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PZ - Staff Report Page 1 HEARING DATE: 1/2/2020 TO: Planning & Zoning Commission FROM: Sonya Allen, Associate Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: Sky Mesa Highlands H-2019-0123 LOCATION: Northwest corner of S. Eagle Rd. and E. Lake Hazel Rd., in the SE ¼ of Section 32, T.3N., R.1E. (Parcel #R1835500100 & #S1132449300) I. PROJECT DESCRIPTION Annexation of 31.96 acres of land with an R-4 zoning district; and preliminary plat consisting of 75 building lots, 11 common lots and 2 other lots on 30.6 acres of land in the proposed R-4 zoning district. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 30.6 Future Land Use Designation LDR (Low Density Residential) (3 or fewer units/acre) Existing Land Use(s) Rural residential/agricultural with one (1) home Proposed Land Use(s) SFR (single-family residential) Lots (# and type; bldg./common) 75 building; 11 common; 2 other (common driveways) Phasing Plan (# of phases) None (1 phase) Number of Residential Units (type of units) 75 (SFR detached) Density (gross & net) 2.45 gross; 3.96 net Open Space (acres, total [%]/buffer/qualified) 6.55 acres; 21% (consisting of half the street buffer along Eagle Rd., arterial street; internal parkways; and open space areas over 50’ x 100’ in area) Amenities 11% additional qualified open space (of at least 20,000 s.f. in area) above the minimum required; Applicant also proposes to provide access to the amenities in Sky Mesa to the north through HOA CC&R’s STAFF REPORT COMMUNITY DEVELOPMENT DEPARTMENT Page 2 Description Details Page ysical Features (waterways, hazards, flood plain, hillside) The topography of the site slopes up toward E. La ke Hazel Rd. toward the south and west boundaries; there are steep slopes within the common areas on Lot 14, Block 3 and Lot 10, Block 1 Neighborhood meeting date; # of attendees: 10/7/19; 1 attendee History (previous approvals) None B. Community Metrics Description Details Page Ada County Highway District  Staff report (yes/no) Not yet  Requires ACHD Commission Action (yes/no) No Access (Arterial/Collectors/State Hwy/Local)(Existing and Proposed) Access from the north via the extension of S. Cubola Way and S. Pioneer Trail Way in Sky Mesa Commons Sub. Traffic Level of Service Stub Street/Interconnectivity/Cross Access Connection to two (2) future stub streets to the north is proposed; no stub streets exist to this site from the west; no stub streets are proposed to the south for topography reasons Existing Road Network None Existing Arterial Sidewalks / Buffers None Proposed Road Improvements S. Eagle Rd. between Amity & Lake Hazel Rds. is planned to be widened to 5 lanes with curb, gutter & sidewalk and a Level 3 bike facility; and the intersection at Lake Hazel/Eagle Rds. is planned to be widened to 4/5 lanes on Eagle and 3/5 lanes on Lake Hazel & signalized in 2023 per The Five Year Work Plan Fire Service  Distance to Fire Station 2.6 miles (Fire Station #4)  Fire Response Time 6:00 minutes (under ideal conditions)  Resource Reliability 78% (does not meet targeted goal of 80% or greater)  Risk Identification 2 (current resources would not be adequate to supply service)  Accessibility Meets all required access, road widths and turnarounds  Special/resource needs None (will not require an aerial device)  Water Supply 1,000 gallons/minute for one hour  Other Resources Police Service No comments submitted West Ada School District No comments submitted Wastewater  Distance to Sewer Services 0-feet  Sewer Shed North Black Cat  Estimated Project Sewer ERU’s 75  WRRF Declining Balance 13.82  Project Consistent with WW Master Plan/Facility Plan Yes  Impacts/Concerns • Slope needs to be 5% or less Page 3 Description Details Page • Common Driveway at east end of line C needs an additional manhole to ensure sewer tie-in is not less than 90 degrees. Water  Distance to Water Services 0-feet  Pressure Zone 4  Estimated Project Water ERU’s 75  Water Quality Concerns None  Project Consistent with Water Master Plan Yes  Impacts/Concerns 1. Waterlines size not shown. Modeled as 8" throughout project. 2. As currently designed, the water main in the northwest corner will not extend/connect to the northern development. As such, this design does not meet fire flow requirements and the water main must have a second connection to meet minimum fire flows. 3. As currently designed, the static pressure for the southern portion of the development does not meet the requirement of 55 psi. A portion of the property needs to be located in Zone 5 in order to achieve the required pressure. Applicant to coordinate with Engineering to ensure proper pressure and to make sure reconfiguration does not cause dead-end lines. 