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CC - Staff Report / RecsExhibit A 1 | P a g e East Ridge Estates Subdivision – H-2016-0137 STAFF REPORT Hearing Date: April 4, 2017 TO: Mayor and City Council FROM: Josh Beach, Associate City Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: East Ridge Estates Subdivision – H-2016-0137 I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST The applicant, DevCo, LLC, has submitted an application for annexation and zoning (AZ) of 40.99 acres of land with an R-8 zoning district; and a preliminary plat (PP) consisting of 117 building lots and 14 common lots on 40.99 acres of land for East Ridge Estates Subdivision. The Meridian Planning & Zoning Commission heard these items on March 2, 2017. At the public hearing, the Commission moved to recommend approval of the subject AZ, and PP requests. a. Summary of Commission Public Hearing: i. In favor: Jim Conger ii. In opposition: Tim Foster, Dawn Murphy, Kathi Baumbartner, Lani Wageman, Jim Stroo, Chad Hamel, Becky McKay, Don Cantrell, Sherrie Ewing iii. Commenting: Tim Foster, Dawn Murphy, Kathi Baumbartner, Lani Wageman, Jim Stroo, Chad Hamel, Becky McKay, Don Cantrell, Sherrie Ewing iv. Written testimony: None v. Staff presenting application: Josh Beach, Bill Parsons, vi. Other staff commenting on application: None b. Key issue(s) of Public Testimony: i. Concerns that the traffic study was done incorrectly. ii. Concerns that all construction traffic will come through the Black Rock Subdivision. iii. Can the Lake Hazel entrance be built right away so that all construction traffic go through this entrance? iv. Is the transition in lot sizes from the surrounding lots sufficient? v. Concerns about the limited sewer capacity and the appropriateness of developing this area before greater capacity is built. vi. Concerns about the proposed zoning and density vii. Is fencing proposed around the perimeter of the subdivision? viii. Is the open space and amenity package sufficient for the development? c. Key Issues of Discussion by Commission: i. Timing of the roadway improvements and when the entrance to Lake Hazel will be built. ii. Timing of the development of the north east corner of the plat. iii. Is the open space sufficient for the development? iv. Is direct access to Lake Hazel Road appropriate for the south east corner of the development? d. Commission Change(s) to Staff Recommendation: Exhibit A 2 | P a g e East Ridge Estates Subdivision – H-2016-0137 i. Modify condition 1.1.1g to read as follows: “The 5-foot detached sidewalk along E. Lake Hazel Road west of East Ridge Avenue shall be constructed with phase two of the development and the 5-foot detached sidewalk east of East Ridge Avenue and the 25 foot landscape buffer along the entire frontage of Lake Hazel Road shall be constructed with the third phase of development. e. Outstanding Issue(s) for City Council: i. None II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed AZ and PP applications in accord with the conditions of approval in Exhibit B and the Findings of Fact and Conclusions of Law in Exhibit D. 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-2016-0137, as presented in the staff report for the hearing date of March 2, 2017, 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-2016-0137, as presented during the hearing on March 2, 2017, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2016-0137 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 north of E. Lake Hazel Road, west of S. Eagle Road, in the southeast ¼ of Section 32, Township 3N., Range 1E. B. Owners: Brace Family Revocable Trust 1504 S. Newport Street Boise, ID 83709 C. Applicant: DevCo, LLC 4824 W. Fairview Ave. Boise, ID 83709 D. Representative: Conger Management Group 4824 W. Fairview Boise, ID 83709 E. Applicant's Statement/Justification: Please see applicant’s narrative for this information. V. PROCESS FACTS A. The subject application is for annexation and zoning and preliminary plat. A public hearing is required before the Planning & Zoning Commission and City Council on this matter, consistent with Meridian City Code Title 11, Chapter 5. Exhibit A 3 | P a g e East Ridge Estates Subdivision – H-2016-0137 B. Newspaper notification published on: February 10, 2017; March 17, 2017 (Council) C. Radius notices mailed to properties within 300 feet on: February 2, 2017; March 9, 2017 (Council) D. Applicant posted notice on site(s) on: February 20, 2017; March 24, 2017 (Council) VI. LAND USE A. Existing Land Use(s) and Zoning: The annexation area consists of agricultural property zoned RUT in Ada County. B. Character of Surrounding Area and Adjacent Land Use and Zoning: 1. North: Single-family residential properties in Black Rock Subdivision, zoned R-4; Undeveloped residential property zoned RUT in Ada County. 2. East: One single-family residential property and undeveloped property, both zoned RUT in Ada County. 3. South: E. Lake Hazel Road, and undeveloped property zoned RUT in Ada County. 4. West: One single-family residential properties and undeveloped property, both zoned RUT. C. History of Previous Actions: None D. Utilities: 1. Location of sewer: Sewer is available to this property under the temporary arraignment that was made for the Southern Highlands and Whitebark Subdivisions. However, the Public Works Department states there is only sufficient capacity to construct an additional 16 homes on this temporary service until additional capacity is provided via the extension of the southwestern leg of the Ten Mile Trunk Sewer, or if additional capacity identified in the new Wastewater Master Planning effort that is scheduled to be completed later this year. 2. Location of water: Water is available from the stub street from the north, but public works requires a looped water system that would require the project to have access to water in E. Lake Hazel Road. Water in E. Lake Hazel Road will not be available to this property until March 2018 at the earliest unless the applicant constructs the necessary infrastructure themselves. 3. Issues or concerns: Applicant shall be required to loop the proposed water system to the existing water mains adjacent to the proposed development. E. Physical Features: 1. Canals/Ditches Irrigation: No major facilities traverse the property. 2. Hazards: Staff is not aware of any hazards that exist on this property. 