Loading...
PZ - Updated Staff Report and Letter to Commission for 1-16 Page 1 HEARING DATE: January 16, 2020 (Continued from: December 5, 2019) TO: Planning & Zoning Commission FROM: Sonya Allen, Associate Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: H-2019-0109 Edington Commons LOCATION: 3610 N. Linder Rd. I. PROJECT DESCRIPTION Annexation & zoning of 14.56 acres of land with an R-15 zoning district; and Preliminary plat consisting of 92 building lots, 10 common lots and 4 other lots on 13.49 acres of land in the R-15 zoning district. II. SUMMARY OF REPORT A. Project Summary STAFF REPORT COMMUNITY DEVELOPMENT DEPARTMENT Description Details Page Acreage 13.49 Future Land Use Designation MDR (3-8 units/acre) Existing Land Use Rural residential/agricultural Proposed Land Use(s) Single-family residential Current Zoning RUT in Ada County Proposed Zoning R-15 Lots (# and type; bldg/common) 92 building/10 common/4 other Phasing plan (# of phases) 2 phases Number of Residential Units (type of units) Single-family attached and detached Density (gross & net) 6.83 units/acre (gross) & 11.64 units/acre (net) Open Space (acres, total [%] / buffer / qualified) See Analysis, Section V.3 Amenities Children’s play structure, climbing dome, swings, climbing rocks & seating area Page 2 B. Community Metrics Physical Features (waterways, hazards, flood plain, hillside) Coleman Lateral runs across the northern boundary of this site Neighborhood meeting date; # of attendees: July 9, 2019; no attendees except Applicant History (previous approvals) None Description Details Page Ada County Highway District  Staff report (yes/no) Yes  Requires ACHD Commission Action (yes/no) No Fire Service  Distance to Fire Station 2.4 miles from Fire Station #3 (can meet the response time requirements)  Fire Response Time 4 minutes (under ideal conditions)  Resource Reliability 82% from Fire Station #3 – meets the target goal of 80% or greater  Risk Identification 1 (residential) (current resources are adequate to supply service)  Accessibility Does not meet all required access, road widths & turnarounds; development is limited to 30 building lots for both phases until a secondary access that meets IFC is built & approved by MFD. See additional comments in Section VIII.C.  Special/resource needs Doesn’t require an aerial device  Water Supply Requires 1,000 gallons per minute for 1 hour (may be less if building is fully sprinklered)  Other Resources NA Police Service  Distance to Police Station 4.5 miles  Police Response Time 4:01 minutes (priority 3)  Calls for Service See comments in Section VIII.D  Accessibility See comments in Section VIII.D  Specialty/resourc e needs See comments in Section VIII.D  Crimes See comments in Section VIII.D  Crashes See comments in Section VIII.D West Ada School District Page 3  Distance (elem, ms, hs) Paramount Elementary – 1.2 miles (enrollment at Hunter Elementary is currently capped); Sawtooth Middle School – 0.3 mile; Rocky Mountain High School – 1.4 miles  Capacity of Schools Paramount Elementary 650; Sawtooth Middle School 1,000; Rocky Mountain High School 1,800  # of Students Enrolled Paramount Elementary 701; Sawtooth Middle School 1,042; Rocky Mountain High School 2,475  Anticipated school aged children generated by this development 74 Wastewater  Distance to Sewer Services 0-feet  Sewer Shed White Drain Trunkshed  Estimated Project Sewer ERU’s 92  WRRF Declining Balance 13.78 MGD  Project Consistent with WW Master Plan/Facility Plan Yes  Impacts & Concerns None Water  Distance to Water Services 0-feet  Pressure Zone 2  Estimated Project Water ERU’s 92  Water Quality None  Project Consistent with Water Master Plan Yes  Impacts & Concerns Provide water easement in shared drive (Block 1, Lot 21) for potential connection of parcel to the east. A second water connection for redundancy shall be required to the water main in Linder Road through the walking path between lots 13 & 14 (Block 2). Page 4 C. Project Maps III. APPLICANT INFORMATION A. Applicant: G20, LLC – 4824 E. Fairview Ave., Boise, ID 83706 B. Owner: Lester & Betty Vogel Trust – 3610 N. Linder Rd., Meridian, ID 83646 Future Land Use Map Aerial Map Zoning Map Planned Development Map Page 5 C. Representative: Laren Bailey, Devco Development, LLC – 4824 E. Fairview Ave., Boise, ID 83706 IV. NOTICING Planning & Zoning Posting Date City Council Posting Date Newspaper Notification 11/15/2019 Radius notification mailed to properties within 300 feet 11/12/2019 Public hearing notice sign posted on site 11/22/2019 Nextdoor posting 11/12/2019 V. STAFF ANALYSIS A. ANNEXATION & ZONING Comprehensive Plan (https://www.meridiancity.org/compplan): This property is designated Medium Density Residential (MDR) on the Future Land Use Map (FLUM) contained in the Comprehensive Plan. 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 6.83 units per acre is consistent with the MDR FLUM designation. Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to the proposed use and development of this property (staff analysis in italics):  “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 mix of attached and detached units will contribute to the diversity in housing types in the northwest portion of 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 will provide housing options in close proximity to the existing and future employment and shopping centers along the Chinden Blvd. and Ten Mile corridors.  “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 does not meet 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); Access is proposed via the adjacent arterial street; there are no stub streets to this property and access is not available via a local street. Page 6  “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 segment of the City’s multi-use pathway is constructed along the northern boundary of this site adjacent to the Coleman Lateral in accord with the Pathways Master Plan as noted below.  “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) Other than sidewalks along public stub streets, no pedestrian connections are proposed to adjacent properties. Below staff recommends that the applicant construct a 10-foot multi-use pathway along the south side of the Coleman Lateral to promote neighborhood connectivity and safe pedestrian access to the school to the north. One of the many goals of the Comprehensive Plan is to proactively address conflicts between incompatible uses. This property currently abuts C-C zoned property on the south boundary. The applicant is providing a stub street for vehicular connectivity but the neighborhood as designed doesn’t integrate with the mix of commercial uses currently approved for the commercial property (Sugarman). With a previous development application (Alpina Townhomes) on the subject Sugarman property, it was the desire of the Commission to have the two properties develop uniformly to ensure a true mix and integration of uses in this area. Staff recommends that the Commission determine if the proposed single family development provides an adequate transition to the mixed use designated property development to the south. Zoning: Based on the analysis above, Staff is of the opinion the requested annexation with the R- 15 zoning district and proposed development is generally consistent with the MDR FLUM designation and is appropriate for this site. The proposed annexation area is contiguous to City annexed property to the north and south and across the street to the west; and is within the Area of City Impact Boundary (AOCI). A legal description for the annexation area is included in Section VII.A. 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 Section VIII. B. PRELIMINARY PLAT Existing Structures/Site Improvements: There is an existing home and several accessory structures on this site. These structures are required to be removed prior to signature on the final plat by the City Engineer for the phase in which they are located. Dimensional Standards (UDC 11-2): The proposed plat and subsequent development is required to comply with the minimum dimensional standards listed in UDC Tables 11-2A-7 for the R-15 zoning district. The proposed plat complies with these standards. Page 7 Subdivision Design & Improvement Standards (UDC 11-6C-3): The proposed subdivision is required to be designed and improved per the standards listed in UDC 11-6C-3 which include but are not limited to streets, driveways, common driveways, easements, and block face. The proposed plan complies with these standards. Phasing Plan: The subdivision is proposed to develop in two (2) phases. The first phase will include 44 building lots. Access (UDC 11-3A-3, 11-3H-4)/Streets: One (1) access is proposed via N. Linder Rd., an arterial street, at the northwest portion of the site; two (2) stub streets are proposed for future extension to the south and east. Development is 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. Traffic: A Traffic Impact Study was not required by ACHD for the proposed development. Common Driveways (UDC 11-6C-3): All common driveways are required to comply with the standards listed in UDC 11-6C-3D. Four (4) common driveways are proposed that comply with UDC standards. Common driveways should be a maximum of 150’ in length or less, unless otherwise approved by the Fire Dept. 