4. No mainlines in common driveways. Water service lines only. 5. Hydrant needed at the east end of E. Brace Street. C. Project Area Maps Future Land Use Map Aerial Map Zoning Map Planned Development Map Page 4 III. APPLICANT INFORMATION A. Applicant: Todd Tucker, HHS Construction, LLC – 729 S. Bridgeway Place, Eagle, ID 83616 B. Owner: Donald Cantrell – PO Box 5099, Boise, ID 83705 C. Representative: Scott Wonders, J-U-B Engineers, 250 S. Beechwood Ave., Boise, ID 83709 IV. NOTICING Planning & Zoning Posting Date City Council Posting Date Newspaper notification published 12/13/2019 Radius notification mailed to property owners within 300 feet 12/10/2019 Public hearing notice sign posted on site 12/17/2019 Nextdoor posting 12/10/2019 V. STAFF ANALYSIS A. Future Land Use Map Designation (https://www.meridiancity.org/compplan) Low Density Residential (LDR): The purpose of this designation is to allow for the development of single-family homes on large lots where urban services are provided. Uses may include single- family homes at gross densities of 3 dwelling units or less per acre. Page 5 B. Comprehensive Plan Policies (https://www.meridiancity.org/compplan):  “Provide for a wide diversity of housing types (single-family, modular, mobile homes and multi-family arrangements) and choices between ownership and rental dwelling units for all income groups in a variety of locations suitable for residential development.” (3.07.03B) The proposed single-family detached homes will contribute to the diversity in housing types in the City. Staff is unaware if the proposed units will be owner occupied or rental units.  “Provide housing options close to employment and shopping centers.” (3.07.02D) The proposed development is approximately 2.5 miles away from employment areas along Overland Rd. to the north; the project is not in close proximity to shopping centers.  “Require open space areas within all development.” (6.01.01A) Qualified open space is required to be provided in accord with the standards listed in UDC 11-3G-3. As proposed, the proposed qualified open space exceeds the minimum standards.  “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) Urban services can be provided and this development is contiguous to the City.  “Restrict private curb cuts and access points on collectors and arterial streets.” (3.06.02D); Access is proposed via the extension of internal local streets from Sky Mesa Subdivision from the north; no access is proposed via Eagle Rd., the arterial street.  “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) There are no pedestrian connections proposed from the adjacent developments to the north and west to this property; a couple of pedestrian connections are proposed to the properties to the south across Lot 10, Block 1. The proposed land use (i.e. single-family residential) and density (i.e. 2.45 units per acre gross) is consistent with the Comprehensive Plan. The Applicant should comply with UDC standards related to the provisions in the Comprehensive Plan as noted in Section VIII of the staff report. C. Existing Structures/Site Improvements: There is one (1) existing home and three (3) accessory structures on this site that are proposed to remain on Lot 29, Block 1; this property is included in the boundary of the annexation and subdivision because it cannot be verified as an original parcel of record. No changes are proposed to this property; access is proposed to remain the same (via S. Eagle Rd.). The configuration of the lot should be designed so that all structures comply with the minimum dimensional standards/setbacks listed in UDC Table 11-2A-5 for the R-4 zoning district. D. Proposed Use Analysis: Single-family residential detached homes are proposed within this development and are allowed as a principal permitted use in the R-4 zoning district per UDC Table 11-2A-2. The proposed lots average in size at 11,000 square feet with a minimum lot size of 8,000 square feet (s.f.); the majority of lots are 65 feet wide consistent with lots located in other phases of Sky Mesa development to the north. The plat is not proposed to be phased. E. Specific Use Standards (UDC 11-4-3): Not Applicable Page 6 F. Dimensional Standards (UDC 11-2): Development is required to comply with the dimensional standards for the R-4 district listed in UDC Table 11-2A-5. G. Access (UDC 11-3A-3, 11-3H-4): Access is proposed via internal local streets (S. Cubola Way and S. Pioneer Trail Way) extended from the north from Sky Mesa Subdivision; no access is proposed via S. Eagle Rd. except for the existing home proposed to remain on Lot 29, Block 1 which is proposing to retain their access until such time as the property redevelops – at that time, access will be taken internally from within the subdivision. The