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PZ - Staff Report Page 1 HEARING DATE: 1/16/2020 Continued from: 12/19/2019 TO: Planning & Zoning Commission FROM: Sonya Allen, Associate Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: H-2019-0106 Shelburne South LOCATION: North side of E. Amity Rd., ¼ mile west of S. Cloverdale Rd., in the SE ¼ of Section 28, T.3N., R.1E. I. PROJECT DESCRIPTION Annexation of 29.01 acres of land with an R-8 zoning district; and, Preliminary plat consisting of 99 building lots, 19 common area lots and 1 other lot on 27.9 acres of land in the R-8 zoning district. II. SUMMARY OF REPORT A. Project Summary Description Details Acreage 27.9 Future Land Use Designation MDR (Medium Density Residential: 3 -8 units/acre) Existing Land Use(s) Rural residential/agricultural (3 homes & accessory structures) Proposed Land Use(s) Single-family Residential (SFR) Lots (# and type; bldg./common) 99 building; 19 common; 1 other Phasing Plan (# of phases) Yes - 2 phases Number of Residential Units (type of units) 99 detached units Density (gross & net) 3.55 gross/6.23 net Open Space (acres, total [%]/buffer/qualified) 4.33 acres/15.52% Amenities Sports court (pickleball); open waterway; shade structure with picnic tables, bench and bicycle parking Physical Features (waterways, hazards, flood plain, hillside) Nine Mile Creek and Ten Mile Feeder Canal cross this site Neighborhood meeting date; # of attendees: 8/6/2019; 2 attendees STAFF REPORT COMMUNITY DEVELOPMENT DEPARTMENT Page 2 Description Details History (previous approvals) None B. Community Metrics Description Details Ada County Highway District  Staff report (yes/no) Yes (Traffic Impact Study was not required)  Requires ACHD Commission Action (yes/no) No Access (Arterial/Collectors/State Hwy/Local)(Existing and Proposed) Access via E. Amity Rd., an arterial street; and S. Selatir Way, a local street from the north to be constructed with Shelburne East Subdivision Traffic Level of Service Eagle Rd. & Amity Rd. – Better than “E”; Cloverdale Rd. – “F” (see ACHD report for more information) Stub Street/Interconnectivity/Cross Access Stub streets proposed to west and east for future extension Existing Road Network E. Amity Rd., arterial street Existing Arterial Sidewalks / Buffers None Proposed Road Improvements A center turn lane is required on Amity Rd. at the Amorita Ave. intersection with the 1st phase of development; or provide a turn lane analysis to ACHD for review. Dedicate ROW to total 37’ from centerline of Amity Rd. & improve Amity to 17’ of pavement from centerline Fire Service  Distance to Fire Station 2.2 miles (closest to Fire Station #4)  Fire Response Time 3:00 minutes under ideal conditions  Resource Reliability 78% - does not meet the target goal of 80% or greater  Risk Identification 1 (current resources would be adequate to supply service)  Accessibility Does not meet all required access (see Section VIII.C)  Special/resource needs An aerial device is not required  Water Supply 1,000 gallons per minute for one hour  Other Resources See Section VIII.C Police Service  Distance to Police Station 5 miles  Police Response Time 5 minutes  Calls for Service 145 calls within 1 mile of site (within 12 month period)  % of calls for service split by priority See Section VIII.D  Accessibility No issues  Specialty/resource needs None  Crimes  Crashes 17 crashed within 1 mile of site (within 12 month period)  Other Reports No outstanding issues or concerns West Ada School District  Distance (elem, ms, hs) Silver Sage Elementary: 5.1 miles Lake Hazel Middle School: 2.4 miles Mountain View High School: 4.8 miles (Note: Enrollment at Hillsdale Elementary is currently capped; students in this subdivision will attend Silver Sage Elementary until a new school is built.)  