3. Flood Plain: NA VII. COMPREHENSIVE PLAN POLICIES AND GOALS This property is designated “Medium Density Residential” and “Low Density Residential” on the Comprehensive Plan Future Land Use Map. Medium density residential areas are anticipated to contain between three and eight dwellings per acre. Low density residential areas are anticipated to contain up to three dwellings per acre. The proposed preliminary plat includes 117 single-family lots on 40.99 acres for a total gross density of 2.85 dwelling units/acre which is more consistent with the Exhibit A 4 | P a g e East Ridge Estates Subdivision – H-2016-0137 LDR land use designation. Because the majority of the property is designated as LDR, staff is supportive of the proposed density of the property. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed use (staff analysis in italics):  “Support a variety of residential categories (low-, medium-, medium-high and high-density single-family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of providing the City with a range of affordable housing opportunities.” (3.07.01E) The proposed single-family detached dwellings will contribute to the variety of housing types available within the City.  “Permit new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City.” (3.01.01F) Sewer is available to this property under the temporary arrangement that was made for the Southern Highlands and Whitebark Subdivisions. However, the Public Works Department states there is only sufficient capacity to construct an additional 16 homes on this temporary service until additional capacity is provided via the extension of the southwestern leg of the Ten Mile Trunk Sewer, or if additional capacity identified in the new Wastewater Master Planning effort that is scheduled to be completed later this year. Water is available from the stub street from the north, but public works requires a looped water system that would require the project to have access to water in E. Lake Hazel Road. Water in E. Lake Hazel Road will not be available to this property until March 2018 at the earliest unless the applicant constructs the necessary infrastructure.  “Require common area in all subdivisions.” (3.07.02F) The proposed plat depicts a total of 8.41 acres (or 20.5%) of qualified open space in accord with the requirements listed in UDC11-3G-3.  “Review new development for appropriate opportunities to connect local roads and collectors to adjacent properties (stub streets). (3.03.020) The proposed plat depicts a connection to an existing stub street from the north through the Blackrock Subdivision. The applicant is proposing to provide one stub street to the north (NEC) and one to the west. Staff recommends an additional stub street to the west in order to provide greater access to the undeveloped properties to the west.  “Support infill of vacant lots in substantially developed, single-family areas at densities similar to surrounding development.” (3.07.02I) The subject property is adjacent to existing low density homes and similar lot sizes to the north in Blackrock Subdivision. The overall density for the project falls within the parameters of the LDR land use designation and the surrounding 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 is proposing a mix of 5-foot detached and attached sidewalks that will connect to existing sidewalks to the north, south, and west.  “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) Exhibit A 5 | P a g e East Ridge Estates Subdivision – H-2016-0137 The submitted plat depicts one access point to E. Lake Hazel Road as well as connecting to one (1) existing stub streets (E. Cyanite Drive).The plat also depicts a common driveway connection to E. Lake Hazel Road, which staff does not support. Staff recommends that the applicant provide another means of access to the SEC of the development.  “Require new residential development to meet development standards regarding landscaping, signage, fences and walls, etc.” (3.05.02C) Street buffer landscaping is required adjacent to E. Lake Hazel Road in accord with the standards listed in UDC 11-3B-7C. Separate permits shall be obtained for signage and fencing in compliance with the standards listed in UDC 11-3D-5 and 11-3A-7 respectively.  “Coordinate with public works, police, and fire departments on proposed annexation and development requests, and the impacts on services.” (3.04.01H) Staff has coordinated with public works, police and fire and has incorporated their comments and conditions in this report.  “Restrict private curb cuts and access points on collectors and arterial streets.” (3.06.02D) The applicant has proposed to construct a common drive to E. Lake Hazel Road. The common drive would provide access to three (3) lots. Staff is not in favor of this design as the Master Street Map designation for this segment of E. Lake Hazel Road is a five (5) lane “Residential/Mobility Arterial.” Staff recommends that Lots 43, 44 and 45, Block 1 take access from E. Cyanite Drive, or that these lots remain as non-buildable lots until such time as the property to the east redevelops and additional vehicular access is provided.  “Ensure development provides safe routes and access to schools, parks and other community gathering places.” (3.07.02N) Staff is requiring the applicant to install the frontage improvements along frontage of E. Lake Hazel Road with the second phase. The surrounding area is not Currently developed, however the Parks Department has plans to construct a park near the SWC of this property, with plans to commence construction in May of 2018. Staff feels that the sidewalk and landscape buffer should be installed to provide greater pedestrian access to the park facilities.  “Elevate/enhance quality of residential site and subdivision planning.” (3.07.02) Staff has included the following recommended changes to the plat to enhance the quality of the design: 1. Staff recommends that Lots 43, 44 and 45, Block 1 take access from E. Cyanite Drive, or that these lots remain as non-buildable lots until such time as the property to the east redevelops and additional vehicular access is provided. 2. Provide an additional stub street to the west property line from S. Genoard Avenue. For the above stated reasons, staff finds the proposed project i s consistent with the goals and objectives in the Comprehensive Plan. VIII. UNIFIED DEVELOPMENT CODE (UDC) A. Purpose Statement of Zone: Per UDC 11-2A-1, the purpose of the residential districts is to provide for a range of housing opportunities consistent with the Meridian comprehensive plan. Residential districts are distinguished by the allowable density of dwelling units per acre and corresponding housing types that can be accommodated within the density range. The medium density residential (R-8) district allows a maximum gross density of 8 dwelling units per acre. Exhibit A 6 | P a g e East Ridge Estates Subdivision – H-2016-0137 B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-6 lists the principal permitted (P), accessory (A), conditional (C), and prohibited (-) uses in the R-8 zoning district. Any use not explicitly listed, or listed as a prohibited use is prohibited. The proposed use of the site for single- family detached dwellings is a principal permitted use in the R-8 zoning district. C. Dimensional Standards: Development of the site should be consistent with the dimensional standards listed in UDC Tables 11-2A-6 for the R-8 zoning district. D. Landscaping:  Street buffer landscaping shall be installed in accordance with the standards listed in UDC Tables 11-2A-6 and UDC 11-3B-7C for the R-8 zoning district.  