western access from the north (S. Pioneer Trail Way) was not previously planned on the approved preliminary plat for Sky Mesa; the Applicant has submitted a concept plan showing how access will be provided from the north, which should be vetted through ACHD (see Section VII.B). The UDC (11-3A-3A.3) requires all subdivisions to provide local street access to any use that currently takes direct access from an arterial street such as S. Eagle Rd.; therefore, Staff recommends the existing driveway access via S. Eagle Rd. on Lot 29, Block 1 is removed and access is provided internally in accord with UDC 11-3A-3A.3, unless otherwise waived by City Council. An access easement is depicted on the plat over Lot 30, Block 1, a common lot, for future access to this lot upon redevelopment. The development to the west did not provide a stub street to this property; no stub streets are proposed to the south because of the steep slopes in that area. Two (2) common driveways are proposed on Lots 8 and 16, Block 1; common driveways are required to comply with the standards listed in UDC 11-6C-3D. H. Parking (UDC 11-3C): Off-street parking is required for single-family detached dwellings as set forth in UDC Table 11- 3C-6. Guest parking can be accommodated on both sides of local streets. I. Pathways (UDC 11-3A-8): There are no multi-use pathways required on this site per the Pathways Master Plan. However, there are 675+/- linear feet of pathways proposed as amenities in the common areas on Lot 14, Block 3 and Lot 10, Block 1. J. Sidewalks (UDC 11-3A-17): Sidewalk are required to be provided with development as set forth in UDC 11-3A-17. A 5-foot wide detached sidewalk is proposed along S. Eagle Rd. and a 7-foot wide detached sidewalk is proposed along E. Lake Hazel Rd. Detached sidewalks are proposed along internal local streets. The sidewalk is not proposed to extend across Lot 29, Block 1 where the existing home is to remain; Staff recommends the sidewalk is extended across the frontage of this lot with development as required by UDC 11-3A-17 for safe pedestrian access along Eagle Rd. K. Parkways (UDC 11-3A-17): Parkways are proposed along all internal local streets with landscaping per the standards listed in UDC 11-3B-7C. L. Landscaping (UDC 11-3B): Landscaping is required to be provided with development as set forth in UDC Table 11-2A-5 and 11-3B and 11-3G-3E. Page 7 A minimum 25-foot wide street buffer is required along S. Eagle Rd. and E. Lake Hazel Rd. per UDC Table 11-2A-5, landscaped per the standards listed in UDC 11-3B-7C. The street buffer should be extended along the frontage of Lot 29, Block 1 where the existing home is to remain in a common lot as required by UDC 11-3B-7C.2a. If the unimproved street right of way is ten feet (10') or greater from the edge of pavement to edge of sidewalk or property line, the developer shall maintain a ten foot (10') compacted shoulder meeting the construction standards of the transportation authority and landscape the remainder with lawn or other vegetative ground cover as set forth in UDC 11-3B-7C.5a. Landscaping is required along all pathways in accord with the standards listed in UDC 11- 3B-12C; a minimum of 1 tree is required per 100 linear feet of pathway – the landscape plan should be revised accordingly to include landscaping along the pathways in Lot 14, Block 3 and Lot 10, Block 1. The Landscape Requirements table should also include calculations for the linear feet of pathways proposed and the number of trees required and proposed. Landscaping is required within all common areas per the standards in UDC 11-3G-3E (i.e. one deciduous shade tree per 8,000 square feet and lawn, either seed or sod); the landscape plan should be revised accordingly to include landscaping in Lot 14, Block 3 and Lot 10, Block 1 in accord with this requirement; calculations should also be included in the Landscape Requirements table demonstrating compliance. M. Qualified Open Space (UDC 11-3G): A minimum of 10% qualified open space is required to be provided for this development per UDC 11-3G-3A. A qualified open space exhibit is included in Section VII.D that depicts a total of 6.55 acres (or 21%) of qualified open space consisting of half the street buffer along Eagle Rd. and E. Lake Hazel Rd., 8’ wide parkways along internal local streets and common areas over 50’ x 100’ in area in excess of UDC standards. A large part of the common area includes two areas with significant slopes that are proposed to be landscaped in accord with the standards listed in UDC 11-3G-3E.2. N. Qualified Site Amenities (UDC 11-3G): A minimum of one (1) site amenity is required to be provided for this development per UDC 11- 3G-3A.2 that meets the standards set forth in UDC 