Capacity of Schools Silver Sage Elementary: 405 Page 3 Description Details Lake Hazel Middle School: 1,000 Mountain View High School: 1,800  # of Students Enrolled Silver Sage Elementary: 295 Lake Hazel Middle School: 1,085 Mountain View High School: 2,277 Wastewater  Distance to Sewer Services Contiguous once Shelburne No. 2 is constructed  Sewer Shed South Black Cat Trunkshed  Estimated Project Sewer ERU’s 99 Building Lots  WRRF Declining Balance 13.77  Project Consistent with WW Master Plan/Facility Plan Yes  Impacts/Concerns None at this time Water  Distance to Water Services Contiguous once Shelburne East No. 1 is constructed  Pressure Zone 4  Estimated Project Water ERU’s 99 Building Lots  Water Quality Concerns None  Project Consistent with Water Master Plan Yes  Impacts/Concerns No redundant connection for homes to the west of Amortia Ave, however development to the west will correct this issue. Water connection from Shelburne East Sub to Amity must be completed by phase 3 of Shelburne East. COMPASS (Communities in Motion 2040 2.0) See Section VIII.E Page 4 C. Project Area Maps III. APPLICANT INFORMATION A. Applicant: Shelburne Properties, LLC – 7629 E. Pinnacle Peak Rd., #110, Scottsdale, AZ 85255 B. Owners: Shelburne Properties, LLC – 7629 E. Pinnacle Peak Rd., #110, Scottsdale, AZ 85255 Kenneth A. Williams – 4205 E. Bott Ln., Meridian, ID 83642 Future Land Use Map Aerial Map Zoning Map Planned Development Map Page 5 Gordon Jay Skinner – 4120 E. Amity Rd., Meridian, ID 83642 C. Representative: Ben Thomas, Civil Innovations, PLLC – 1043 E. Park Blvd., Ste. 101, Boise, ID 83712 IV. NOTICING Planning & Zoning Posting Date City Council Posting Date Notification published in newspaper 11/29/2019 Radius notification mailed to property owners within 300 feet 11/26/2019 Public hearing notice sign posted on site 1/7/2020 Nextdoor posting 11/26/2019 V. STAFF ANALYSIS A. Future Land Use Map Designation (https://www.meridiancity.org/compplan) MDR (Medium Density Residential) – The MDR designation allows smaller lots for residential purposes within City limits. Uses may include single-family homes at gross densities of 3 to 8 dwelling units per acre. The proposed single-family homes and gross density of 3.55 units per acre is at the low end of the desired density range but is consistent with previous phases of Shelburne Subdivision to the north and west and with the MDR designation. 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.  “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 development exceeds the minimum qualified open space requirement.  “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) One (1) access is proposed via E. Amity Rd., the abutting arterial street; local street access is not available at this time but will be in the future from the north when Shelburne Subdivision No. 2 develops. Stub streets are proposed to the properties to the west and east for future extension and interconnectivity.  “Require pedestrian access connectors in all new development to link subdivisions together to promote neighborhood connectivity as part of a community pathway system.” (3.03.03B) There are no pedestrian connections proposed to adjacent properties other than sidewalks along stub streets; Staff recommends a multi-use pathway is constructed along the southwest side of the Page 6 Nine Mile Creek from the east to the northwest boundary of the subdivision for future extension and interconnectivity between neighborhoods as noted below; and an easement for a multi-use pathway is provided on the northeast side of the Ten Mile feeder canal for future construction of a pathway if needed. C. Existing Structures/Site Improvements: There are three (3) existing homes and accessory structures on this site. Only one (1) of the existing homes will remain on a lot in the proposed subdivision (i.e. Lot 1, Block 4); the remaining structures should be removed from the site prior to signature on the final plat by the City Engineer for the phase in which they are located. The address for the home to remain will change to be addressed off of W. Selatir Way when constructed. The Applicant submitted a conceptual development plan for Lot 1, Block 4 that demonstrates how the site could, but is not required to, redevelop in the future (see Section VIII.F). D. Preliminary Plat: There is an out-parcel (#S1128438652, Bunch/Kirkwood property) along the southern boundary of the project site that fronts on E. Amity Rd.; the City Attorney has deemed it be a legally divided parcel from the subject property and as such is not required to be included in the boundary of the proposed subdivision. Public street frontage (E. Grayson St., a local street) is proposed on the plat for future access upon redevelopment of that property so that access via the arterial street (i.e. Amity Rd.) can be terminated in accord with UDC 11-3A-3A in the future. The proposed minimum lot size is 5,446 square feet (s.f.) and the average lot size is 6,994 