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. Driveways for abutting properties that aren’t taking access from the common driveway(s) should 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. A perpetual ingress/egress easement for the common driveway(s) 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. A copy of the easement should be submitted to the Planning Division prior to signature on the final plat. Signage should be provided at the ends of the common driveways on Lots 6 and 22, Block 1; Lot 7, Block 2; and Lot 15, Block 5 for emergency wayfinding purposes as requested by the Fire Department. Parking (UDC 11-3C): Parking for single-family dwellings is required based on the number of bedrooms per unit. For 1- and 2-bedroom units, a minimum of 2 spaces are required with at least one of those spaces in an enclosed garage, other space may be enclosed or a minimum 10’ x 20’ parking pad. For 3- and 4- bedroom units, a minimum of 4 spaces are required with at least 2 of those spaces in an enclosed garage, other spaces may be enclosed or a minimum 10’ x 20’ parking pads. For 5+ bedroom units, a minimum of 6 spaces are required with at least 3 in an enclosed garage, other spaces may be enclosed or a minimum 10’ x 20’ parking pad. Because of the proposed reduced 27-foot wide street sections (W. Windswept Dr. and W. Woodpine St.), parking is restricted to one side of the street only; and narrow building lots (i.e. 32’+/-) with 20’ wide driveways, the amount of available on-street parking is limited. This has historically created issues with not enough on-street parking available for guests and residents due to residents using their garages for storage rather than parking; and people parking on both sides of the street where parking is restricted to only one side blocking access for emergency vehicles. Page 8 To address this issue, the Applicant has submitted a parking exhibit included in Section VII.F that depicts a total of 50 available on-street parking spaces. Staff is concerned this is sufficient; if the Commission and/or City Council does not feel it’s sufficient, they should require the provision of wider street sections to accommodate parking on both sides of the streets, wider building lots, and/or additional parking spaces in common areas. Because more parking will be able to be provided on the south side of W. Windswept Dr. vs. the north side where building lots are proposed, Staff recommends parking is solely provided on the south side of the street and parking is prohibited on the north side as proposed. One side of the street where 27-foot wide street sections are proposed should be signed “No Parking”. Pathways (UDC 11-3A-8): Pathways are required to be constructed in accord with the standards listed in UDC 11-3A-8 with landscaping on either side of the pathway(s) per the standards listed in UDC 11-3B-12C. The Pathways Master Plan depicts a segment of the City’s multi-use pathway in the general area near the northern boundary of the site for pedestrian access from the development to the east (Woodburn West) to the on-street pathway along Linder Rd. and the school to the north. Therefore, the Park’s Dept. recommends as a DA provision that a pathway is provided on the south side of the Coleman Lateral on this site. Inclusion of a pathway will also allow this area (i.e. Lot 1, Block 1) to count toward the qualified open space requirement which does not meet the minimum standards as proposed. This pathway would eventually extend to the east to the existing pathway in Woodburn West development when the abutting property to the east redevelops for interconnectivity and safe pedestrian access to the school to the north. Sidewalks (UDC 11-3A-17): Sidewalks are required to be constructed adjacent to public streets as set forth in UDC 11-3A-17. A 5-foot wide detached sidewalk was recently constructed with the road widening along Linder Rd., an arterial street; minimum 5-foot wide attached (or detached) sidewalks are required along internal local streets as proposed. Parkways (UDC 11-3A-17): Parkways are required to be constructed and landscaped per the standards listed in UDC 11-3A- 17E, 11-3B-7C and 11-3G-3B.5. Eight-foot wide parkways are proposed along the entry street and within common area “end caps”. Landscaping (UDC 11-3B): Landscaping is required to be provided in accord with UDC standards as follows:  A 25-foot wide street buffer is required along N. Linder Rd., an arterial street, in a common lot(s) and landscaped in accord with the standards listed in UDC 11-3B-7C;  Landscaping is required on either side of pathways in accord with the standards listed in UDC 11-3B-12C;  Landscaping is required within parkways as set forth in UDC 11-3A-17E, 11-3B-7C and 11-3G-3B.5; and,  Common open space is required to be landscaped in accord with the standards listed in UDC 11-3G-3E. Landscaping is proposed within the street buffer along Linder Rd. and within most common open space areas in excess of UDC standards. No trees are depicted along the micropath between Lots 13 and 14, Block 2; landscaping should be provided in accord with UDC standards (or Page 9 apply for alternative compliance if an easement exists). The total linear feet of parkways and required & provided number of trees should be included in the calculations table on Sheet L2 of the landscape plan in accord with the minimum standards in UDC 11-3B-7C. Qualified Open Space (UDC 11-3G): Based on the overall development area which consists of 13.49 acres of land, a minimum of 10% (1.35 acres) qualified open space is required to be provided within