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Hill's Century Farm Commercial PP MDA H-2016-0092CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). H-2016-0092 - 1 - CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER In the Matter of the Request for a Modification to the Development Agreement to Include a Detailed Site Plan and Modification of Certain Provisions of the Agreement; and Preliminary Plat Consisting of 20 Building Lots and 2 Common Lots on 19.73 Acres of Land in the C-N Zoning District, by Martin L. Hill. Case No(s). H-2016-0092 For the City Council Hearing Dates of: September 27 and October 4, 2016 (Findings on October 11, 2016) A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of October 4, 2016, incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of October 4, 2016, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of October 4, 2016, incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of October 4, 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-2016-0092 - 2 - 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of October 4, 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 a modification to the development agreement and preliminary plat is hereby approved per the provisions in the Staff Report for the hearing date of October 4, 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). Notice of Development Agreement Duration A development agreement may be modified by the city or an affected party of the development agreement. Decision on the development agreement modification is made by the city council in accord with this chapter. When approved, said development agreement shall be signed by the property owner(s) and returned to the city within six (6) months of the city council granting the modification (UDC 11-5B-3F). A modification to the development agreement may be initiated prior to signature of the agreement by all parties and/or may be requested to extend the time allowed for the agreement to be signed and returned to the City if filed prior to the end of the six (6) month approval period (UDC 11-5B-3F). CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). H-2016-0092 - 3 - 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 October 4, 2016 By action of the City Council at its regular meeting held on the day of e j6 2016. COUNCIL PRESIDENT KEITH BIRD VOTED r(�4 COUNCIL VICE PRESIDENT JOE BORTON VOTED Yep COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED COUNCIL MEMBER TY PALMER VOTED I COUNCIL MEMBER LUKE CAVENER VOTED ler COUNCIL MEMBER GENESIS MILAM VOTED MAYOR TAMMY de WEERD VOTED (TIE BREAKER) Mayor T in de Weerd _, TEDt,,, Attest: \ f7ivuf � w z E IDAHO Clay COW SEAL City Cleric Copy served upon Applicant, Community Development Department, Public Works Department and City Attorney. By: Dated: lC/)-z �/z 6 ''ty Cler � Office CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). H-2016-0092 -4- EXHIBIT A Hill’s Century Farm Commercial – MDA, PP H-2016-0092 PAGE 1 STAFF REPORT HEARING DATE: October 4, 2016 (Continued from: September 27, 2016) TO: Mayor & City Council FROM: Sonya Allen, Associate City Planner 208-884-5533 SUBJECT: Hill’s Century Farm Commercial – MDA, PP (H-2016-0092) I. SUMMARY DESCRIPTION OF APPLICANTS’ REQUEST The applicant, Martin L. Hill, has submitted an application for a modification to the development agreement to include a detailed site plan and modification of certain provisions of the agreement; and a preliminary plat consisting of 20 building lots and 2 common area lots on 19.73 acres of land in a C-N zoning district. See Section VIII, Analysis, for more information. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed MDA and PP applications based on the Findings of Fact and Conclusions of Law in Exhibit C of the Staff Report. The Meridian Planning & Zoning Commission heard the PP on September 1, 2016. At the public hearing, the Commission moved to recommend approval of the subject PP request. a. Summary of Commission Public Hearing: i. In favor: Mike Wardle, Brighton Corporation ii. In opposition: None iii. Commenting: None iv. Written testimony: Mike Wardle, Brighton Corporation v. Staff presenting application: Sonya Allen vi. Other staff commenting on application: Bill Parsons b. Key issue(s) of Public Testimony: i. None c. Key Issues of Discussion by Commission: i. Creation of a remnant parcel by not including the western R-8 zoned property in the plat; ii. Revised conditions to Section 2 in Exhibit B as requested by the Applicant. d. Commission Change(s) to Staff Recommendation: i. At staff’s request, a condition was added for on-street parking to be provided on the south side of the street (E. Hill Park St.) adjacent to the park (see condition #6.1). ii. Modify conditions #2.2.3, 2.2.9 and 2.2.11 as requested by the applicant and agreed upon by staff (see Exhibit B); staff is not in favor of modifying condition #2.1.1 as requested by the applicant. e. Outstanding Issue(s) for City Council: i. None The Meridian City Council heard these items on October 4, 2016. At the public hearing, the Council approved the subject MDA and PP request. a. Summary of City Council Public Hearing: i. In favor: Mike Wardle, David Turnbull ii. In opposition: None iii. Commenting: None EXHIBIT A Hill’s Century Farm Commercial – MDA, PP H-2016-0092 PAGE 2 iv. Written testimony: Mike Wardle, Applicant’s Representative (response to the staff report) v. Staff presenting application: Sonya Allen vi. Other staff commenting on application: Warren Stewart, Bruce Freckleton, Kyle Radek b. Key issue(s) of Public Testimony: i. None c. Key Issues of Discussion by Council: i. The requirement for construction of a 12-inch water main in Amity Road; ii. The inclusion of the western portion of the parcel in the preliminary plat; iii. Requirement for modification of the development agreement in the future to include a conceptual development plan for the area where a detailed plan is not currently proposed. iv. Inclusion/removal of goals in the conditions of approval taken from the Comprehensive Plan for mixed use designated areas that should be included in the development agreement for consideration by staff with future development applications. v. Request for a waiver to UDC 11-3A-3 for a driveway access via E. Amity Road and S. Hillsdale Avenue. d. Key Council Changes to Staff/Commission Recommendation i. Modify DA provision #5.1c to require future development to comply with the concept plan and elevations submitted with this application; ii. Modify DA provision #5.1e to allow Marty Hill’s home (located at the south boundary) to hook-up to City services within 60 days of services becoming available from the R-8 zoned portion of the site, rather than the commercial portion; iii. Modify DA provision #5.1g to not require the DA to be modified in