The proposed micropaths and pathways shall comply with the design standards in accord with UDC 11-3A-8 and UDC 11-3B-12.  Per UDC 11-3G-3, the plat is required to provide 10 percent open space and one amenity for every 20 acres of development area. E. Subdivision Design and Improvement Standards: The subdivision must comply with the subdivision design standards outlined in UDC 11-6C-3. 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. Annexation & Zoning The applicant has applied for annexation and zoning of 40.99 acres of land with an R-8 zoning district. As discussed above in Section VII, staff believes the proposed zoning is consistent with the policies in the Comprehensive Plan. The applicant proposes to develop 117 new single-family residential detached homes on 40.99 acres of land as shown on the preliminary plat included in Exhibit A.2. The legal description submitted with the application, included in Exhibit C, shows the boundaries of the property proposed to be annexed. The property is contiguous to land that has been annexed into the City and is within the Area of City Impact boundary. The City may require a development agreement (DA) in conjunction with an annexation pursuant to Idaho Code section 67-6511A. In order to ensure the site develops as proposed with this application, staff recommends a DA as a provision of annexation with the provisions included in Exhibit B. 2. Preliminary Plat The proposed plat consists of 117 building lots and 14 common lots on 40.99 acres of land in a proposed R-8 zoning district (see Exhibit A.2). The property is proposed to develop in 5 phases, (see Exhibit A.2). The gross density for the subdivision is 2.85 d.u./acre. The lots range in size from 6,600 square feet to over 12,500 square feet, with an average lot size of 9,475 square feet. Dimensional Standards: Development of this site is required to comply with the dimensional standards listed in UDC 11-2A-3 and Table 11-2A-6 for the R-8 district. Staff has reviewed the proposed plat and found it to be in compliance with those standards. Exhibit A 7 | P a g e East Ridge Estates Subdivision – H-2016-0137 Phasing Plan: The applicant is proposing to develop the East Ridge Estates Subdivision in five (5) phases. Phase 1 is to commence off the stub street from E. Cyanite Drive and generally continue from the north to the south. The fifth and final phase along the northern boundary will include an additional stub street to the north. The phase of development will be non- buildable until such time as the property to the north is developed. In general staff is supportive of the proposed phasing plan. Block Length: The plat is required to comply with the block length standards listed in UDC 11- 6C-3F. Staff has reviewed the proposed plat and found it to be in compliance with the aforementioned standards. Access: Access is proposed for this site via one access from E. Lake Hazel Road and via the extension of an existing stub street from Blackrock Subdivision (E. Cyanite Drive). Streets: All of the proposed streets depicted on the plat are public. A total of 50-feet of right-of- way is proposed to be dedicated to ACHD from the centerline of E. Lake Hazel Road abutting the site and the pavement is required to be widened to 17 feet from centerline where it doesn’t currently exist in addition to a 3-foot wide gravel shoulder abutting the site. Staff recommends that the applicant provide an additional stub street on the west boundary to provide additional access to future development. Staff also recommends restricting development in the NEC and SEC of the property until adjacent properties are developed and additional vehicular access is provided. Common Driveways: The applicant is proposing seven (7) common driveways in this project. All common driveways should comply with the standards listed in UDC 11-6C-3D. Staff has reviewed the dimensions of the common driveways depicted on the plat and they are consistent with these standards except for the common driveway that proposed to provide access to Lots 43- 45, Block 1 to Lake Hazel Road. Staff recommends that the applicant reconfigure the southeast corner of the plat so that Lots 43, 44 and 45, Block 1 take access from E. Cyanite Drive, or that these lots remain as non-buildable lots until such time as the property to the east redevelops and additional vehicular access is provided. A perpetual ingress/egress easement is required to be filed with the Ada County Recorder, which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment. For any plats using a common driveway, the setbacks, building envelope, and orientation of the lots and structures are required to be shown on the preliminary plat and/or as an exhibit with the final plat application. Traffic Impact Study (TIS): The applicant provided staff with a Traffic Impact Study which was reviewed by ACHD. Plat Improvements: Staff feels that the plat as proposed by the applicant should be improved in the following ways: 1. Staff recommends that Lots 43, 44 and 45, Block 1 take access from E. Cyanite Drive, or that these lots remain as non-buildable lots until such time as the property to the east redevelops and additional vehicular access is provided. 2. Provide an additional stub street to the west property line from S. Genoard Avenue. 