the development per the standards listed in UDC 11-3G-3B. An open space exhibit was submitted as shown in Section VII.D that depicts 2.02 acres (or 15%) of open space for the development consisting of a half-acre park exceeding 50’ x 100’, common areas with parkways along the entry street and parkways within “end cap” common areas adjacent to streets, a micro-path lot, half of the arterial street buffer along Linder Rd. and the common lot where the Coleman Lateral is located at the north boundary of the site. Some of the open space depicted on the exhibit does not count toward the “qualified” open space standards set forth in UDC 11-3G-3 as shown in the second exhibit in Section VII.D (see hatched areas), primarily consisting of the area along the north boundary where the Coleman Lateral is located. Without this area, the development does not meet the minimum standards. Therefore, Staff recommends a 20-foot wide common lot is added along the north side of the building lots in Block 1 adjacent to the lateral outside of the irrigation easement containing a 10-foot wide multi-use pathway with 5 feet of landscaping on either side of the pathway in order for this area to qualify and comply with the minimum open space standards. In order for open space to qualify toward the minimum requirements it must improve the livability of residential neighborhoods, protect natural amenities, be accessible by all residents of the development and be located in areas of high visibility to avoid hidden areas and corners, dark areas, unusable space and reduce the opportunity for crime as set forth in UDC 11- 3G-1, 11-3G-3 and 11-3G-3D. Qualified Site Amenities (UDC 11-3G): A minimum of one (1) qualified site amenity is required to be provided for this development based on the size of the development (i.e. 13.49 acres). The Applicant proposes the following amenities in excess of UDC standards: a children’s play structure, a swing set, seating benches, climbing rocks, climbing dome and a micro-path (see Section VII.D). Existing Trees: There are several (i.e. 6+/-) existing trees on this site that are proposed to be removed with development. Mitigation information is included on the landscape plan; (151) 2- inch caliper trees are proposed for mitigation in accord with the standards listed in UDC 11-3B- 10C.5. Waterways (UDC 11-3A-6): The Coleman Lateral runs along the northern boundary of this site within a 40-foot wide easement and is proposed to be left open as linear open space. Fencing (UDC 11-3A-6, 11-3A-7): All fencing constructed on the site is required to comply with the standards listed in UDC 11-3A- 7. Fencing is proposed as follows: a 6-foot tall solid vinyl privacy fence is proposed along the west, south and east boundaries of the development; a 5-foot tall black wrought iron fence is proposed along the rear of building lots adjacent to the canal along the north boundary of the development; and a 4-foot tall black wrought iron fence is proposed around the common area where children’s play equipment is proposed near the entry of the development in accord with UDC standards. Page 10 Utilities (UDC 11-3A-21): Connection to City water and sewer services is proposed. 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. Pressurized Irrigation System (UDC 11-3A-15): An underground pressurized irrigation system is required to be provided for each lot within the development. 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. Building Elevations (UDC 11-3A-19 | Architectural Standards Manual): Conceptual building elevations were submitted for the proposed single-family attached and detached units as shown in Section VII.E. Building materials consist of a mix of siding (horizontal and vertical lap siding and board & batten) with stone veneer accents; colors are very monochromatic. The single-family attached structures are required to comply with the design standards in the Architectural Standards Manual; single-family detached structures are exempt from this requirement. All SFR homes along the west perimeter boundary of the development adjacent to N. Linder Rd. are proposed to be a single-story in height. To ensure eaves are constructed on homes for aesthetic as well as drainage (i.e. keeping water away from the foundation) reasons, Staff recommends a DA provision requiring all homes within the development be constructed with minimum 1-foot wide fire rated eaves on all four sides. For variety in appearance of the structures, Staff recommends a cohesive color scheme is used for the overall development featuring a minimum of two field colors, a trim color, and an accent color or unique material. Garage door colors should coincide with this scheme or other accents. VI. DECISION A. Staff: Staff recommends approval of the proposed Annexation & Zoning and Preliminary Plat applications with the conditions included in Section VIII per the Findings in Section IX. Further, Staff recommends the plat, landscape plan and