the future to include a conceptual development plan for the area where a concept plan has not been approved; and include/strike goals from the Comprehensive Plan consistent with the MU-N designation for staff to consider in review of future development applications for this area. iv. Council did not require the western portion of the parcel to be included in the boundary of the preliminary plat with the expectation it would be incl uded in the preliminary plat with the abutting R-8 zoned property to the west (strike conditions #1.1.1a & b and #1.1.2a in Exhibit B). v. Council approved a waiver to UDC 11-3A-3 for a driveway access via E. Amity Road and S. Hillsdale Avenue (strike conditions #1.1.1c and 1.1.2b in Exhibit B). vi. Modify condition #2.2.5 in Exhibit B to require all existing structures within the bounds of the plat or right-of-way that are required to be removed shall be prior to signature on the final plat by the City Engineer. vii. Modify condition #2.2.9 in Exhibit B to reflect the UDC requirement for completion of all improvements related to public life, safety and health prior to issuance of Certificate of Occupancy. viii. Modify condition #2.2.11 in Exhibit B to reflect the UDC requirement for submittal of surety for improvements that cannot be completed related to non-life, non-safety, and non- health prior to City Engineer signature on the final plat and/or prior to occupancy. III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2016-0092, as presented in the staff report for the hearing date of October 4, 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-2016-0092, as presented during the hearing on October 4, 2016, for the following reasons: (You should state specific EXHIBIT A Hill’s Century Farm Commercial – MDA, PP H-2016-0092 PAGE 3 reasons for denial.) Continuance I move to continue File Number H-2016-0092 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 subject property is located at 3625 E. Amity Road, in the northwest ¼ of Section 33, Township 3 North, Range 1 East. B. Applicant: Martin L. Hill 3625 E. Amity Road Meridian, Idaho 83642 C. Owner: Same as applicant D. Representative: Mike Wardle, Brighton Corporation 12601 W. Explorer Drive, Ste. 200 Boise, Idaho 83713 E. Applicant's Statement/Justification: Please see applicant’s narrative for this information. V. PROCESS FACTS A. The subject applications are for a modification to the development agreement and a preliminary plat. A public hearing is required before the Planning & Zoning Commission and City Council on the preliminary plat; a public hearing is only required before the City Council on the development agreement modification, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: August 15 and 29, 2016 (Commission); September 5 and 19, 2016 (City Council) C. Radius notices mailed to properties within 300 feet on: August 12, 2016 (Commission); September 2, 2016 (City Council) D. Applicant posted notice on site by: August 18, 2016 (Commission); September 16, 2016 (City Council) VI. LAND USE A. Existing Land Use(s): This property is currently being used for agricultural purposes and is zoned R-8 and C-N. B. Character of Surrounding Area and Adjacent Land Use and Zoning: North: E. Amity Road and agricultural land, zoned RUT in Ada County South: Future City Park, YMCA, library and elementary school, zoned C-N East: Rural residential/agricultural property, zoned RUT in Ada County West: Agricultural property (future single-family residential), zoned R-8 EXHIBIT A Hill’s Century Farm Commercial – MDA, PP H-2016-0092 PAGE 4 C. History of Previous Actions:  In 2015, an amendment to the Comprehensive Plan Future Land Use Map (CPAM-15-001) was approved to change the land use designation on this property (and a larger area totaling 87 acres) from low density residential to mixed use neighborhood. Annexation and zoning (AZ-15-004) with a C-N zoning district was also approved with the requirement of a development agreement, recorded as Instrument No. 2015-061375.  A property boundary adjustment (PBA-15-012) was approved later in 2015 that created the current configuration of the subject property (ROS #10215). D. Utilities: a) Location of sewer: A sanitary sewer main intended to provide service to the subject development was recently installed as part of the Hillsdale Elementary School project. b) Location of water: Water mains intended to provide service to the subject development currently exists near the northwest corner of the subject site in E. Amity Road, as well as a recently installed mainlines as part of the Hillsdale Elementary School project. c) Issues or concerns: Applicant shall be responsible for the extension of sanitary sewer and water mains to provide service, including a 12-inch water mainline across the development frontage in E. Amity Road. E. Physical Features: 1. Canals/Ditches Irrigation: The Cunningham Lateral crosses this site along with some irrigation ditches. 2. Hazards: Staff is unaware of any hazards that may exist on this site. 3. Flood Plain: This property does not lie within the Floodplain Overlay District. VII. COMPREHENSIVE PLAN ANALYSIS The Future Land Use Map (FLUM) contained in the Comprehensive Plan designates the subject property as Mixed Use - Neighborhood (MU-N). The purpose of the MU-N designation is to assign areas where neighborhood-serving uses and dwellings are seamlessly integrated into the urban fabric. The intent is to avoid predominately single-use developments by incorporating a variety of uses. Land uses in these areas should be primarily residential with supporting non- residential services. Non-residential uses in these areas tend to be smaller scale and provide a good or service that people typically do not travel far for (approximately one mile) and need regularly. Employment opportunities for those living in the neighborhood are encouraged. Connectivity and access between the non- residential and residential land uses is particularly critical in MU-N areas. Tree-lined narrow streets are encouraged. Developments are encouraged to be designed according to the conceptual MU-N plan depicted in Figure 3-1 on page 25 of the Comprehensive Plan. See pages 24-27 of the Comprehensive Plan for more information. The applicant proposes to develop the northeast portion of this site with a residential care facility (assisted living) and a medical clinic. The use of the remainder of the site is not yet detailed but is anticipated to develop with professional offices, dental/medical clinics, daycares, gift shops, dry cleaner/laundromat, salons/spas and other neighborhood-scale commercial uses as allowed in the C-N district and as desired in MU-N designated areas (see the concept plan in Exhibit A.4). EXHIBIT A Hill’s Century Farm Commercial – MDA, PP H-2016-0092 PAGE 5 Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed use (staff analysis in italics):  “Require appropriate landscaping and buffers along transportation corridor (setback, vegetation, low walls, berms, etc.).” (3.06.02F) A 25-foot wide landscape buffer and building setback will be required with development along E. Amity Road, an arterial street; and a 20-foot wide buffer and building setback will be required along S. Howry Lane, designated as a future collector street. Landscaping should be installed in accord with the standards listed in UDC 11-3B-7C Landscape Buffers along Streets.  “Locate small scale neighborhood commercial areas within planned residential developments as part of the development plan.” (3.05.01E) The proposed neighborhood commercial development should integrate well with the YMCA, City Park, library, health complex and elementary school to the south, and existing and future residential uses in the vicinity.  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. The proposed assisted living facility will provide another housing option in this portion of the City adjacent to future medium density residential uses. Staff is unaware of how “affordable” it will be.  “Require neighborhood and community commercial areas to create a site design compatible with surrounding uses (e.g. landscaping, fences, etc.).” (3.05.02A) The neighborhood commercial development is proposed to be separated from future residential development to the west by a local street (S. Tavistock Ave.) and landscaped street buffer.  “Identify and encourage medical service related industry which are currently lacking.” (2.02.01A) The proposed medical clinic and anticipated medical and dental offices should provide much needed services in this area of the City that are currently lacking.  “Restrict private curb cuts and access points on collectors and arterial streets.” (3.06.02D) The UDC (11-3A-3) restricts access to arterial and collector streets when access is available from a local street. Because no access is available via a local street, a driveway is proposed via E. Amity Road, an arterial street, and via S. Hillsdale Avenue, a future collector street; these accesses and locations are approved by ACHD as shown on the revised site plan in Exhibit A.4.  “Permit new development only where urban services can be reasona bly provided at the time of final approval and development is contiguous to the City.” (3.01.01F) City services are available to be extended by the developer to the proposed lots upon development of the site in accord with UDC 11-3A-21.  “Review new development for appropriate opportunities to connect local roads and collectors to adjacent properties (stub streets). (3.03.020) There are no stub streets to this property from adjacent properties. A collector street is proposed along the east boundary of the site for connection to Amity Road for the properties to the south. A north/south stub street is proposed along the west boundary of the site for future extension and interconnectivity.  “Plan for and encourage services like health care, daycare, grocery stores and recreational areas to be built within walking distance of residential dwellings.” (2.01.01C) EXHIBIT A Hill’s Century Farm Commercial – MDA, PP H-2016-0092 PAGE 6 The proposed medical clinic, assisted living facility and anticipated future uses on the site are within walking distance of adjacent existing and future residential dwellings.  “Require screening and buffering of commercial and industrial properties to residential use with transitional zoning.” (3.06.01E) The proposed C-N zoning provides a transition in zoning between neighborhood commercial and residential uses. A minimum 10-foot wide landscape buffer will also be required along S. Tavistock Avenue along the west boundary of the commercial portion of the site. Staff feels the proposed assisted living facility and medical clinic along with future uses as anti cipated are consistent with the uses desired in the MU-N area and appropriate for this property. Additionally, the location of the neighborhood commercial area near the mid-mile with an elementary school, YMCA, City Park and a library and health complex to the south, along with supporting residential uses meets the intent of mixed use designated areas. VIII. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: 1. DEVELOPMENT AGREEMENT MODIFICATION (MDA): A modification to the development agreement (DA) (Instrument No. 2015-061375) to include a detailed site plan and modification of certain provisions of the agreement is proposed as follows:  The conceptual development plan included in Exhibit A of the DA depicts a “bubble” plan for the mixed use designated area that lists future possible uses and no site details (see below). A provision in the DA requires a detailed site plan to be submitted and approved prior to a plat application being submitted and any development occurring beyond the school/YMCA/park site to ensure development is consistent with the objectives and vision of the MU-N designation. A detailed plan for the first phase of development is proposed which includes a medical clinic at the northeast corner of the site with an assisted living facility immediately to the west on 2 building lots on 6 acres of land (see Exhibit A.4). Details are not included for the 18 building lots on the remaining 13.7 acre portion of the neighborhood commercial area but the applicant anticipates many of these lots will be consolidated as users are determined; such users are anticipated to include EXHIBIT A Hill’s Century Farm Commercial – MDA, PP H-2016-0092 PAGE 7 professional offices, dental/medical clinics, daycares, gift shops, dry cleaner/laundromat, salons/spas and other neighborhood-scale uses as desired in MU-N designated areas. The applicant’s narrative assumes that with submittal of the proposed site plan that they’ve complied with the aforementioned DA provision and that no further modifications will be required for the remainder of the site if uses such as those anticipated are provided. Because the intent of the requirement is not solely to ensure MU-N appropriate uses are provided, but to ensure arrangement of buildings in the commercial portion of the development provide for a common usable area (i.e. a plaza or green space); an overall design consistent the with the mixed use neighborhood concept plan in the Comprehensive Plan (Figure 3-1) with a transition in uses to the future medium density residential development to the west; a pedestrian pathway network that links the mixed use area with the YMCA site to the south, and provision of smaller scale non-residential uses that provide goods or services that people living in the immediate vicinity need regularly, staff does not agree with this assumption and clarifies that subsequent modifications are still required. Because the provision currently requires a detailed site plan to be submitted prior to plat approval and the applicant does not have details yet for the remainder of the site, staff recommends allowing the applicant to proceed forward with the preliminary plat and first phase of development provided that no final plats are approved on the portion of the site where a detailed site plan has not been approved. See Exhibit A.5 for Staff’s recommended modification.  