s.f. E. Proposed Use Analysis: Only single-family lots are proposed; single-family detached dwellings are listed as a principal permitted use in the R-8 zoning district per UDC Table 11-2A-2. F. Specific Use Standards (UDC 11-4-3): Not applicable (single-family dwellings are not subject to specific use standards) G. Dimensional Standards (UDC 11-2): All future development is subject to the dimensional standards of the R-8 zoning district set forth in UDC Table 11-2A-6. The existing home that is proposed to remain on Lot 1, Block 4 meets the setback standards of the district. The proposed lots meet the minimum dimensional standards of the district. H. Access (UDC 11-3A-3, 11-3H-4): One (1) public street access is proposed via E. Amity Rd., an arterial street; and one (1) local street access is proposed to be extended from the north with development of Shelburne East Subdivision. One (1) stub street is proposed to the west and two (2) stub streets are proposed to the east for future extension and interconnectivity. The out-parcel that fronts on E. Amity Rd., an arterial street, will have frontage on an internal local street, E. Grayson St., for future access internally from within the subdivision. Staff recommends a note is added to the final plat prohibiting direct lot access via E. Amity Rd to all the lots within the subject subdivision. One (1) common driveway is proposed on Lot 6, Block 5 for access to Lots 7-9, Block 5 from E. Grayson St., a local street. Common driveways are required to comply with the standards listed in UDC 11-6C-3D which include but are not limited to the following: A perpetual ingress/egress easement is required to be filed with the Ada County Recorder for the common driveway which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment – a Page 7 copy of which should be submitted to the Planning Division prior to signature on the final plat by the City Engineer; and an exhibit is required to be submitted with the final plat application that depicts the setbacks, fencing, building envelope and orientation of the lots and structures that are accessed by the common driveway. 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. Address signage should be provided at the public street for homes accessed by the common driveway for emergency wayfinding purposes. Note: If desired, the Applicant could provide a common driveway north of E. Davin St. for access to Lots 48-51, Block 4 if approved by the Fire Dept. as set forth in UDC 11-6C-3D.3; this would allow an increase in the adjacent common area. Revised plans should be submitted at least 10 days prior to the Council meeting if the change is desired. Access is currently provided to the existing home proposed to remain on Lot 1, Block 4 (the Williams’ property) and to the abutting property to the west that is not a part of this development (Parcel #S1128438580, owned by the Freeman’s) via S. Selatir Ln, a private lane, from E. Bott Ln. to the north; access to the Freeman property via Selatir Ln. is obtained across the William’s property. To ensure access is still provided to the Freeman property once Shelburne East develops to the north and S. Selatir Ln. is removed, Staff recommends a cross-access easement for a minimum 20-foot wide driveway is required to that property across Lot 1, Block 4. This easement should remain in effect until such time as the Freeman property redevelops and public street access is provided to that property. Development of this project is limited to 30 building lots until such time as two (2) separate approved Fire Dept. access points are completed. I. Parking (UDC 11-3C): Off-street parking is required to be provided for the proposed use as set forth in UDC Table 11-3C-6 based on the number of bedrooms per unit. On-street parking is also available along local streets within the development for guest/additional parking. J. Pathways (UDC 11-3A-8): An internal 5-foot wide pathway is proposed through Block 4 along the south side of the Nine Mile Creek. At the recommendation of the Park’s Department, Staff recommends this pathway is constructed at 10 feet in width in a 14-foot wide public pedestrian easement and serves as a segment of the City’s multi-use pathway system; this pathway should extend from the east to the northwest perimeter boundary of the subdivision for future extension and interconnectivity with adjacent neighborhoods. The pathway