qualified open space exhibit is revised per the conditions in Section VIII prior to the Commission’s recommendation to Council on this application. Page 11 VII. EXHIBITS A. Annexation & Zoning Legal Description and Exhibit Map Page 12 Page 13 B. Preliminary Plat (date: 12/3/2019 1/8/2020) & Phasing Plan REVISED Page 14 Page 15 C. Landscape Plan (date: 11/18/2019 January 8, 2020) REVISED Page 16 Page 17 Page 18 Page 19 D. Qualified Open Space Exhibit (NOT Approved) & Site Amenities Page 20 Page 21 E. Conceptual Building Elevations (Single-Family Attached/Detached) – REVISED Page 22 F. On-Street Parking Exhibit Staff Note: Because W. Woodpine St. (the middle east/west street) is only a 27-foot wide street section, parking is restricted to only one side of the street which reduces the parking count by 2; 3 additional spaces can be accomodated along one side of W. Woodpine St. where it stubs at the east boundary adjacent to common area, resulting in an overall total of 50 on-street spaces. Add 3 spaces Remove 2 spaces Page 23 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. All single-family attached structures shall comply with the design standards listed in the Architectural Standards Manual. An application for Design Review shall be submitted and approved for all attached dwellings prior to submittal of building permit applications. c. For variety in appearance of the structures, a cohesive color scheme shall be used for the overall development featuring a minimum of two field colors, a trim color, and an accent color or unique material. Garage door colors shall coincide with this scheme or other accents. d. All homes within the development shall be constructed with minimum 1-foot wide fire rated eaves on all four sides. e. All homes along the west perimeter boundary of the development adjacent to N. Linder Rd. and on Lots 20 and 23-26, Block 1 shall be restricted to a single- story in height as proposed by the Developer. d. A minimum 10% (1.35 acres) qualified open space shall be provided with development of this site as set forth in UDC 11-3G-3 in accord with the conditions of approval of the preliminary plat. e. A 10-foot wide multi-use pathway within a 14-foot wide public use easement and 20-foot wide common lot with a minimum 5-foot wide landscape strip on each side of the pathway, landscaped per the standards listed in UDC 11-3B-12C shall be provided along the south north side of the Coleman Lateral outside of the Irrigation District’s easement. Five-foot wide landscape strips shall be provided on either side of the pathway that comply with the standards listed in UDC 11-3B-12C. The pathway shall extend from the east boundary of the site to the sidewalk along N. Linder Rd. 2. The preliminary plat included in Section VII.B, dated 12/3/19, shall be revised as follows: a. Depict a minimum 20-foot wide common lot at the rear of building lots in Block 1 adjacent to the Coleman Lateral for a multi-use pathway and associated landscaping. b. Relocate Lot 21, Block 1 to between Lots 17 and 18 or Lots 18 and 19, Block 1 in order to provide an access near the east end of the linear open space to the north as required by UDC 11-3G-3B.1e; the common lot shall be a minimum of 15-feet wide. Page 24 3. The landscape plan included in Section VII.C, dated 11/18/19, shall be revised as follows: a. Depict trees and landscaping along the micropath between Lots 13 and 14, Block 2 in accord with the standards listed in UDC 11-3B-12C. b. Include the linear feet of parkways and required & provided trees in the calculations table on Sheet L2 of the landscape plan in accord with the minimum UDC standards. c. Depict a minimum 20-foot wide common lot at the rear of building lots in Block 1 south of the Coleman Lateral containing a 10-foot wide multi-use pathway and 5-foot wide landscape strips on either side of the pathway landscaped per the standards in UDC 11- 3B-12C. d. Relocate the common lot (Lot 21, Block 1) with pathway and landscaping to between Lots 17 and 18 or Lots 18 and 19, Block 1 so that the multi-use pathway required to the north along the waterway is accessible at each end as required by UDC 11-3G-3B.1e; landscaping is required along either side of the pathway as set forth in UDC 11-3B-12C. e. Depict a 6-foot tall wrought iron fence between the multi-use pathway and the adjacent waterway for public safety. 4. 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. 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 driveways on Lots 6 and 22, Block 1; Lot 7, Block 2; and Lot 15, Block 5 for emergency wayfinding purposes. 6. A perpetual ingress/egress easement is required to be filed with the Ada County Recorder for all common driveways, 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. All existing structures on the site shall be removed prior to City Engineer signature on the final plat phase in which they are located. 