Second, the applicant proposes DA provision #5.1g.xii is deleted which states, “Maximum building size should be limited to a 20,000 square foot building footpring (excluding the school site) unless a structure contains a mix of both residential and office or commercial land uses.” Because the provision is not a requirement but something that should be considered when reviewing development applications, per the Comprehensive Plan (pg. 24), staff does not recommend deletion of this provision. However, staff does recommend the provision is clarified accordingly to avoid confusion of requirements vs. recommendations/considerations. See Exhibit A.5 for Staff’s recommended modifications.  Last, the applicant proposes a modification to provision #5.1.i as follows, “The annexation area shall be subdivided prior to issuance of any single-family residential building permits or for issuance of occupancy permits for commercial buildings beyond those required for the development of the school, YMCA and park site as shown on the conceptual development plan.” Because the DA requires detailed site plan approval through a modification to the agreement and because details haven’t yet been provided for 13.7 acres of the commercial area, staff does not recommend modification of this provision as proposed. However, Staff is amenable to modifying the provision as follows: “The annexation area shall be subdivided prior to issuance of any building permits beyond those required for the development of the school, YMCA and park site as shown on the conceptual development plan; and the assisted living facility and medical clinic shown on the detailed site plan approved with H-2016-0092.” See Exhibit A.5. Note: A conditional use permit is required for an assisted living facility (i.e. nursing/residential care facility) in the C-N zoning district per UDC Table 11-2B-2 the use is subject to the specific use standards listed in UDC 11-4-3-29. 2. PRELIMINARY PLAT (PP): A preliminary plat is proposed consisting of 20 building lots and 2 common lots on 19.73 acres of land in the C-N zoning district. The boundary of the proposed plat does not encompass all of the area included in Parcel 2 shown on the Record of Survey (recorded as #10215) in Exhibit A.1; a 171.42 foot wide strip of l and, EXHIBIT A Hill’s Century Farm Commercial – MDA, PP H-2016-0092 PAGE 8 zoned R-8, along the west boundary is not included. Because this will create a remnant parcel that’s not legal to build on, staff recommends this area is included in a revised preliminary plat. This property will likely be included in a future plat when the parcel to the west develops. Dimensional Standards: The lots in the proposed subdivision are required to comply with the dimensional standards of the C-N zoning district listed in UDC Table 11-2B-3. Staff has reviewed the proposed plat and found it in compliance with these standards. Building setbacks and height are required to comply with the standards noted in UDC Table 11-2B-3 for the C-N district. Access/streets: A local street (S. Tavistock Ave.) is proposed for access via E. Amity Road, an arterial street; and another local street (E. Hill Park St.) is proposed for access via S. Hillsdale Ave., a future collector street. A driveway access is depicted on the plat for the proposed commercial development via E. Amity Road and S. Hillsdale Avenue. A future roundabout is depicted at the intersection of E. Amity Road and S. Hillsdale Avenue. The UDC (11-3A-3) requires access to be provided via local streets when available to improve safety by combining and/or limiting access points to collector and arterial streets and ensuring that motorists can safely enter all streets. The site plan is required to be reconfigured to reflect access only via the proposed local streets unless otherwise waived by City Council. The applicant requests a waiver from Council for the proposed access points via Amity and Hillsdale. Note: The applicant has requested a modification of ACHD policy to allow the proposed accesses; ACHD staff is in support of the request with the modified driveway locations shown on the site plan in Exhibit A.4. With inclusion of the R-8 zoned property to the west in the plat, S.Tavistock Ave. should be constructed as a complete street within this site and stubbed to the adjacent property to the south. A cross-access/ingress-egress easement should be granted between lots in the proposed subdivision for access to streets in accord with UDC 11-3A-3. Landscaping: A 25-foot wide street buffer is required along E. Amity Road, an arterial street; a 20-foot wide buffer is required along S. Hillsdale Avenue, a collector street; and a 10-foot wide buffer is required along S. Tavistock Avenue and E. Hill Park Street, both local streets, in accord with the standards listed in UDC 11-3B-7C. Sidewalks: Sidewalks are required to be constructed with development in accord with UDC 11-3A-17. A minimum 5-foot wide detached sidewalk is required along E. Amity Road, an arterial street, and S. Hillsdale Avenue, a future collector street; and a minimum 5-foot wide attached (or detached) sidewalk is required along S. Tavistock Avenue and E. Hill Park Street as shown on the landscape plan. Pathways: The Pathways Master Plan does not designate a pathway on this site. However, pedestrian connections should be provided that link the mixed use area with adjacent single-family development and the City Park and YMCA to the south. Common Open Space & Site Amenities: Commercial development is not required to provide common open space and site amenities as set forth in UDC 11-3G-3; however, the mixed use standards in the Comprehensive Plan recommends a public plaza or open space is provided. The western 6 acre residential portion of the site that staff recommends is included in this plat is required to provide common open space and site amenities; however, because that area will be included in a future plat for medium density residential lots, staff does not recommend open space and amenities are required at this time and instead is reviewed as part of the larger residential development planned to the west. Fencing: No fencing is proposed with this development. All fencing should comply with the standards listed in UDC 11-3A-17. EXHIBIT A Hill’s Century Farm Commercial – MDA, PP H-2016-0092 PAGE 9 Waterways: The Cunningham