11-3G-3C. Approximately 675 linear feet of pedestrian pathways are proposed; however, they do not count as a “qualified” amenity because they do not connect to an existing or planned pedestrian or bicycle route outside the development as designated on the Pathways Master Plan per UDC 11- 3G-3C.3. This development is proposed to be included in the Sky Mesa Homeowner’s Association and will be granted access to all amenities in that development consisting of (2) swimming pools and clubhouses, sports fields (i.e. ball field, basketball court), walking paths, playground structure and a swing set. The distance to these amenities range from 950-2,400 feet away from the northwest corner of this development (see exhibit in Section VII.D). Because this will essentially be another phase of Sky Mesa and amenities were provided above the minimum standards for that development, Staff is amenable to the Applicant’s request. O. Waterways (UDC 11-3A-6): The Grimmett Lateral runs along the west and north boundaries of the site within a 30-foot wide irrigation easement that is proposed to remain open on the west side and be piped on the north side; along the west boundary, this easement lies approximately 17 feet off the property line resulting in a 47’+/- encroachment/building setback for affected lots. Fencing Page 8 is proposed along the east side of the easement line within building lots resulting in a very large area that will be unusable for homeowner’s of these lots that they will have to pay taxes on, although it may provide an amenity of sorts with wildlife. Note: When East Ridge Estates Subdivision was approved on the adjacent property to the west in 2017, Council approved a waiver for the easement to be located within adjacent building lots which resulted in a 45-foot wide building setback for adjacent building lots. The UDC (11-3A-6E) requires irrigation easements wider than 10 feet to be included in a common lot that is a minimum of 20 feet wide and outside of a fenced area, unless modified by City Council at a public hearing; the Applicant requests approval of a waiver to this requirement to allow the easement to be located within adjacent building lots. If Council does not approve the waiver, the easement should be placed in common lots. The UDC (11-3A-6B) requires all laterals to be piped unless used as a water amenity or linear open space as defined in UDC 11-1A-1; the Applicant requests Council approval of a waiver to this requirement to leave the Grimmett Lateral open. Council may grant a waiver if it finds the public purpose requiring such will not be served and public safety can be preserved. If Council does not approve the requested waiver, the lateral should be piped. P. Fencing (UDC 11-3A-6, 11-3A-7): Fencing is required to comply with the standards listed in UDC 11-3A-6C and 11-3A-7. Fencing is depicted on the landscape plan as follows: 6’ open vision black tube steel is proposed along the canal easement at the west and north boundaries; a 6’ tall closed vision vinyl fence is proposed at the back edge of the street buffer along S. Eagle Rd. and along the rear and sides of building lots abutting common areas along local streets; a 4’ tall open vision black tube steel fence is proposed adjacent to other internal common areas. Q. Utilities (UDC 11-3A-21): Connection to City water and sewer services is proposed via existing 8-inch water and sewer mains in Sky Mesa Commons subdivision at the north boundary of this site. Street lighting is required to be installed in accord with the City’s adopted standards, specifications and ordinances. Pressure irrigation will be provided by the Boise Project Board of Control via the existing Sky Mesa pressure irrigation system. The existing home is required to hook up to City water and sewer services at the developers expense within 60 calendar days of such services becoming available in accord with MCC 9-1-4 and 9-4-8. At such time, the septic tank should be abandoned and the well solely used for irrigation purposes. See Section VIII.B below for Public Works comments/conditions. R. Storm Drainage (UDC 11-3A-18) An adequate storm drainage system is required to be provided in this development in accord with the City’s adopted standards, specifications and ordinances; design and construction is required to follow Best Management Practices as adopted by the City. Storm drainage is proposed to be mitigated by detention/retention ponds and/or underground seepage bed disposal in accord with ACHD design criteria. A master grading and drainage plan is required to be submitted with the final plat application. Page 9 S. Building Elevations (UDC 11-3A-19 | Architectural Standards Manual): Conceptual building elevations were submitted that demonstrate the architecture and