should be constructed in accord with the standards listed in UDC 11-3A-8 and landscaping should be installed adjacent to the pathway in accord with the standards listed in UDC 11-3B-12C. The Pathways Master Plan depicts a segment of the City’s multi-use pathway system along the northeast side of the Ten Mile Feeder Canal, located at the northeast corner of the site. As this area is not accessible from this development without a pedestrian bridge and is at the east boundary of the City’s Area of Impact, the Park’s Department is not recommending a multi-use pathway is constructed at this time; however, a 14-foot wide public pedestrian easement should be dedicated to allow the pathway to be constructed in the future if needed. Page 8 K. Sidewalks (UDC 11-3A-17): Sidewalks are required to be provided with development along both sides of all public streets in accord with the standards set forth in UDC 11-3A-17. Minimum 5-foot wide detached sidewalks are required along E. Amity Rd., an arterial street; and attached sidewalks are required along all internal local streets as proposed. L. Parkways (UDC 11-3A-17): Eight-foot wide parkways are proposed at the entry of the development adjacent to S. Amorita Ave landscaped with Class II trees per the standards listed in UDC 11-3A-17. M. Landscaping (UDC 11-3B): Landscaping is required in accord with the standards listed in UDC 11-3B as follows: Street buffers: A 35-foot wide street buffer is required and proposed along E. Amity Rd., an entryway corridor, per UDC Table 11-2A-6, landscaped per the standards listed in UDC 11-3B-7C; trees in excess of the minimum standards are proposed. Parkways: Parkways are required to comply with the standards listed in UDC 11-3A-17E and be landscaped per the standards listed in UDC 11-3B-7C; calculations should be depicted in the Landscape Calculations table on the landscape plan demonstrating compliance with these standards. Common open space: Common areas are required to be landscaped per the standards listed in UDC 11-3G-3E. Trees are proposed in excess of the minimum required. See the Qualified Open Space section below for more information. Pathways: Landscaping is required adjacent to pathways in accord with the standards listed in UDC 11-3B-12C. A pathway is proposed through Block 4 along the south side of the Nine Mile Creek; calculations should be included in the Landscape Calculations table on the landscape plan demonstrating compliance with the standards in UDC 11-3B-12C.2. Mitigation: Mitigation is required for all existing trees, 4” caliper and greater in size, that are removed from the site as set forth in UDC 11-3B-10C.5. The landscape plan depicts 30+/- trees that are proposed to be removed that may require mitigation; the applicant should coordinate with Elroy Huff, the City Arborist, at 208-371-1755 to determine mitigation requirements. The landscape plan includes a note stating, “extra trees provided above those required for mitigation: 272 trees (2” cal.) = 544 cal. Inches” which should satisfy the mitigation requirements; however, that will be determined after the City Arborist’s inspection. N. Qualified Open Space (UDC 11-3G): A minimum of 10% qualified open space is required to be provided. Based on a total of 27.9 acres of land, a minimum of 2.79 acres is required that complies with the standards listed in UDC 11-3G-3. The proposed qualified open space consists of the street buffer along E. Amity Rd., an arterial street (50% = 0.42 of an acre); a centrally located linear open space area along the Nine Mile Creek that includes a water feature (2.84 acres); a 110’ x 113’ common area near the southeast corner of the site on Lot 3, Block 2 (0.29 of an acre); and parkways (0.04 acre) adjacent to S. Amorita Ave. at the entry of the development from Amity Rd. totaling 3.59 acres in excess of the minimum standard. A few other open grassy areas depicted on the open space exhibit in Section VII.D do not qualify as they are below 50’ x 100’ in area; however, the project meets the minimum standards without these areas. Staff recommends a note is placed on the final plat restricting Lot 1, Block 8 to a non-buildable lot. Page 9 Note: The Applicant does not plan to improve the common area on the east side of the Ten Mile Feeder Canal as it is not accessible by this development. O. Qualified Site Amenities (UDC 11-3G): A minimum of one (1) qualified