Lateral crosses this site and is proposed to be relocated and piped along the east side of this site. The Boise Project Board of Control requires a 40-foot wide easement for the relocation of the lateral through Lots 10 and 11 and a portion of Lot 20 along the west side of S. Hillsdale Avenue. No trees are allowed within the easement which overlaps the area where a landscaped street buffer is required along Hillsdale. Therefore, the applicant should apply for alternative compliance to UDC 11-3B-7C with the final plat application that contains the land in which the easement lies. Utilities: All development is required to connect to the City water and sewer system unless otherwise approved by the City Engineer in accord with UDC 11-3A-21. Street lighting is required to be installed within the development in accord with the City’s adopted standards, specifications and ordinances. Pressurized Irrigation (PI): An underground PI system is proposed to be provided to each lot in the subdivision in accord with UDC 11-3A-15. The system will be operated and maintained by the Owner’s Association. 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. Stormwater is proposed to be retained in an onsite detention area in accord with ACHD requirements. Building Elevations: Conceptual building elevations were submitted for future retail, office and professional services buildings and the assisted living/memory care facility as shown in Exhibit A.6. Building materials for the commercial buildings are depicted as stucco cornices, a 3 coat stucco system on metal lath, tension canopies, aluminum window frames with tinted and insulated glass; stone veneer wall and base. Building materials for the residential care facility are depicted as cultured stone with “hardi” lap and shake siding, and wood timber truss gable elements and asphalt shingles. All structures are required to comply with the design standards listed in the Architectural Standards Manual. Staff recommends approval of the proposed MDA application as recommended by staff in Exhibit A.5 and PP application with the conditions included in Exhibit B. IX. EXHIBITS A. Drawings/Other 1. Vicinity/Zoning Map & Record of Survey 2. Proposed Preliminary Plat (dated: 7/14/16) 3. Proposed Landscape Plan (dated: 7/14/16) 4. Proposed Site Plan (dated: 8/2/16) 5. Proposed Modifications to Development Agreement as Recommended by Staff 6. Conceptual Building Elevations (dated: July 2016) B. Agency & Department Comments/Conditions C. Required Findings from Unified Development Code EXHIBIT A Hill’s Century Farm Commercial – MDA, PP H-2016-0092 PAGE 10 Exhibit A.1: Vicinity/Zoning Map & Record of Survey ""d R1 RSW R8 RSW R-4 R-4 R-8 R4 R-2 RUT C-N R-2 R-4 R-2 R-8 RUT S E a g l e R d E Amity Rd E Lachlan St E W o o d v i l l e D r S Marsa l a W a y E Plympton Dr E Ta c onic Dr S S t o c k e n h a m W a y E Zaldia St EMoresTrailDr S W aylan d W a y E La G r a n g e S t S Z o p i r o Ave S M o n t a g u e W a y S B u r g o L n S P a l a t i n o A v e ETaormina Dr S P i o n e e r T r a i l A v e E Fratello St E Zaldia Dr E R o c khampton St E Ragusa St E Fratello St E Ragusa St SZopiroAve E R o c khamptonSt S S t r o m b o l i P l S M a e s a i a W a y S M a r s a l a W a y E Fratello St E Lachlan St E Bott Ln ELaGrange S t S Asay L n EFratello S t E Decameron Ln S T i n d a r i s A v e S T i n d a r i s P l E Renwick S t E Hy p e r D r S M a r t i n e l L n S Leanato Ave E Zaldia Ln E Tusa St ELodgeTrailDr S H o w r y L n E SantoStefano Dr S Marsala Ave S D a V i n c i W a y S B u r g o W a y S W a y l a n d A v e S P a l a t i n o W a y S Genoard Ave S G e n o a r d P l S Z a i v c l a A v e S H i l l F a r m A v e S T a v i s t o c k A v e S L i p o r i A v e E Mount Etna Dr S S e l a t i r L n S P a l a t i n o A v e EXHIBIT A Hill’s Century Farm Commercial – MDA, PP H-2016-0092 PAGE 11 EXHIBIT A Hill’s Century Farm Commercial – MDA, PP H-2016-0092 PAGE 12 Exhibit A.2: Proposed Preliminary Plat (dated: 7/14/16) – NOT APPROVED EXHIBIT A Hill’s Century Farm Commercial – MDA, PP H-2016-0092 PAGE 13 Exhibit A.3: Proposed Landscape Plan (dated: 7/14/16) – NOT APPROVED EXHIBIT A Hill’s Century Farm Commercial – MDA, PP H-2016-0092 PAGE 14 Exhibit A.4: Conceptual Development Plan (dated: 8/2/16) EXHIBIT A Hill’s Century Farm Commercial – MDA, PP H-2016-0092 PAGE 15 Exhibit A.5: Proposed Modifications to Development Agreement as Recommended by staff Proposed changes are noted in strike-out/underline format. 5. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY: 5.1. Owner/Developer shall develop the Property in accordance with the following special conditions: a. Improve S. Howry Lane/S. Hillsdale Avenue as a public street adjacent to the east boundary of this site as required by Ada County Highway District. b. Business hours of operation in the C-N district shall be limited from 6:00 am to 10:00 pm as set forth in UDC11-2B-3A.4, except for the YMCA which is allowed to operate from 5:00 am to 10:00 pm. The residential care facility use does not violate the limitation on the hours of operation. c. Future development of this site shall be generally consistent with the concept plans submitted with this application included in Exhibit A.3 of the Staff Report that is attached to the Findings of Fact and Conclusions of Law in the original development agreement (Inst. 2015-061375); and Exhibits A.4 and A.6 of the Staff Report that is attached to the Findings of Fact and Conclusions of Law in the amended development agreement (H-2016-0092) (Exhibit “B”). d. Future development of this site should include a pedestrian pathway network that links the mixed use area with the residential and the elementary school/YMCA site as well as adjacent off-site properties. Vehicular connections should also be provided for interconnectivity within the site. e. The existing home in the R-8 zoning district that is proposed to remain at the south boundary of the annexation area midway between S. Eagle Road and S. Howry Lane shall be required to hook up to City water and sewer service within 60 days of services becoming available from the development of the adjacent R-8 zoned property per MCC 9-1-4A; the existing home that fronts on E. Amity Road that is proposed to be removed with redevelopment of the site and the existing home that fronts on S. Howry Lane that is proposed to remain in the C-N district as long as the Hill’s reside there are not required to hook up to City services. f. The rear or sides of homes on lots that face S. Eagle Road and E. Amity Road shall incorporate articulation through changes in materials, color, modulation, and architectural elements (horizontal and vertical) to break up monotonous wall planes and roof lines. g. Because the conceptual “bubble” plan for the mixed use area shown in Exhibit A.3 of the Staff