building materials for single and 2-story structures proposed within the development that include a mix of materials and colors with stone veneer wainscot (see Section VII.F). Because all of the proposed units are detached, they are not subject to design review. VI. DECISION A. Staff: Staff recommends approval of the proposed AZ and PP applications with the requirement of a Development Agreement per the comments and conditions in Section VIII and the Findings in Section IX. Page 10 VII. EXHIBITS A. Annexation & Zoning Legal Description and Exhibit Map Page 11 Page 12 B. Preliminary Plat (date: 10/22/2019) & Conceptual Plans Page 13 Page 14 Revised concept plat for adjacent property to the north (Sky Mesa) showing access to the subject property Conceptual redevelopment plan for Lot 29, Block 1 Page 15 C. Landscape Plan (date: 10/22/2019) & Site Amenities in Sky Mesa Subdivision Page 16 Page 17 Page 18 D. Qualified Open Space Exhibit (Revised) Page 19 E. Conceptual Building Elevations VIII. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING 1. A Development Agreement (DA) is required as a provision of annexation of this property. Prior to approval of the annexation ordinance, 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 Planning Division within six (6) months of the City Council granting the annexation. The DA shall, at minimum, incorporate the following provisions: a. Future development of this site shall be generally consistent with the preliminary plat, landscape plan, future redevelopment plan and conceptual building elevations included in Section VII and the provisions contained herein. b. The existing home proposed to remain on Lot 29, Block 1 shall hook up to City water and sewer services at the developers expense within 60 calendar days of Page 20 such services becoming available in accord with MCC 9-1-4 and 9-4-8. At such time, the septic tank shall be abandoned and the well solely used for irrigation purposes. c. The CC&R’s for Sky Mesa Subdivision shall allow for this development to use their common area and site amenities; a revised copy of the recorded CC&R’s demonstrating compliance with this provision shall be submitted with the final plat application. 2. The preliminary plat included in Section VII.B, dated 10/22/2019, shall be revised prior to the City Council hearing as follows: a. Remove the existing driveway access via S. Eagle Rd. on Lot 29, Block 1 where the existing home is to remain in accord with UDC 11-3A-3A.3, unless otherwise waived by City Council. If access via Eagle Rd. isn’t approved, access should be provided via a common driveway as depicted on the conceptual redevelopment plan in Section VII.B. b. Extend the detached sidewalk along S. Eagle Rd. across Lot 29, Block 1 where the existing home is to remain in accord with UDC 11-3A-17. c. Extend the minimum 25-foot wide street buffer along S. Eagle Rd. across the frontage of Lot 29, Block 1 in a common lot as set forth in UDC Table 11-2A-5 and 11-3B-7C.2a. d. Lot 29, Block 1 is required to have street frontage on a public street (30’ flag or 60’) or on a common driveway, which doesn’t require frontage per UDC 11-2A-3B and Table 11-2A-5. e. Include a minimum 15-foot wide common lot for a micro-path and landscaping at the end of the S. Burgo Pl. cul-de-sac connecting to Lot 14, Block 3. f. The existing home and accessory structures proposed to remain on Lot 29, Block 1 shall comply with the minimum dimensional standards listed in UDC Table 11-2A-5 for the R- 4 zoning district; make any revisions to the lot configuration necessary for compliance. g. The irrigation easements depicted along the west and north property boundaries shall be included in common lots outside of a fenced area, unless otherwise modified by City Council per UDC 11-3A-6E. 3. The landscape plan included in Section VII.C, dated 10/22/2019, shall be revised prior to the City Council hearing as follows: a. Remove the existing driveway access via S. Eagle Rd. on Lot 29, Block 1 where the existing home is to remain in accord with UDC 11-3A-3A.3, unless otherwise waived by City Council. a. Extend the detached sidewalk along S. Eagle Rd. across Lot 29, Block 1 where the existing home is to remain in accord with UDC 11-3A-17. b. Extend the minimum 25-foot wide street buffer along S. Eagle Rd. across the frontage of Lot 29, Block 1 in accord with UDC Table 11-2A-5 in a common lot; depict landscaping within the buffer as set forth in UDC 11-3B-7C. c. Include the width of the street buffer proposed along S. Eagle Rd. and E. Lake Hazel Rd. in the Landscape Requirements table (minimum 25-feet wide). Page 21 d. Include a minimum 15-foot wide common lot with a minimum 5-foot wide micro-path and landscaping on either side per the standards