3. Include a note on the final plat that restricts the development of Lots 46-52 of Block 1 until parcel #R0988260490 develops. Exhibit A 8 | P a g e East Ridge Estates Subdivision – H-2016-0137 Parking: Off-street parking is required on each residential lot in accord with the standards listed in UDC 11-3C-6. Because of the reduced street sections proposed on the plat, parking is restricted to one side of: • Cyanite Drive south of Gisborne Street terminating in a cul-de-sac. • Genoard Avenue north of Gisborne Street terminating in a cul-de-sac. • Genoard Avenue south of Collingwood Street terminating in a cul-de-sac. • Collingwood Street east of Genoard Avenue terminating in a cul-de-sac. • Maesaia Way, located approximately 400-feet west of the east property line, terminating in a cul-de-sac. Per ACHD and the Fire Department. Signage should be installed accordingly. Landscaping: A landscape plan was submitted with this application for the area proposed to be platted as shown in Exhibit A.3. A 25-foot wide street buffer is required along E. Lake Hazel Road, an arterial street, per UDC Table 11-2A-6 and is required to be landscaped in accord with the standards listed in UDC 11- 3B-7C. The buffer width along E. Lake Hazel Road should be measured from the back of curb per UDC 11-3B-7C.1a (2); or, the ultimate curb location as determined by ACHD if future road widening is anticipated; revise plans accordingly. Landscaping within the common areas is required in accord with the standards listed in UDC 11- 3G-3E. The landscape plan shall be revised to include one (1) tree for every 8,000 square feet of Lot 41, Block 1. Landscaping is required along all pathways in accord with the standards listed in UDC 11-3B- 12C. Pathway landscaping is depicted on the plan along all micropaths within the development. Tree Mitigation: If there are existing trees on the site that are proposed to be removed, the applicant should contact Elroy Huff, City Arborist, at 888-3579 to schedule an appointment to confirm mitigation requirements prior to removal of any trees on the site. The applicant shall submit a tree mitigation plan with the final plat application. Parkways: Eight-foot wide parkways are proposed in all areas where detached sidewalks are proposed in accord with the standards listed in UDC 11-3A-17E. Open Space: A minimum of 10% qualified open space is required to be provided for this development in accord with UDC 11-3G-3A.1. Based on the area of the preliminary plat (40.99 acres), a minimum of 4.09 acres of qualified open space is required to be provided as set forth in UDC 11-3A-3B. A total of 8.41 acres (or 20.52%) of qualified open space is proposed consisting of ½ the street buffer along E. Lake Hazel Road, the micropath lots and internal common open space areas including the nature path and associated naturally vegetated area, which appears to 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 (40.99 acres), staff requires a minimum of 2 qualified site amenities be provided. The applicant proposes to provide a plaza and raised overlook area, as well as a covered picnic area, several seating areas along the nature path and a water amenity. Exhibit A 9 | P a g e East Ridge Estates Subdivision – H-2016-0137 Fencing: All fencing should comply with the standards listed in UDC 11-3A-6B and 11-3A-7. The applicant shall construct fencing as proposed. Per UDC 11-3A-7A.7, the developer is responsible to construct fencing adjacent to micropath connections to distinguish common from private areas. Sidewalks: Sidewalks are required along all public streets as set forth in UDC 11-3A-17. The applicant proposes to construct a combination of 5-foot wide attached and detached sidewalks throughout the development in accord with UDC standards. Pathways: According to the Pathways Master Plan, a multi-use pathway clips the SWC of this property. Parks is currently reviewing the pathways in this area due to the upcoming construction of the South Meridian Regional Park and are therefore not requiring a multi-use pathway at this time. Utilities: Sewer is available to this property under the temporary arraignment that was made for the Southern Highlands and Whitebark Subdivisions. However, the Public Works Department states there is only sufficient capacity to construct an additional 16 homes on this temporary service until additional capacity is provided via the extension of the southwestern leg of the Ten Mile Trunk Sewer, or if additional capacity identified in the new Wastewater Master Planning effort that is scheduled to be completed later this year. Water is available from the stub street from the north, but public works requires a looped water system that would require the project to have access to water in E. Lake Hazel Road. Water in E. Lake Hazel Road will not be available to this property until March 2018 at the earliest unless the applicant constructs the necessary infrastructure. Staff recommends that the Planning and Zoning Commission and City Council review this project in the context of the availability of utilities and make a determination as to whether it is in the best interest of the City to annex this property at this time. Street lighting is required to be installed within the development in accord with the City’s adopted standards, specifications and ordinances. Pressurized Irrigation (PI): An underground PI system is required to be provided to each lot in the subdivision as proposed in accord with UDC 11-3A-15. The applicant is requesting to use city water for irrigation purposes. The applicant shall provide a letter from the applicable irrigation district stating that the property does not have water rights. 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. Topography: The existing homes in Blackrock Subdivision to the northwest of this site are located on a ridge approximately 20-40 feet above the proposed subdivision. The proposed home elevations will range from 18 to 25 feet below the first floor elevations of adjacent Blackrock homes, per the applicant. Lots 11-19, Block 2 have a 40-foot wide slope easement along the rear lot lines. This area is proposed to be maintained by the individual homeowners and should be landscape and maintained in a consistent manner. Staff has concerns about how the homes will be sited on these lots. Prior to Commission the applicant shall provide an exhibit showing a cross section for these lots as well as demonstrating how a home will fit. The applicant shall also provide a master grading plan for the site with the first final plat application. Building Elevations: The applicant has submitted three (3) conceptual sample building elevations for future homes in this development, included in Exhibit A.4. Building materials Exhibit A 10 | P a g e East Ridge Estates Subdivision – H-2016-0137 appear to consist of a mix of board and batten and horizontal lap siding with shake shingle and stone accents. Because homes on lots that back up to E. Lake Hazel Road will be highly visible, staff recommends the rear or sides of structures on lots that face the street incorporate articulation through changes in materials, color, modulation, and architectural elements (horizontal and vertical) to break up monotonous wall planes and roof lines. In summary, Staff recommends approval of the proposed annexation and preliminary plat request for this