Report that is attached to the Findings of Fact and Conclusions of Law (Exhibit “B”) is very conceptual in nature and only depicts future possible uses and no site details, a more detailed plan shall be submitted through an amendment to the development agreement and approved prior to a final plat application being submitted and any development occurring beyond the school/YMCA/park site. To ensure future development is consistent with the objectives and vision of the MU-N designation, at a minimum, the future plan should incorporate the following the following items will be considered in reviewing development applications: EXHIBIT A Hill’s Century Farm Commercial – MDA, PP H-2016-0092 PAGE 16 i. Buildings in the commercial portion of the development should be arranged to create some form of common usable area such as a plaza or green space; ii. Transitional uses and/or landscape buffering should be provided between commercial and existing/future low- or medium-density residential development; iii. The project should include at least 3 types of land uses; iv. Community serving facilities (i.e. a school, park, YMCA, library, hospitals, churches, daycares, civic buildings, or public safety facilities) should be provided; v. Public and quasi-public spaces (i.e. plazas, parks, outdoor gathering areas, open space, library and schools) should comprise a minimum of 10% of the development area; vi. Street sections consistent with the Ada County Hi ghway District Master Street Map are required; vii. Neighborhood serving uses and dwellings should be integrated; viii. Residential uses should comprise a minimum of 40% of the development area with net densities ranging from 4 to 8 units per acre with supporting non-residential services. Non-residential uses should be smaller scale and provide a good or service that people typically don’t travel more than a mile for and need regularly; ix. Non-residential buildings should be proportional to and blend in with residential buildings; x. Employment opportunities for those living in the neighborhood are encouraged; xi. Connectivity and access between non-residential and residential land uses is critical The mixed use project should be directly accessible to neighborhoods within the section by both vehicles and pedestrians; xii. Maximum building size should be limited to a 20,000 s.f. building footprint (excluding the school site unless a structure contains a mix of both residential and office or commercial land uses; xiii. Planning of the C-N property north of the park and YMCA shall consider appropriate visibility, parking and emergency access to the future neighborhood park. xiv. Sample uses appropriate in the MU-N area would include: townhouses, multi-family developments, neighborhood grocer, drug stores, coffee/sandwich/ice-cream shops, vertically integrated buildings, live-work spaces, dry cleaner/laundromat, salons/spas, daycares, neighborhood-scale professional offices, medical/dental clinics, gift shops, schools, parks, churches, clubhouses, public uses, and other appropriate neighborhood-scale uses. h. A landscape buffer to residential uses is not required adjacent to the Hill home at the southeast corner of the site as buffering will be achieved through the adjacent City Park, YMCA and school complex and the property will eventually be part of the YMCA site. i. The annexation area shall be subdivided prior to issuance of any building permits beyond those required for the development of the school, YMCA and park site as shown on the EXHIBIT A Hill’s Century Farm Commercial – MDA, PP H-2016-0092 PAGE 17 conceptual development plan; and the assisted living facility and medical clinic shown on the detailed site plan approved with H-2016-0092. EXHIBIT A Hill’s Century Farm Commercial – MDA, PP H-2016-0092 PAGE 18 Exhibit A.6: Conceptual Building Elevations (dated: July 2016) EXHIBIT A Hill’s Century Farm Commercial – MDA, PP H-2016-0092 PAGE 19 EXHIBIT A Hill’s Century Farm Commercial – MDA, PP H-2016-0092 PAGE 20 EXHIBIT A Hill’s Century Farm Commercial – MDA, PP H-2016-0092 PAGE 21 B. Agency & Department Comments 1. PLANNING DIVISION 1.1 Site Specific Conditions of Approval 1.1.1 The preliminary plat included in Exhibit A.2, dated 7/14/16, shall be revised as follows: a. Include the western 171.42 foot wide R-8 zoned area depicted within Parcel 2 on the Record of Survey (#10215) within the boundary of the plat. b. Include a street buffer within a common lot along S. Tavistock Ave. and E. Amity Road as set forth in UDC 11-2B-3 on the R-8 zoned portion of the site. The buffer is required to be maintained by the Homeowner’s Association; a note should be added on the plat accordingly. c. Remove the access driveways depicted via E. Amity Road and S. Hillsdale Avenue unless a waiver is approved by City Council to the standards listed in UDC 11-3A-3. A waiver to UDC 11-3A-3 was approved by City Council for a driveway access via E. Amity Road and S. Hillsdale Avenue. d. A cross-access/ingress-egress easement shall be granted between lots in the proposed subdivision in accord with UDC 11-3A-3. e. Include the 2 common area lots in the Development Data table. 1.1.2 The landscape plan included in Exhibit A.3, dated 7/14/16, shall be revised as follows: a. Include all of the area shown within Parcel 2 on the Record of Survey recorded as #10215 within the boundary of the site as required in condition #1.1.1a above. b. Remove the access driveways depicted via E. Amity Road and S. Hillsdale Avenue unless a waiver is approved by City Council to the standards listed in UDC 11 -3A-3. A waiver to UDC 11-3A-3 was approved by City Council for a driveway access via E. Amity Road and S. Hillsdale Avenue. c. No trees are allowed within the portion of the street buffer along S. Hillsdale Avenue that contains the easement for the Cunningham Lateral. The applicant shall submit an application for alternative compliance to UDC 11-3B-7C.3 as set forth in UDC 11-5B-5. d. Include a street buffer along S. Tavistock Ave. as set forth in UDC Table 11-2B-3 per the standards listed in UDC 11-3B-7C. 1.1.3 Construct S.Tavistock Ave. as a complete street section within this site with a stub to the adjacent property to the south. 1.1.4 The existing structures on the site shall be removed prior to signature on the final plat by the City Engineer for the phase in which they are located. 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. 1.2 General Conditions of Approval 1.2.1 Comply with all bulk, use, and development standards of the C-N zoning district listed in UDC Table 11-2B-3. 1.2.2 Comply with all provisions of 11-3A-3 with regard to access to streets. A waiver to UDC 11-3A-3 was approved by City Council for a driveway access via E. Amity Road and S. Hillsdale Avenue. 