listed in UDC 11-3B-12C at the end of the S. Burgo Pl. cul-de-sac connecting to Lot 14, Block 3. e. Correct “Block 1 Lot 50” in the Landscape Requirements table to read “Block 1 Lot 49”. f. Depict landscaping along the pathways in Lot 14, Block 3 and Lot 10, Block 1 in accord with the standards listed in UDC 11-3B-12C; include calculations in the Landscape Requirements table for the linear feet of pathways proposed and the number of trees required and proposed that demonstrate compliance. g. Depict landscaping within the common areas on Lot 14, Block 3 and Lot 10, Block 1 in accord with the standards listed in UDC 11-3G-3E.2 (i.e. one deciduous shade tree per 8,000 square feet and lawn, either seed or sod); also include calculations demonstrating compliance in the Landscape Requirements table. h. If topography allows, extend the pathway on Lot 14, Block 3 out to the sidewalk along Pioneer Trail Way. i. The irrigation easements depicted along the west and north property boundaries shall be included in common lots outside of a fenced area, unless otherwise modified by City Council per UDC 11-3A-6E. j. If the unimproved street right of way is ten feet (10') or greater from the edge of pavement to edge of sidewalk or property line, a ten foot (10') compacted shoulder meeting the construction standards of the transportation authority with the remainder landscaped with lawn or other vegetative ground cover shall be depicted as set forth in UDC 11-3B-7C.5a. 4. All common driveways shall comply with the standards listed in UDC 11-6C-3D. 5. For lots accessed by common driveways, an exhibit shall be submitted with the final plat application that depicts the setbacks, fencing, building envelope and orientation of the lots and structures as set forth in UDC 11-6C-3D. Driveways for abutting properties that aren’t taking access from the common driveway(s) shall be depicted on the opposite side of the shared property line away from the common driveway. Solid fencing adjacent to common driveways is prohibited unless separated by a minimum 5-foot wide landscaped buffer. 6. A perpetual ingress/egress easement for the common driveways on Lots 8 and 16, Block 1 shall 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 in accord with UDC 11-6C-3D.8. A copy of said easement shall be submitted to the Planning Division prior to signature on the final plat by the City Engineer. 7. Provide address signage for homes accessed by the common driveways on Lots 8 and 16, Block 1 at the public street for emergency wayfinding purposes. 8. The Grimmett Lateral that lies along the west and north boundaries of the site shall be piped as set forth in UDC 11-3A-6B unless otherwise waived by City Council. The Applicant requests a waiver to this requirement to allow the lateral along the west boundary of the site to remain open; the lateral on the north side of the site is proposed to be piped. Council may grant a waiver if it finds the public purpose requiring such will not be served and public safety can be preserved. 9. A master grading and drainage plan is required to be submitted with the final plat application. Page 22 B. PUBLIC WORKS 1. Site Specific Conditions of Approval 1.1. Waterlines sizes are not shown. Conceptually modeled as 8" throughout project. 1.2. As currently designed, the water main in the northwest corner will not extend/connect to the northern development. As such, this design does not meet fire flow requirements and the water main must have a second connection to meet minimum fire flows. 1.3. As the water system is currently designed, the static pressure for the southern portion of the development does not meet the requirement of 55 psi. A portion of the property needs to be located in Zone 5 in order to achieve the required pressure. Applicant to coordinate with Engineering to ensure proper pressure and to make sure reconfiguration does not cause dead-end lines. 1.4. No water mainlines in common driveways. Water service lines only. 1.5. Fire Hydrant needed at the east end of E. Brace Street. 1.6 Sanitary sewer slope needs to be 5% or less. 1.7 The common driveway at east end of sanitary sewer mainline C needs an additional manhole to ensure sewer tie-in is not less than 90 degrees. 1.8 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 prior to signature on the final plat by the City Engineer. This plan shall establish, at a minimum; the finish floor elevation for 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. General Conditions of Approval 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 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. 2.3 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 Page 23 Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted, reviewed, and approved prior to development plan approval. 