site with a development agreement and the recommended conditions listed in Exhibit B of this report in accord with the Findings contained in Exhibit D. X. EXHIBITS A. Drawings/Other 1. Vicinity Map 2. Proposed Preliminary Plat and phasing plan (dated: 2/10/16) 3. Proposed Landscape Plan (dated: 02/05/16) 4. Conceptual Building Elevations B. Agency & Department Comments/Conditions C. Legal Description & Exhibit Map for Annexation Boundary D. Required Findings from Unified Development Code Exhibit A 9 | P a g e East Ridge Estates Subdivision – H-2016-0137 A. Drawings 1. Vicinity Map Exhibit A 10 | P a g e East Ridge Estates Subdivision – H-2016-0137 2. Proposed Preliminary Plat (dated: 12/19/16) Exhibit A 11 | P a g e East Ridge Estates Subdivision – H-2016-0137 3. Proposed Landscape Plan (dated; 12/16/16) Exhibit A 12 | P a g e East Ridge Estates Subdivision – H-2016-0137 Exhibit A 13 | P a g e East Ridge Estates Subdivision – H-2016-0137 4. Conceptual Building Elevations Exhibit A 14 | P a g e East Ridge Estates Subdivision – H-2016-0137 B. EXHIBIT B - AGENCY & DEPARTMENT COMMENTS/CONDITIONS 1. PLANNING DEPARTMENT 1.1 Site Specific Conditions of Approval 1.1.1 A Development Agreement (DA) is required as a provision of annexation of this property. Prior to the annexation ordinance approval, a DA shall be entered into between the City of Meridian, the property owner(s) at the time of annexation ordinance adoption, and the developer. Currently, a fee of $303.00 shall be paid by the applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the City within six (6) months of the City Council granting annexation. The DA shall, at minimum, incorporate the following provisions: a. Except the public street access to E. Lake Hazel Road from East Ridge Avenue, direct lot access to E. Lake Hazel Road, an arterial street, is prohibited in accord with UDC 11-3A-3. b. The first phase of the plat shall not include more than sixteen (16) lots until the sewer master plan is updated and demonstrates additional capacity or the trunk line is extended with the development of parcel#R0988260480. c. A final plat shall not be submitted for Lots 43-45, Block 2 and Lots 46-52, Block 1 until the following occurs: 1. Lots 43-45 of Block 1 shall not develop until such time as the applicant reconfigures the plat so that these lots take access from E. Cyanite Drive or the property to the east redevelops and additional vehicular access is provided. 2. Lots 46-52 of Block 1 shall not develop until parcel #R0988260490 develops and vehicular access is provided. d. Future development of this site shall be generally consistent with the preliminary plat and building elevations depicted in Exhibit A and the revisions noted in the staff report. e. The applicant shall comply with the submitted home elevations attached in Exhibit A.4. The rear and/or side of structures that face arterial or collector streets (Lots 23, 25-30, 32, 33, 35, 40, 43, Block 1, Lots 8-15, 25, 27 and 41, Block 3), shall incorporate articulation through changes in two or more of the following: modulation (e.g. – projections, recesses, step-backs, pop-outs), bays, banding, porches, balconies, material types, or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from the subject public street. Single-story structures are exempt from this requirement. f. The site shall develop with a minimum of 20.52% open space (8.41 acres) to include the following amenities: a plaza and overlook, a nature path and covered picnic area and water amenity located on Lot 41 of Block 1, as well as several internal micropaths. Timing for the construction of the amenities is proposed as shown on the phasing plan in Exhibit A.2. g. The 5-foot detached sidewalk along E. Lake Hazel Road west of East Ridge Avenue shall be constructed with phase two of the development and the 5-foot detached sidewalk east of East Ridge Avenue and the 25 foot landscape buffer along the entire frontage of Lake Hazel Road shall be constructed with the third phase of development. The 5-foot detached sidewalk and 25 foot landscape buffer along E. Lake Hazel Road shall be constructed with the third second phase of development. 1.1.2 The preliminary plat included in Exhibit A.2, dated 12/19/16, shall be revised as follows: Exhibit A 15 | P a g e East Ridge Estates Subdivision – H-2016-0137 a. For all common driveways, a perpetual ingress/egress easement is required to be filed with the Ada County Recorder, which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment. b. With the final plat application, the applicant shall provide an exhibit that shows the setbacks, building envelope, and orientation of the lots and structures on all common lots. c. The applicant shall provide an additional stub street to the west to provide greater connectivity in the area. The stub street shall be located adjacent to parcel number S1132346905. d. Lots 11-19, Block 2 have a 40-foot wide slope easement along the rear lot lines. This area is proposed to be maintained by the individual homeowners and should be landscape and maintained in a consistent manner. Staff has concerns about how the homes will be sited on these lots. Prior to Commission the applicant shall provide an exhibit showing a cross section for these lots as well as demonstrating how a home will fit. e. The applicant shall also provide a master grading plan for the site with the first final plat application. 1.1.3 The landscape plan included in Exhibit A.3, dated 12/16/2016, shall be revised as follows: a. The buffer width along E. Lake Hazel Road shall be measured from the back of curb per UDC 11-3B-7C.1a(2); or, the ultimate curb location as determined by ACHD if future road widening is anticipated; revise accordingly. b. All fencing adjacent to all micropath connections shall be installed by the developer to distinguish common from private areas, per UDC 11-3A-7A.7. The applicant shall construct all fencing as proposed. c. If there are any existing trees on the site that are to be removed, the applicant should contact Elroy Huff, City Arborist, at 888-3579 to schedule an appointment to confirm mitigation requirements prior to removal of any trees on the site. Any existing trees proposed to be retained on-site shall be noted on the landscape plan submitted with a final plat application. d. The landscape plan shall be revised to include one (1) tree for every 8,000 square feet of Lot 41, Block 1 per UDC 11-3G-3(E). 1.1.4 The applicant shall submit a detail of the covered picnic shelter, seating areas and water amenity on Lot 41, Block 1 with the final plat application for the applicable phase of development. 