site amenity is required per 20 acres of development area. Therefore, based on 27.9 acres, a minimum of one (1) amenity is required. The following amenities are proposed: a sports court (i.e. pickleball) from the Recreation category; and a picnic area with a 20’ x 20’ shade structure, picnic tables and bench from the Quality of Life category in accord with UDC standards. See detail in Section VII.D. Although not a “qualified” amenity, a pathway is proposed along the southwest side of the Nine Mile Creek which will provide an additional recreation amenity for residents. Staff recommends this pathway is extended to the east and north boundaries of the site along the creek for future extension in accord with the Comprehensive Plan as discussed above and based on Park Department’s comments (see Section VIII.E). P. Waterways (UDC 11-3A-6): The Ten Mile Feeder Canal crosses the northeast corner of the site and the Nine Mile Creek crosses the site further to the southwest; both of these waterways are proposed to remain open in accord with the standards listed in UDC 11-3A-6B. Q. Fencing (UDC 11-3A-6, 11-3A-7): Fencing is required to comply with the standards listed in UDC 11-3A-6 and 11-3A-7. A 6-foot tall solid vinyl fence is depicted on the landscape plan along the perimeter boundary of the subdivision except for adjacent to the Ten Mile feeder canal where 5-foot tall open vision lattice top vinyl fence is proposed; open vision fencing is also proposed adjacent to internal common areas. There is not a detail for open vision lattice top vinyl fence, only 5-foot tall wrought iron fence (see Sheet L6); staff recommends the legend is revised to reflect that described on the detail on Sheet L6. Staff recommends the Applicant provide details at the public hearing in regard to the depth and slope (i.e. horizontal:vertical) of the Nine Mile Creek in order for the Commission/Council to determine if fencing should be required adjacent to the waterway to preserve public safety. Note: UDC 11-3A-6C states fencing shall not prevent access to natural waterways such as creeks; in limited circumstances and in the interest of public safety, larger open water systems may require fencing as determined by City Council, the Director and/or Public Works Director. R. Utilities (UDC 11-3A-21): Connection to City water and sewer services is proposed; all utilities are stubbed to the northern site boundary from the previous Shelburne East development. Street lighting is required to be installed in accord with the City’s adopted standards, specifications and ordinances. See Section VIII-B below for Public Works comments/conditions. S. Pressure Irrigation (UDC 11-3A-15): An underground pressurized irrigation system is required to be provided for each lot within the development. The Ten Mile Feeder Canal will provide irrigation water for the project. A pump station Page 10 was installed as part of Shelburne East Sub. 1 which was sized to serve Shelburne East and this development. T. Storm Drainage (UDC 11-3A-18): An adequate storm drainage system is required in all developments in accord with the City’s adopted standards, specifications and ordinances. Design and construction shall follow best management practice as adopted by the City as set forth in UDC 11-3A-18. U. Building Elevations (UDC 11-3A-19 | Architectural Standards Manual): Conceptual building elevations were submitted that depict a variety of architectural styles for single- family detached homes planned to be constructed within this development as shown in Section VII.E. The architecture style is proposed to be a continuation of that in the previous Shelburne developments to the north and west and consist of a mix of contemporary forms and modern farmhouse styles with materials ranging from stone to stucco and board-and-batten siding materials with natural colors. Homes will range in size from 1,600 to 2,200 square feet and a large percentage of the homes will be single- story. Single-family detached homes are not subject to Design Review per UDC 11-5B-8B.2. VI. DECISION A. Staff: Staff recommends approval of the proposed annexation and preliminary plat applications with the requirement of a Development Agreement per the comments and conditions listed in Section VIII in accord with the Findings in Section IX. Page 11 VII. EXHIBITS A. Annexation & Zoning Legal Description and Exhibit Map Page 12 Page 13 B. Preliminary Plat (dated: 9/5/2019) & Phasing Plan Page 14 Page 15 C. Landscape Plan (date: 9/6/2019) Page 16 Page 17 Page 18 Page 19 Page 20 D. Qualified Open Space Exhibit and Amenities Detail Page 21 Page 22 E. Building Elevations/Architectural Elements Page 23 F. Conceptual Redevelopment Plan for Lot 1, Block 4 Page 24 VIII. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION 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, phasing plan, landscape plan and conceptual building elevations included in Section VII and the provisions contained herein. b. The existing home proposed to remain on Lot 1, Block 4 shall 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 shall be abandoned and the well solely used for irrigation purposes. c. The address of the existing home on Lot 1, Block 4 shall change to be addressed off of S. Selatir Way when that road is constructed. 2. The final plat shall include the following changes from the preliminary plat included in Section VII.B, dated 9/5/19, as follows: a. A note shall be placed on the face of the plat restricting Lot 1, Block 8 as a non-buildable lot. b. Add a note stating direct lot access via E. Amity Rd. is prohibited. c. Graphically depict a minimum 20-foot wide access easement from S. Selatir Way across Lot 1, Block 4 to the Freeman property (Parcel #S1128438580); the final plat should include a note referencing the recorded instrument number of this easement. 3. The landscape plan included in Section VII.C, dated 9/6/19, shall be revised with submittal of the final plat application as follows: a. Depict mitigation trees and calculations on the plan in accord with the standards listed in UDC 11-3B-10C.5. Coordinate with Elroy Huff, the City Arborist, at 208-371-1755 to determine mitigation requirements. b. Include calculations in the Landscape Calculations table for trees within the parkways at the entry of the development from E. Amity Rd. adjacent to S. Amorita Ave. demonstrating compliance with the standards listed in UDC 11-3A-17E and 11-3B-7C. c. Include calculations in the Landscape Calculations table for the trees along the pathway on the south side of the Nine Mile Creek in Block 4 demonstrating compliance with the standards listed in UDC 11-3B-12C.2. d. Correct the description of the 5’ open vision lattice top vinyl fence along common areas noted in the Plant Palette table to reflect that depicted on the detail on Sheet L6 (i.e. 5’ open vision lattice top vinyl wrought iron fence). e. Widen the pathway depicted in Lot 23, Block 4 from 5 to 10 feet and extend it to the north and east (through Lot 3, Block 2) boundaries of the subdivision for future extension and interconnectivity between neighborhoods. Page 25 f. The Applicant shall provide details at the public hearing in regard to the depth and slope (i.e. horizontal:vertical) of the Nine Mile Creek in order for the Commission/Council to determine if fencing should be required adjacent to the waterway to preserve public safety as set forth in UDC 11-3A-6C.1. g. Depict 5-foot wide landscape strips on each side of the multi-use pathway that comply with the standards listed in UDC 11-3B-12C. 4. For lots accessed by the common driveway on Lot 6, Block 5, an exhibit shall be submitted with the final plat application that depicts the setbacks, fencing, building envelope and orientation of the lots and structures. 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. 5. Provide address signage for homes accessed by the common driveway on Lot 6, Block 5 for emergency wayfinding purposes. 6. A perpetual ingress/egress easement is required to be filed with the Ada County Recorder for the common driveway on Lot 6, Block 5 which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment. A copy of the recorded easement should be submitted to the Planning Division prior to signature on the final plat by the City Engineer. 7. Development shall be limited to 30 building lots until such time as a secondary access that meets International Fire Code (IFC) is built and approved by the Fire Dept. 8. A public pedestrian easement shall be submitted to the Planning Division as required by the Park’s Department prior to signature on the final plat(s) by the City Engineer for the multi- use pathway along the southwest side of the Nine Mile Creek from the east to the northwest (along the creek to the north boundary and along the access road to the west boundary) perimeter boundaries of the subdivision and along the northeast side of the Ten Mile Feeder Canal on the subject property. 