2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year- round source of water (MCC 12-13-8.3). 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. 2.5 All existing structures that are required to be removed shall be prior to signature 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. 2.6 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 addressed 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. 2.7 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. 2.8 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. 2.9 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. 2.10 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. 2.11 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. 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. 2.13 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. 2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H. 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. Page 24 2.18 The design 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. 2.19 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. 2.20 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. 2.21 A street light plan will need to be included in the civil construction plans. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272. 2.22 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. 2.23 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 887-2211. C. FIRE DEPARTMENT http://weblink.meridiancity.org/WebLink8/DocView.aspx?id=179906 D. POLICE DEPARTMENT http://weblink.meridiancity.org/weblink8/0/doc/181049/Page1.aspx E. BOISE PROJECT BOARD OF CONTROL http://weblink.meridiancity.org/weblink8/browse.aspx F. CENTRAL DISTRICT HEALTH DEPARTMENT http://weblink.meridiancity.org/weblink8/0/doc/180514/Page1.aspx G. DEPARTMENT OF ENVIRONMENTAL QUALITY http://weblink.meridiancity.org/weblink8/0/doc/180404/Page1.aspx Page 25 H. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO http://weblink.meridiancity.org/weblink8/0/doc/180617/Page1.aspx IX. FINDINGS A. Annexation and/or Rezone (UDC 11-5B-3E) Required 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 and/or rezone, the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; Staff finds the Applicant is proposing to annex and develop the subject property with 75 single- family residential units in the R-4 zoning district at a gross density of 2.45 units/acre consistent with the LDR FLUM designation. (See section V above for more information.) 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff finds the proposed map amendment and development complies with the purpose statement of the residential districts in that it will contribute toward the range of housing opportunities available within the City consistent with the Comprehensive Plan. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds the proposed map amendment should not be detrimental to the public health, safety and welfare as the proposed low density residential uses should be compatible with adjacent existing and future residential development. 4. 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 Staff finds City services are available to be provided to this development. The School District has not submitted comments on this application. 5. The annexation (as applicable) is in the best interest of city. Staff finds the proposed annexation is in the best interest of the City if the Applicant complies with the conditions in Section VIII. B. Preliminary Plat (UDC 11-6B-6) 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; (Ord. 08-1372, 7-8-2008, eff. 7-8-2008) Staff finds the proposed plat is generally in conformance with the UDC if the Applicant complies with the conditions of approval in Section VIII. 2. Public services are available or can be made available ad are adequate to accommodate the proposed development; Staff finds public services can be made available to the subject property and will be adequate to accommodate the proposed development. Page 26 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; Staff finds the proposed plat is in conformance with scheduled public improvements in accord with the City’s CIP. 4. There is public financial capability of supporting services for the proposed development; Staff finds there is public financial capability of supporting services for the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and Staff finds the proposed development will not be detrimental to the public health, safety or general welfare. 6. The development preserves significant natural, scenic or historic features. (Ord. 05-1170, 8- 30-2005, eff. 9-15-2005) Staff is unaware of any significant natural, scenic or historic features that need to be preserved with this development.