1.1.5 Prior to Commission the applicant shall provide a letter from the applicable irrigation district stating that the property does not have water rights or provide a pressurized irrigation system as set forth in UDC 11-3A-15 and 11-3B-6. 1.1.6 The applicant shall comply with all condition of the Ada County Highway District. 1.2 General Conditions of Approval 1.2.1 Comply with all bulk, use, and development standards of the R-8 zoning district listed in UDC Table 11-2-A-5. 1.2.2 Comply with all provisions of 11-3A-3 with regard to access to streets. 1.2.3 Comply with the provisions for irrigation ditches, laterals, canals and/or drai nage 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. Exhibit A 16 | P a g e East Ridge Estates Subdivision – H-2016-0137 1.2.5 Comply with the sidewalk standards as set forth in UDC 11-3A-17. 1.2.6 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J. 1.2.7 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B- 7C. 1.2.8 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B- 11C. 1.2.9 Construct all parkways consistent with the standards as set forth in UDC 11-3A-17E, 11-3G-3B5 and 11-3B-7C. 1.2.10 Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3, including but not limited to cul-de-sacs, driveways, common driveways, easements, blocks, street buffers, and mailbox placement. 1.2.11 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. 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. 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). Exhibit A 17 | P a g e East Ridge Estates Subdivision – H-2016-0137 1.4.5 The preliminary plat approval shall be null and void if the applicant fails to either 1) obtain the City Engineer signature on a final plat within two years; or, 2) gain approval of a time extension as set forth in UDC 11-6B-7. 1.4.6 Upon installation of the landscaping and prior to inspection by Planning Division staff, the applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A. 2. PUBLIC WORKS DEPARTMENT 2.1 SITE SPECIFIC CONDITIONS OF APPROVAL 2.1.1 Type I lighting shall be required along the frontage of the development along Meridian Road, and Type II lighting will be required along the internal streets. A street lighting plan will be required with the submittal of development plans. Plan requirements can be found in section 6-5 of the Improvement Standards for Street Lighting at http://www.meridiancity.org/public_works.aspx?id=272 2.1.2 Sewer is available to this property under the temporary arraignment that was made for the Southern Highlands and Whitebark Subdivisions. However, the Public Works Department states there is only sufficient capacity to construct an additional 16 homes on this temporary service until additional capacity is provided via the extension of the southwestern leg of the Ten Mile Trunk Sewer, or if additional capacity identified in the new Wastewater Master Planning effort that is scheduled to be completed later this year. 2.1.3 The lots taking access from S. Maesaia Way, and the lots taking access via a common driveway from E. Lake Hazel Road, are dependent upon development of adjacent properties and the extension of the southwest leg of the Ten Mile Trunk Sewer, and therefore are non-buildable as designed. No phases of the development can be served with water service until it can be connected to a future 12 inch water main in Lake Hazel Road that is connected to the existing water main in Eagle Road. The Lake Hazel water main Capital Project is scheduled for construction by the City in 2018. The applicant may undertake the construction of this off-site mainline if they so choose. 2.1.4 Due to the elevation differentials in this development, the applicant shall be required to submit an engineered master grading and drainage plan for approval by the Community Development Department. This plan shall establish, at a minimum; the finish floor elevation of each building lot, the finish grade elevations of the rear lot corners, the drainage patterns away from each building pad, the drainage patterns of the overall blocks, and any special swales or subsurface drainage features necessary to control and maintain storm water drainage. Applicant's engineer shall consult the 2012 International Residential Code when establishing the finish floor elevations and drainage patterns away from the building pads. 2.1.5 With the application for a building permit, each home builder must submit lot grading and finished floor elevation consistent with the approved master grading and drainage plan for the subdivision. If deviations from the approved master grading and drainage plan are proposed, they must be submitted and approved by the Community Development Department prior to the issuance of a building permit. Any such revision proposal shall be accompanied by a written authorization from the Developer to allow a revision to the master lot grading plan 2.2 General Conditions of Approval 2.2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. Exhibit A 18 | P a g e East Ridge Estates Subdivision – H-2016-0137 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 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 9-2-28C1). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single -point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 2.2.5 All existing structures that are required to be removed shall be prior to signatur e on the final plat by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. 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, 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 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. Exhibit A 19 | P a g e East Ridge Estates Subdivision – H-2016-0137 2.2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to the issuance of a plan approval letter. 2.2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.2.16 All grading of the site shall be performed in conformance with MCC 11-1-4B. 2.2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.2.18 The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 2.2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.2.20 At the completion of the project, the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 2.2.21 Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting (http://www.meridiancity.org/public_works.aspx?id=272). 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. The contractor’s work and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. Contact the City of Meridian Transportation and Utility Coordinator at 898-5500 for information on the locations of existing street lighting. 