9. Off-street parking is required to be provided for the proposed use as set forth in UDC Table 11-3C-6 based on the number of bedrooms per unit. 9. To ensure access is still provided to the Freeman property (Parcel #S1128438580) once Shelburne East develops to the north and S. Selatir Ln. is removed, a cross-access easement for a minimum 20- foot wide driveway shall be required to that property across Lot 1, Block 4. The preliminary plat shall be revised prior to the Council meeting to graphically reflect this easement. A copy of the recorded easement shall be submitted prior to signature on the final plat by the City Engineer 10. All existing structures on the site that are not proposed to remain on a lot in the proposed subdivision shall be removed prior to City Engineer signature on the final plat phase in which they are located. B. PUBLIC WORKS 1. Site Specific Conditions of Approval 1.1 A street light plan will need to be included in the final plat application. Street light plan requirements are listed in section 6-7 of the City's Design Standards. A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272. 1.2 There will be no redundant water mainline connection for homes to the west of Amortia Ave, however development to the west will correct this issue. Water connection from Shelburne East Sub to Amity must be completed by phase 3 of Shelburne East. Page 26 1.3 Applicant to provide sanitary sewer and water services to Lot 1, Bock 4, and the outparcel between Blocks 5 and 6. 1.4 Applicant shall modify their utility designs to exclude sewer and water mainlines within common drive Lot 6, Block 5. Services will need to extend from the mains in the public right-of-way. 1.5 Preliminary engineering submitted with this application does not show a water mainline extension in E. Amity Road to and through the project. This mainline is required, and needs to be included. 1.6 The water mainline extensions in the two eastern stub streets can be removed as the west boundary of this development is the extent of Meridian’s service area. 1.7 Applicant shall provide a water mainline easement parallel with the sanitary sewer easement from the S. Courvoisier Place cul-de-sac to the north subdivision boundary for possible future water mainline connection to the neighboring north parcel. 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 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. Page 27 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. 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. Page 28 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/WebLink8/0/doc/179010/Page1.aspx D. POLICE DEPARTMENT http://weblink.meridiancity.org/weblink8/0/doc/180523/Page1.aspx E. PARK’S DEPARTMENT http://weblink.meridiancity.org/weblink8/0/doc/182020/Page1.aspx F. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO (COMPASS) http://weblink.meridiancity.org/weblink8/0/doc/179920/Page1.aspx G. BOISE PROJECT BOARD OF CONTROL http://weblink.meridiancity.org/WebLink8/0/doc/179277/Page1.aspx H. NAMPA & MERIDIAN IRRIGATION DISTRICT http://weblink.meridiancity.org/weblink8/0/doc/179149/Page1.aspx I. CENTRAL DISTRICT HEALTH DEPARTMENT http://weblink.meridiancity.org/weblink8/0/doc/179729/Page1.aspx J. DEPARTMENT OF ENVIRONMENTAL QUALITY (DEQ) http://weblink.meridiancity.org/weblink8/0/doc/179275/Page1.aspx K. WEST ADA SCHOOL DISTRICT (WASD) http://weblink.meridiancity.org/weblink8/0/doc/179848/Page1.aspx L. ADA COUNTY HIGHWAY DISTRICT (ACHD) http://weblink.meridiancity.org/weblink8/0/doc/181794/Page1.aspx Page 29 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 99 single-family residential dwellings in the R-8 zoning consistent with the MDR 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 medium density residential uses should be compatible with adjacent existing and future residential uses. 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 submitted comments, included in Section VIII.K that currently show student enrollment is below capacity for the elementary (i.e. Silver Sage, although Hillsdale is currently capped) and above capacity for the middle and high school. 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 30 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.