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. EXHIBIT A Hill’s Century Farm Commercial – MDA, PP H-2016-0092 PAGE 22 1.2.5 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11 -3A-15, UDC 11-3B-6 and MCC 9-1-28. 1.2.6 Comply with the sidewalk standards as set forth in UDC 11-3A-17. 1.2.7 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J. 1.2.8 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3C-6 for non- residential uses. 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. 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. EXHIBIT A Hill’s Century Farm Commercial – MDA, PP H-2016-0092 PAGE 23 1.4.4 The applicant shall obtain approval for all successive phases of the preliminary plat within two years of the signature of the City Engineer on the previous final plat as set forth in UDC 11-6B-7B (if applicable). 1.4.5 The preliminary plat approval shall be null and void if the applicant fails to either 1) obtain the City Engineer signature on a final plat within two years; or, 2) gain approval of a time extension as set forth in UDC 11-6B-7. 1.4.6 Upon installation of the landscaping and prior to inspection by Planning Division staff, the applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A. 2. PUBLIC WORKS DEPARTMENT 2.1 Site Specific Conditions of Approval 2.1.1 Applicant shall be responsible for the extension of sanitary sewer and water mains to provide service, including, but not limited to a 12-inch water mainline across the development frontage in E. Amity Road per MCC 9-1-11B. 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 2.2 General Conditions of Approval 2.2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub- grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 2.2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way (include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat, but rather dedicated outside the plat process using the City of Meridian’s standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement (on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor, which must include the area of the easement (marked EXHIBIT A) and an 81/2” x 11” map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted, reviewed, and approved prior to development plan approval signature of the final plat by the City Engineer. 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 within the bounds of the plat or right-of-way that are required to be removed shall be prior to signature on the final plat by the City Engineer. EXHIBIT A Hill’s Century Farm Commercial – MDA, PP H-2016-0092 PAGE 24 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 occupancy permits All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. Where approved by the City Engineer, an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-3B. 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, or bonded, prior to obtaining certificates of occupancyIn the event that an applicant and/or owner cannot complete non-life, non-safety and non-health improvements, prior to City Engineer signature on the final plat and/or prior to occupancy, a surety agreement may be approved as set forth in UDC 11-5C-3C. 2.2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to the issuance of a plan approval letter. 2.2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.2.16 All grading of the site shall be performed in conformance with MCC 11-1-4B. 2.2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.2.18 The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 2.2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the j urisdiction 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. EXHIBIT A Hill’s Century Farm Commercial – MDA, PP H-2016-0092 PAGE 25 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 comments on this application. 4. FIRE DEPARTMENT 4.1 The Fire Department has no comments related to this application. 5. REPUBLIC SERVICES 5.1 Republic Services has no comments related to this application. 6. PARKS DEPARTMENT 6.1 On-street parking shall be provided on the south side of the street (E. Hill Park St.) adjacent to the park. 7. ADA COUNTY HIGHWAY DISTRICT 7.1 Site Specific Conditions of Approval 7.1.1 Dedicate 37-feet of right-of-way from the centerline of Amity Road abutting the site’s west property line tapering to 49-feet at the Howry Lane/Hillsdale Avenue intersection. 7.1.2 Widen the pavement on Amity Road to 17-feet from centerline, tapering to 24-feet to provide a dedicated right turn lane at the Howry Lane/Hillsdale Avenue intersection abutting the site. 7.1.3 Construct a 5-foot wide detached concrete sidewalk located 31-feet from the centerline of Amity Road at the west property line tapering to 42-feet from centerline at the Howry Lane/Hillsdale Avenue intersection abutting the site. Provide a permanent right-of-way easement or any portion of the sidewalk located outside of the dedicated right-of-way. EXHIBIT A Hill’s Century Farm Commercial – MDA, PP H-2016-0092 PAGE 26 7.1.4 Coordinate with the West Ada School District and other area property owners to acquire the right-of-way necessary to construct the center left turn lane on Amity Road. 7.1.5 Construct a center left turn lane on Amity Road at the Howry Lane/Hillsdale Avenue intersection. 7.1.6 Construct a dedicated right turn lane on Amity Road at the Howry Lane/Hillsdale Avenue intersection, as proposed. 7.1.7 Dedicate additional right-of-way at for Howry Lane/Hillsdale Avenue at Amity Road to allow for the future construction of a single lane roundabout at the Howry Lane/Hillsdale Avenue/Amity Road intersection, as shown on page 6. This includes the existing 20-foot wide private road easement for Howry Lane. 7.1.8 South of the influence area of the roundabout dedicate 38.5 feet of right-of-way for Howry Lane/Hillsdale Avenue abutting the site. This includes the existing 20-foot wide private road easement for Howry Lane. 7.1.9 The existing 20-foot wide private road easement for Howry Lane, shall be dedicated as right-of-way prior to plans acceptance and ACHD’s signature on the first final plat. 7.1.10 If the applicant is unable to coordinate the dedication of the existing 20-foot wide private road easement for Howry Lane, as right-of-way, then the road will need to be to be shifted to the west. If the roadway does need to be shifted to the west, then submit a revised preliminary plat to ACHD for review and approval. 7.1.11 Construct Howry Lane/Hillsdale Avenue as Avenue as half of a 36-foot residential collector street section plus 12-feet of pavement to total 30-feet, with vertical curb, gutter, an 6-foot wide planter strip and 8-foot wide detached concrete sidewalk abutting the site and a gravel shoulder and barrow ditch on the opposite side of the roadway, as proposed. Provide a permanent right-of-way easement for the detached concrete sidewalks located outside of the right-of-way. If street trees are desired, widen the planter strip to a minimum width of 8-feet. 7.1.12 Construct a dedicated left turn lane on Howry Lane/Hillsdale Avenue at the Amity Road intersection to as recommend in the Hillsdale Elementary & YMCA Master Plan TIS. Coordinate the design of the intersection (one entry/receiving lane, and simultaneous left and right turns onto Amity Road with District Planning Review staff. 