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 public sewer, water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-221. Exhibit A 20 | P a g e East Ridge Estates Subdivision – H-2016-0137 3. POLICE DEPARTMENT 3.1 The Police Department has no comment on this application. 4. FIRE DEPARTMENT 4.1 One and two family dwellings not exceeding 3,600 square feet require a fire-flow of 1,000 gallons per minute for a duration of 2 hours to service the entire project. One and two family dwellings in excess of 3,600 square feet require a minimum fire flow as specified in Appendix B of the International Fire Code. Fire Hydrant spacing shall be provided as required by Appendix C of the International Fire Code. 4.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in accordance with International Fire Code Section (IFC) 508.5.4 as follows: a. Fire hydrants shall have the 4 ½” outlet face the main street or parking lot drive aisle. b. Fire hydrants shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works specifications. d. Fire Hydrants shall be placed on corners when spacing permits. e. Fire hydrants shall not have any vertical obstructions to outlets within 10’. f. Fire hydrants shall be placed 18” above finished grade to the center of the 4 ½” outlets. g. Fire hydrants shall be provided to meet the requirements of IFC Section 509.5. h. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. 4.3 In accordance with International Fire Code Section 503.2.5 and Appendix D, any roadway greater than 150 feet in length that is not provided with an outlet shall be required to have an approved turn around. Phasing of the project may require a temporary approved turn around on streets greater than 150' in length with no outlet. 4.4 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28’ inside and 48’ outside, per International Fire Code Section 503.2.4. 4.5 All common driveways shall be straight or have a turning radius of 28’ inside and 48’ outside and have a clear driving surface of 20’ in width capable of supporting an imposed weight of 75,000 GVW, per International Fire Code Section 503.2. 4.6 Provide signage (“No Parking Fire Lane”) for all fire lanes in accordance with International Fire Code Sections 503.4 & D103.6. 4.7 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth in International Fire Code Section 304.1.2. 4.8 Fire lanes, streets, and structures (including the canopy height of mature trees) shall have a vertical clearance of 13’6 as set forth in International Fire Code Section 503.2.1. 4.9 Operational fire hydrants, temporary or permanent street signs, and access roads with an all-weather surface are required to be installed before combustible construction material is brought onto the site, as set forth in International Fire Code Section (IFC) 501.4 and Meridian amendment to IFC 10-4-2J. 4.10 To increase emergency access to the site a minimum of two points of access will be required for any portion of the project which serves more than 30 homes, as set forth in International Fire Code Section D107.1. The two entrances should be separated by no less than ½ the diagonal measurement of the full development as set forth in International Fire Code Section D104.3. The applicant shall provide a stub street to the property to the (west/east/north/south). Exhibit A 21 | P a g e East Ridge Estates Subdivision – H-2016-0137 4.11 The fire department requests that any future signalization installed as the result of the development of this project be equipped with Opticom sensors to ensure a safe and efficient response by fire and emergency medical service vehicles. The cost of this installation is to be borne by the developer. (National Fire Protection Std 1141 Section 5.2.11.1) 4.12 All portions of the buildings located on this project must be within 150’ of a paved surface as measured around the perimeter of the building as set forth in International Fire Code Section 503.1.1. 5. REPUBLIC SERVICES 5.1 All lots on common driveways need to get their carts to the street for trash pickup. 6. PARKS DEPARTMENT 6.1 The applicant shall have an ongoing obligation to maintain all pathways. Exhibit A 22 | P a g e East Ridge Estates Subdivision – H-2016-0137 7. ADA COUNTY HIGHWAY DISTRICT 7.1 Site Specific Conditions of Approval 7.1.1 Dedicate 50-feet of right-of-way from centerline of Lake Hazel Road abutting the site. Compensation? 7.1.2 Widen the pavement to a minimum of 17-feet from centerline with 3-foot wide gravel shoulder along Lake Hazel Road abutting the site.7.1.3 Widen the pavement on Meridian Road to 19- feet from centerline, plus a 3-foot wide gravel shoulder abutting the site. 7.1.3 Construct a westbound right-turn lane on Lake Hazel Road with a minimum storage length of 100 feet at the East Ridge Avenue/ Lake Hazel Road intersection. 7.1.4 Construct a 5-foot wide detached sidewalk along Lake Hazel Road, located a minimum 42-feet from centerline abutting the site. Locate the sidewalk wholly within the public right-of-way or wholly within an easement. Provide a permanent right-of-way easement for any public sidewalk placed outside of the dedicated right-of-way. 7.1.5 Construct Cyanite Drive into the site from the north property line to Gisborne Street, as a 34-foot street section with rolled curb, gutter and attached 5-foot wide sidewalk within 48-feet of right- of-way. 7.1.6 Construct Gisborne Street between Cyanite Drive and Genoard Avenue as a 34-foot street section with rolled curb, gutter and attached 5-foot wide sidewalk within 48-feet of right-of-way. 7.1.7 Construct Genoard Avenue between Gisborne Street and Collingwood Street as a 34 -foot street section with rolled curb, gutter and attached 5-foot wide sidewalk within 48-feet of right-of-way. 7.1.8 Construct Cyanite Drive south of Gisborne Street as a 29-foot street section with rolled curb, gutter, and attached 5-foot wide sidewalk, with parking on one-side of the street, within 43-feet of right-of-way; terminating in a cul-de-sac. 7.1.9 Construct Genoard Avenue north of Gisborne Street as a 29-foot street section with rolled curb, gutter, and attached 5-foot wide sidewalk, with parking on one-side of the street, within 43-feet of right-of-way; terminating in a cul-de-sac. 7.1.10 Construct Genoard Avenue south of Collingwood Street as a 29-foot street section with rolled curb, gutter, and attached 5-foot wide sidewalk, with parking on one-side of the street, within 43- feet of right-of-way; terminating in a cul-de-sac. 7.1.11 Construct Collingwood Street east of Genoard Avenue as a 29-foot street section with rolled curb, gutter, and attached 5-foot wide sidewalk, with parking on one-side of the street, within 43-feet of right-of-way; terminating in a cul-de-sac. 7.1.12 Construct Maesaia Way, located 400-feet west of the east property line, as a 29-foot street section with rolled curb, gutter, and attached 5-foot wide sidewalk, with parking on one-side of the street, within 43-feet of right-of-way; terminating in a cul-de-sac. Maesaia Way cannot be constructed until such time that the property to the north is developed. 