9. Parking is restricted to only the south side of the 27-foot wide street section (i.e. W. Windswept Dr.); signage shall be installed prohibiting parking on the north side of the street to ensure emergency access can be provided. 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 Provide water easement in shared drive (Block 1, Lot 22 21) for potential connection of parcel to the east. A second water connection for redundancy shall be required to the Page 25 water main in Linder Road through the walking path between lots 13 & 14 (Block 2) with the development of the second phase of the subdivision. 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. 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. Page 26 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. 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. Page 27 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=178616&dbid=0 D. POLICE DEPARTMENT http://weblink.meridiancity.org/WebLink8/0/doc/179502/Page1.aspx E. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO (COMPASS) http://weblink.meridiancity.org/WebLink8/0/doc/178893/Page1.aspx F. NAMPA & MERIDIAN IRRIGATION DISTRICT http://weblink.meridiancity.org/WebLink8/0/doc/178820/Page1.aspx G. ADA COUNTY DEVELOPMENT SERVICES http://weblink.meridiancity.org/WebLink8/DocView.aspx?id=178813&dbid=0 H. CENTRAL DISTRICT HEALTH DEPARTMENT http://weblink.meridiancity.org/WebLink8/0/doc/178990/Page1.aspx I. DEPARTMENT OF ENVIRONMENTAL QUALITY (DEQ) http://weblink.meridiancity.org/WebLink8/0/doc/178990/Page1.aspx J. WEST ADA SCHOOL DISTRICT (WASD) http://weblink.meridiancity.org/WebLink8/0/doc/179106/Page1.aspx K. ADA COUNTY HIGHWAY DISTRICT (ACHD) http://weblink.meridiancity.org/WebLink8/0/doc/179666/Page1.aspx L. PARK’S DEPARTMENT https://weblink.meridiancity.org/WebLink/DocView.aspx?id=182053&dbid=0&repo=MeridianC ity 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: Page 28 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 92 single- family residential units in the R-15 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. Staff recommends the Commission and Council determine if the proposed use and design of the development is compatible with the adjacent future commercial uses abutting the south boundary. 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.J that currently show student enrollment is above capacity for the elementary, middle and high school – the School District is of the opinion it would be best to delay the approval of this development until they are within a year of opening Owyhee 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 29 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. Community Development Department  33 E. Broadway Avenue, Suite 102, Meridian, ID 83642 Phone 208-884-5533  Fax 208-888-6854  www.meridiancity.org January 13, 2020 MEMORANDUM TO: Planning & Zoning Commission CC: City Clerk, City Attorney, Applicant FROM: Sonya Allen, Associate Planner RE: Edington Subdivision – H-2019-0109 Staff’s Response to Applicant’s Comments in Preparation for 1/16/20 Hearing Since the Commission hearing for this project on December 5th, a revised preliminary plat, landscape plan and conceptual building elevations have been submitted to address issues discussed at the hearing and in the staff report. The revised plans have been included in an updated staff report for the hearing on January 16th. Note: Section V, Staff Analysis, in the Staff Report has not been modified but certain provisions of the DA and conditions of the preliminary plat have been updated in Section VIII as noted below. In response the Applicant’s letter submitted to the City Clerk on January 10th, please note the following:  Parking Plan & Secondary Fire Access: The Fire Department has no issues with the parking plan or emergency access proposed.  Eaves: The revised elevations do not address Staff’s concerns as they do not have 1-foot wide eaves on all four sides. If Commission determines this is acceptable, they may recommend removal of the provision to City Council. This is recommended for aesthetic as well as drainage reasons.  Color Schemes: UDC 11-5B-8B.2 states design review may be required for single-family detached homes if required as part of a Development Agreement, which Staff recommends. This is recommended to ensure consistency in quality of appearance and design between attached and detached dwellings within the development.  Schools: With the opening of Owyhee High School in 2021, there will be a decrease in enrollment at Rocky Mountain High School; however, Sawtooth Middle and Paramount Elementary schools are over capacity and there are no under-utilized schools in the vicinity of these schools that would allow the school district to decrease the current enrollments by changing boundaries – per an email from Joe Yochum, WASD, on 1/13/2020. 