7/11/16) Exhibit A - 2 - 4. Phasing Plan Exhibit A - 3 - 5. Conceptual Building Elevations Exhibit A - 4 - B. EXHIBIT B - AGENCY & DEPARTMENT COMMENTS/CONDITIONS 1. PLANNING DEPARTMENT 1.1 Site Specific Conditions of Approval 1.1.1 The preliminary plat included in Exhibit A.2, dated 7/11/16, shall be revised as follows: a. A note shall be placed on the face of the final plat prohibiting direct lot access to E. Amity Road. 1.1.2 The landscape plan included in Exhibit A.4, dated 5/8/15, shall be revised as follows: a. All internal pedestrian pathways shall be improved in accord with UDC 11-3A-8 and UDC 11-3B-12. b. If the unimproved street right of way is ten feet (10') or greater from the edge of pavement to edge of sidewalk or property line, the developer shall maintain a ten foot (10') compacted shoulder meeting the construction standards of the transportation authority and landscape the remainder with lawn or other vegetative ground cover 1.1.3 All existing structures on the site shall be removed prior to signature on the final plat by the City Engineer. 1.1.4 A street light plan is required to be included in the final plat application. Street light plan requirements are listed in Section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272. The plan will need to include the installation of Type 1 lights along Amity Road in addition to type 2 lighting on internal streets. 1.1.5 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. 1.1.6 The rear or sides of future structures on lots that face E. Amity Road on Lots 10, 12, 21 and 22, Block 5 shall incorporate articulation through changes in materials, color, modulation, and architectural elements (horizontal and vertical) to break up monotonous wall planes and roof lines. 1.1.7 Future homes constructed within this development shall comply with the conceptual building elevations and materials shown in Exhibit A.4. 1.1.8 Pending the approval of ACHD, that signs saying “No Construction Traffic” be placed at the corner of Locust Grove and Wrightwood, the dead end of Rangewood, and at the entrance to Estancia off of Amity Road. 1.1.9 Pending approval of ACHD, a temporary construction access shall be built off of Amity Road, and that all construction vehicles shall use the temporary construction access. 1.1.10 A landscape surety shall be put into place for removal of the construction entrance and the temporary construction entrance shall be removed prior to signature on the final plat for phase two of the proposed development. 1.1.11 Prior to the City Council hearing, the applicant shall provide details of the location of the temporary access as well as have final information from ACHD as far as any conditions for use of the temporary access. Exhibit A - 5 - 1.2 General Conditions of Approval 1.2.1 Comply with all bulk, use, and development standards of the R-4 zoning district listed in UDC Table 11-2-A-5. 1.2.2 Comply with all provisions of 11-3A-3 with regard to access to streets. 1.2.3 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 all off-street parking areas consistent with the standards as set forth in UDC 11-3C-6 for single-family dwellings. 1.2.8 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B- 7C. 1.2.9 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B- 11C. 1.2.10 Construct all parkways consistent with the standards as set forth in UDC 11-3A-17E, 11-3G-3B5 and 11-3B-7C. 1.2.11 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. 1.2.12 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. 1.2.13 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. 1.3.6 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. Exhibit A - 6 - 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 The dead end water main in S. Cinder Cove Place shall be extended through the pathway and connect to the 12-inch diameter main in E. Amity Road.. 2.1.2 A street light plan will need to be included in the final plat application. Street light plan requirements are listed in section 6-7 of the City's Design Standards. A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272. The plan will need to include the installation of Type 1 lights along E. Amity Road in addition to type 2 lighting on internal streets. 2.1.3 A portion of this project lies within the Meridian Floodplain Overlay District. Prior to any development occurring in the Overlay District, a floodplain permit application, including hydraulic and hydrologic analysis is required to be completed and submitted to the City and approved by the Floodplain Administrator per MCC 10-6. 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 Exhibit A - 7 - 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 9-1-28C1). 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 final plat by the City Engineer. 2.2.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. 2.2.7 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at (208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190. 2.2.8 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections (208)375-5211. 2.2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated, fencing installed, drainage lots constructed, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 2.2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, etc., prior to signature on the final plat. 2.2.11 All development improvements, including but not limited to sewer and water, fencing, micro- paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 2.2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to the issuance of a plan approval letter. 2.2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 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. Exhibit A - 8 - 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. 3. POLICE DEPARTMENT 3.1 The Police Department has no comment on this application. 4. FIRE DEPARTMENT 4.1 The Fire Department did not provide comments on this application. 5. REPUBLIC SERVICES 5.1 Republic Services has no comments on this application. Exhibit A - 9 - 6. PARKS DEPARTMENT 6.1 The applicant shall contact Elroy Huff, City Arborist, at 208-371-1755 to schedule an inspection to determine mitigation requirements for healthy trees on the site, 4-inch caliper or greater, that are proposed to be removed in accord with the provisions listed in UDC 11-3B-10C. 7. ADA COUNTY HIGHWAY DISTRICT 7.1 Site Specific Conditions of Approval 7.1.1 Dedicate 48-feet of right-of-way from centerline of Amity Road and construct a detached 5-foot wide concrete sidewalk a minimum of 41-feet from centerline of Amity Road abutting the site. 7.1.2 Widen Amity Road to 17-feet of pavement from centerline, plus a 3-foot wide gravel shoulder along Amity Road abutting the site. 7.1.3 Provide a permanent right-of-way easement for any public sidewalks placed outside of the dedicated right-of-way. 7.1.4 Construct the internal local streets as 34-foot street section with curb and gutter, within 38-feet of right-of-way; and 5-foot wide concrete sidewalk within an easement. 7.1.5 Construct the 2 cul-de-sacs with a minimum 45-foot turning radius; and provide written fire department approval prior to plan approval. 7.1.6 Construct all local roadways to align or provide a minimum offset of 125-feet from any other street. 7.1.7 Construct 1 stub street, Melwood Street, located 330-feet north of Amity Road to the site’s east property line. 7.1.8 Provide signage at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” 7.1.9 Payment of impacts fees are due prior to issuance of a building permit. 7.1.10 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. Exhibit A - 10 - 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 - 11 - D. 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; Council finds that the proposed plat is in substantial compliance with the adopted Comprehensive Plan in regard to land use, transportation, and circulation and will be consistent with the density of the LDR FLUM designation if Council approves a step up in density for this site. 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; 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 relies 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 that should be brought to the Council’s attention. ACHD considers road safety issues in their analysis. Council consider any public testimony that may be presented when determining whether or not the proposed subdivision may cause health, safety or environmental problems of which Council is unaware.