7.1.13 Coordinate with the YMCA and SRS AZ Investors, LLC to dedicate the right-of-way necessary to accommodate the construction of Howry Lane/Hillsdale Avenue abutting the YMCA parcel. 7.1.14 If the applicant is able to coordinate with the YMCA and SRS AZ Investors, LLC to dedicate the right- of-way necessary for the construction of Howry Lane/Hillsdale Avenue ACHD is willing to pay for the construction of the half street abutting the YMCA site as part of a cooperative development agreement (CDA) with the YMCA and SRS AZ Investors, LLC. The CDA would note that ACHD would front the design and construction costs associated with constructing Howry Lane/Hillsdale Avenue abutting the YMCA parcel to complete the street and that the YMCA and SRS AZ Investors, LLC would reimburse ACHD for their proportional share of the roadway design and construction when ACHD receives development applications for those sites. 7.1.15 If the applicant is able to coordinate the right-of-way dedication to allow for Howry Lane/Hillsdale Avenue to be constructed abutting the YMCA site, then the applicant should enter into a CDA with ACHD for the construction of the roadway. The CDA would note that the applicant would design and build Howry Lane from its current terminus north to Amity Road as ½ of a residential collector roadway, and that ACHD will reimburse the applicant for the design and construction of the portion of the roadway abutting the YMCA site. EXHIBIT A Hill’s Century Farm Commercial – MDA, PP H-2016-0092 PAGE 27 7.1.16 Prior to ACHD’s signature on the first final plat provide a road trust deposit in the amount of $15,000 for the roundabout at the Amity Road/Howry Lane-Hillsdale Avenue intersection. 7.1.17 Construct Hill Park Street as a 36-foot street commercial street section with vertical curb, gutter, an 8- foot wide planter strip, and 5-foot wide detached concrete sidewalks within 63-feet of right-of-way, as proposed. The street section may be reduced to 33 to 34-feet with fire department approval. 7.1.18 Construct Tavistock Avenue as half of a 36-foot street section plus 12-feet of pavement to total 30-feet, with vertical curb, gutter, an 8-foot wide planter strip and 5-foot wide detached concrete sidewalk abutting the site and a gravel shoulder and barrow ditch on the opposite side of the roadway within 63- feet of right-of-way, as proposed. 7.1.19 Construct 2 public streets onto Amity Road, as proposed. Travistock Avenue located ¼ mile east of Eagle Road and Howry Lane/Hillsdale Avenue located ½ mile east of Eagle Road. 7.1.20 Construct one to the south, Travistock Avenue, located at the site’s southwest property line. Install sign terminus of Travistock Avenue stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” 7.1.21 If Howry Lane/Hillsdale Avenue is not constructed abutting the YMCA site, construct one stub street to the south, Howry Lane/Hillsdale Avenue, located at the site’s southeast property line. Install a sign at the terminus of Howry Lane/Hillsdale Avenue stating that “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE.” 7.1.22 Construct one 36-foot wide full access driveway onto Amity Road located 575-feet east of Travistock Avenue and 575-feet west of Howry Lane/Hillsdale Avenue, as proposed. Pave the driveway it’s full width at least 30-feet into the site beyond the edge of pavement of Amity Road. 7.1.23 Construct one 36-foot wide full access driveway onto Howry Lane/Hillsdale Avenue located 405-feet south of Amity Road and 300-feet north of Park Hill Street, as proposed. Pave the driveway it’s full width at least 30-feet into the site beyond the edge of pavement of Howry Lane/Hillsdale Avenue abutting the site. 7.1.24 Construct four 36-foot wide driveways onto Park Hill Street. The driveways are to align centerline to centerline and are located 210 and 635-feet west of Howry Lane/Hillsdale Avenue. Pave all four driveways their full width at least 30-feet into the site beyond the edge of pavement of Park Hill Street. 7.1.25 Direct lot access is prohibited to Amity Road and Howry Lane/Hillsdale Avenue and shall be noted on the final plat. 7.1.26 Payment of impacts fees are due prior to issuance of a building permit. 7.1.27 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.Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of- way. 7.2.2 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. 7.2.3 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.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. EXHIBIT A Hill’s Century Farm Commercial – MDA, PP H-2016-0092 PAGE 28 7.2.4 All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7.2.5 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. 7.2.6 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. 7.2.7 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. 7.2.8 Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 7.2.9 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. 7.2.10 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 Hill’s Century Farm Commercial – MDA, PP H-2016-0092 PAGE 29 C. Required Findings from Unified Development Code 1. PRELIMINARY PLAT: 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 transportation and circulation. Please see Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for more information. b. Public services are available or can be made available and are adequate to accommodate the proposed development; The City Council finds that public services will be provided to the subject property upon development. (See Exhibit B of the Staff Report for more information 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 developer at their own cost, the City Council finds that the subdivision will not require the expenditure of capital improvement funds. d. There is public financial capability of supporting services for the proposed development; The City Council finds there is public financial capability of supporting services for the proposed development based upon comments from the public service providers (i.e., Police, Fire, ACHD, etc.). (See Exhibit B for more detail.) e. The development will not be detrimental to the public health, safety or general welfare; and The City Council is not aware of any health, safety, or environmental problems associated with the platting of this property. ACHD considers road safety issues in their analysis. 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.