2  Commercial Use of Property to the South: While the proposed development is consistent with the FLUM designation of MDR as far as the use and density is concerned, the Comprehensive Plan includes goals to proactively address conflicts between incompatible uses. Because it was the desire of the Commission with a previous development application on the commercial C-C zoned, MU-C designated parcel to the south to have the two properties develop uniformly to ensure a mix and integration of uses, Staff included a recommendation in the staff report for the Commission to determine if the proposed single-family development in itself provides an adequate transition to the mixed use designated parcel to the south. No associated conditions of approval were recommended by Staff.  Regional Pathway: A 10-foot wide multi-use pathway with landscaping is depicted on the revised landscape plan in the common area along the north boundary of the site as recommended by Staff. If the pathway is constructed with landscaping as proposed, the common area will count toward the minimum open space standards in UDC 11-3G-3. Planning Staff and Park’s Dept. approves of the Applicant’s proposal.  Condition #A.1c (color scheme requirement): Applicant requests this condition is deleted: “For variety in appearance of the structures, a cohesive color scheme shall be used for the overall development featuring a minimum of two field colors, a trim color, and an accent color or unique material. Garage door colors shall coincide with this scheme or other accents.” Staff does not recommend deletion of this requirement as discussed above (see Color Schemes).  Condition #A.1d (eave requirement): Applicant requests this condition is deleted: “All homes within the development shall be constructed with minimum 1-foot wide fire rated eaves on all four sides.” Staff does not recommend deletion of this requirement as discussed above (see Eaves).  Conditions #A.2a, #A.2b, #A.3c and #A.3d: Applicant requests these conditions are deleted and replaced with a modified condition #A.1e; staff’s comments are below. #A.2a: “Depict a minimum 20-foot wide common lot at the rear of building lots in Block 1 adjacent to the Coleman Lateral for a multi-use pathway and associated landscaping.” Staff agrees with the request and has deleted the condition in the updated staff report based on the revised plan. #A.2b: “Relocate Lot 21, Block 1 to between Lots 17 and 18 or Lots 18 and 19, Block 1 in order to provide an access near the east end of the linear open space to the north as required by UDC 11-3G-3B.1e; the common lot shall be a minimum of 15-feet wide.” Staff recommends this condition remain due to CPTED strategies that reduce the opportunity for crime through design; locating the pathway/common area behind building lots in an area not visible from the public street or public area is not supported by Planning Staff or the Police Dept. #A.3c: “Depict a minimum 20-foot wide common lot at the rear of building lots in Block 1 south of the Coleman Lateral containing a 10-foot wide multi-use pathway and 5-foot wide landscape strips on either side of the pathway landscaped per the standards in UDC 11- 3B-12C.” Staff agrees with the request and has deleted this condition in the updated staff report based on the revised plan. 3 #A.3d: “Relocate the common lot (Lot 21, Block 1) with pathway and landscaping to between Lots 17 and 18 or Lots 18 and 19, Block 1 so that the multi-use pathway required to the north along the waterway is accessible at each end as required by UDC 11-3G-3B.1e; landscaping is required along either side of the pathway as set forth in UDC 11-3B-12C.” Staff recommends this condition remain due to CPTED strategies that reduce the opportunity for crime through design; locating the pathway/common area behind building lots in an area not visible from the public street or public area is not supported by Planning Staff or the Police Dept. #A.1e: “A 10-foot wide multi-use pathway within a 14-foot wide public use easement and 20- foot wide common lot shall be provided along the south side of the Coleman Lateral outside of the Irrigation District’s easement. Five-foot wide landscape strips shall be provided on either side of the pathway that comply with the standards listed in UDC 11- 3B-12C.” Applicant proposed modification: “Allow for public access for purposes of a regional pathway in the location identified on the Applicant’s depiction submitted on January, 8, 2020.” Staff recommends the revision below instead. Staff’s recommended modification included in the updated staff report: “A 10-foot wide multi-use pathway within a 14-foot wide public use easement and 20-foot wide common lot with a minimum 5-foot wide landscape strip on each side of the pathway, landscaped per the standards listed in UDC 11-3B-12C shall be provided along the south north side of the Coleman Lateral outside of the Irrigation District’s easement. Five-foot wide landscape strips shall be provided on either side of the pathway that comply with the standards listed in UDC 11-3B-12C. The pathway shall extend from the east boundary of the site to the sidewalk along N. Linder Rd.”