7.1.13 Construct East Ridge Avenue, located 830-feet west of the site’s east property line, as a 29-foot street section with rolled curb and gutter, within 33-feet of right-of-way, onto Lake Hazel Road from the site. The 8-foot wide planter strip and detached 5-foot wide sidewalk are to be located within an easement. Install “NO PARKING” signs on both sides of the street in coordination with the District and the Meridian Fire Department. 7.1.14 Construct the cul-de-sacs with a minimum turning radius of 45-feet. Exhibit A 23 | P a g e East Ridge Estates Subdivision – H-2016-0137 7.1.15 Install “NO PARKING” signs on one side of all 29-foot street sections, as specified by the District and in coordination with the Meridian Fire Department. 7.1.16 Provide a permanent right-of-way easement for any sidewalk placed outside of the dedicated right-of-way. 7.1.17 Construct a stub street, between Block 2, Lot 36 and Block 3, Lot 2, as proposed. 7.1.18 IF the City of Meridian requires an additional stub street, locate the street a minimum 125-feet north of Gisborne Street. 7.1.19 Install a sign at the terminus of the stub street stating that, “THIS ROAD WILL BE EXTENDED IN THE FUTURE.” 7.1.20 IF the City of Meridian approves the driveway on Lake Hazel Road, construct a 30-foot wide driveway along the site’s east property line,. Pave the driveway its entire width and at least 30 feet into the site beyond the edge of pavement of the roadway and install pavement tapers with a minimum 15-foot radii. 7.1.21 Payment of impacts fees are due prior to issuance of a building permit. 7.1.22 Comply with all Standard Conditions of Approval. 7.2 Standard Conditions of Approval 7.2.1 All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right -of-way (including all easements). 7.2.2 Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 7.2.3 In accordance with District policy, 7203.3, the applicant may be required to update any existing non-compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance to District Development Review staff for review. 7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 7.2.5 A license agreement and compliance with the District’s Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 7.2.6 All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7.2.7 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 7.2.8 Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details. 7.2.9 All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Exhibit A 24 | P a g e East Ridge Estates Subdivision – H-2016-0137 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 25 | P a g e East Ridge Estates Subdivision – H-2016-0137 C. Legal Description & Exhibit Map for Annexation Boundary Exhibit A 26 | P a g e East Ridge Estates Subdivision – H-2016-0137 Exhibit A 27 | P a g e East Ridge Estates Subdivision – H-2016-0137 D. Required Findings from Unified Development Code 1. Annexation Findings: Upon recommendation from the Commission, the Council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an annexation, the Council shall make the following findings: a. The map amendment complies with the applicable provisions of the Comprehensive Plan; The Applicant is proposing to annex the subject 40.99 acre property with an R-8 zoning district and develop 117 new single-family residential homes. The Commission finds that the proposed map amendment complies with the provisions of the Comprehensive Plan and should be compatible with adjacent residential uses (see section VII above for more information). b. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The Commission finds that the proposed map amendment to the R-8 zoning district is consistent with the purpose statement for the residential districts as detailed in Section VIII above. c. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The Commission finds that the proposed zoning map amendment will not be detrimental to the public health, safety, or welfare. City utilities will be extended at the expense of the applicant. The Commission recommends that the Council consider any oral or written testimony that may be provided when determining this finding. d. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City including, but not limited to, school districts; and, The Commission finds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. e. The annexation is in the best of interest of the City (UDC 11-5B-3.E). The Commission finds annexing this property with an R-8 zoning district is in the best interest of the City if the applicant revises the plat per staff’s recommendation and enters into a development agreement. 2. Preliminary Plat Findings: In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: a. The plat is in conformance with the Comprehensive Plan; The Commission finds that the proposed plat is in substantial compliance with the adopted Comprehensive Plan in regard to land use, transportation, and circulation. Please see Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for more information. Exhibit A 28 | P a g e East Ridge Estates Subdivision – H-2016-0137 b. Public services are available or can be made available and are adequate to accommodate the proposed development; The Commission 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, the Commission finds that the subdivision will not require the expenditure of capital improvement funds. d. There is public financial capability of supporting services for the proposed development; The Commission recommends the Council rely upon comments from the public service providers (i.e., Police, Fire, ACHD, etc.) to determine this finding. (See Exhibit B for more detail.) e. The development will not be detrimental to the public health, safety or general welfare; and The Commission is not aware of any health, safety, or environmental problems associated with the platting of this property that should be brought to the Council’s attention. ACHD considers road safety issues in their analysis. The Commission recommends that the Council consider any public testimony that may be presented when determining whether or not the proposed subdivision may cause health, safety or environmental problems of which Staff is unaware. f. The development preserves significant natural, scenic or historic features. The Commission is unaware of any significant natural, scenic or historic features that exist on this site.