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PZ - Staff Report 2-20 STAFF REPORT C�I w IDIAN -- COMMUNITY DEVELOPMENT DEPARTMENT .►A H O HEARING 2/20/2020 Legend DATE: 0 Project Lacfltar TO: Planning&Zoning Commission FROM: Sonya Allen,Associate Planner -- 208-884-5533 Bruce Freckleton,Development Services Manager 208-887-2211 SUBJECT: H-2019-0135 Allmon Subdivision f a LOCATION: 5885 & 5875 N. Locust Grove Rd. (Parcel#S0530142200 &#S0530142050;m NE 1/4 of Section 30,TAN.,RJE.) 1 I. PROJECT DESCRIPTION Annexation of 10.03 acres of land with an R-8 zoning district; and preliminary plat consisting of 50 building lots and 7 common lots on 9.91 acres of land in the R-8 zoning district. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 9.91 Existing/Proposed Zoning RUT in Ada County(existing)/R-8(proposed) Future Land Use Designation Medium Density Residential(MDR)(3-8 units/acre) Existing Land Use(s) Single family residential(SFR)rural/agricultural Proposed Land Use(s) SFR Lots(#and type;bldg./common) 50 SFR buildable lots/7 common lots Phasing Plan(#of phases) 1 phase Number of Residential Units(type 50 detached SFR homes of units) Density(gross&net) 5.08 units/acre(gross);6.11 units/acre(net) Open Space(acres,total 1.62 acres(or 16.6%) [%]/buffer/qualified) Amenities Pathway,community garden Physical Features(waterways, NA hazards,flood plain,hillside) Neighborhood meeting date;#of 10/21/19;28 attendees attendees: Page 1 Description Details Page History(previous approvals) None B. Community Metrics Description Details Page Ada County Highway District • Staff report(yes/no) Yes(draft) • Requires ACHD Commission No Action es/no Access(Arterial/Collectors/State Access proposed via existing local stub streets from the Hwy/Local)(Existing and Proposed) north and south Traffic Level of Service N.Locust Grove Rd. -"F"(currently exceeds ACHD's acceptable level of service during PM peak hour) Stub Street/Interconnectivity/Cross Stub streets are proposed to be extended from the north and Access south;no access is proposed via N.Locust Grove Rd. Existing Road Network Local public streets Existing Arterial Sidewalks/ Existing detached sidewalk;no buffer Buffers Proposed Road Improvements Dedicate ROW to total 37' from centerline of Locust Grove&widen Locust Grove to a minimum of 17' from centerline+a 3'wide gravel shoulder. The Locust Grove&Chinden intersection is planned to be widened on the north&south legs in conjunction with the ITD project in 2020;Locust Grove is planned to be widened to 3-lanes from McMillan to Chinden between 2031-2035. Fire Service • Distance to Fire Station 1.6 miles • Fire Response Time 3:00 minutes(under ideal conditions from nearest station- Fire Station#3—can meet response time goals • Resource Reliability 82%-does meet the targeted goal of 80%or greater • Risk Identification 1 current resources would be adequate to supply service • Accessibility Project meets all required access,road widths and turnaround. • Special/resource needs Project will not require an aerial device;can meet this need in the required timeframe if a truck company is required. • Water Supply Requires 1,000 gallons per minute for one hour,may be less if buildings are fully sprinklered. • Other Resources Police Service No comments submitted Wastewater • Distance to Sewer Services Directly adjacent • Sewer Shed North Slough Trunk Shed • Estimated Project Sewer 50 SFR buildings ERU's • WRRF Declining Balance 13.82 • Project Consistent with WW •Sanitary sewer service connections need to be a minimum Master Plan/Facility Plan of 5'from each other.There are at least two locations where this requirement is not met. •No sewer mainlines in common drives,only sewer services(reminder that a maximum of three services are Page 2 Description Details Page allowed into a manhole,with a minimum 30-degrees of angle separation). Water • Distance to Water Services Directly adjacent • Pressure Zone 2 • Estimated Project Water 50 SFR building; 7 other lots ERU's • Water Quality None • Project Consistent with Water Yes Master Plan • Impacts/Concerns Terminate the water main at the cul-de-sac in E.Azan Street with a fire hydrant.Water services only in the common drives,not water mains. C. Project Area Maps Future Land Use Map Aerial Map Legendmk� () Legend , Pro}ec#Lacaion Project+Loca€arY ty ��{�� .,r YMY.Yf��r.re w. LJJ �aYwiii i1� i.���1Ri, rl+�l * •,FPy I� � l lu u• 'ru•; fio1 Low a n wit+ is , =�,'•,.A �GI•. *} ; F"�.., �7k�YE. Resid ntial "• I,•R '•`�'� 44 4 i= UMM LK �. iT MUM E'��{y(�.YII ' t'11� tiH4.'. ..y�pEn�y'4 1:':`••.0 YI IY i 91v41rt E. Page 3 Zoning Map Planned Development Map fd'z ap Mr i�a �ia Legend Legend Pra}ect Lacan l I I Project Lacan eR-i1= UT City Limitff�H tky��/� -� L- R-8 C; R-$ — Planned Parcels RUT � R R- =g R- R-. : . R- -- EN Z �� R T f milli L-0 R- UT MHA4. RUT III. APPLICANT INFORMATION A. Applicant: Todd Campbell Construction,Inc.—PO Box 140298,Boise, ID 83714 B. Owner: TBC Land Holding—PO Box 140298,Boise,ID 83714 C. Representative: Dean Waite,Todd Campbell Construction, Inc—PO Box 140298,Boise,ID 83714 IV. NOTICING Planning&Zoning City Council Posting Date Posting Date Notification published in newspaper 1/31/2020 Notification mailed to property owners within 300 feet 1/28/2020 Applicant posted public hearing notice on site 2/4/2020 Nextdoor posting 1/28/2020 Page 4 V. COMPREHENSIVE PLAN ANALYSIS(Comprehensive Plan) (Note: This project was submitted prior to the new Comprehensive Plan being adopted; therefore, this project is being evaluated under the previous Plan) The Future Land Use Map(FLUM)contained in the Comprehensive Plan designates this property as Medium Density Residential(MDR). The purpose of the MDR designation is to allow small 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 following Comprehensive Plan Policies are applicable to this development: • "Support a variety of residential categories (low-, medium-, medium-high and high-density single-family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of providing the City with a range of affordable housing opportunities."(3.07.01E) The proposed detached homes will contributed to the variety of residential categories in the City;Staff is unaware how "affordable"the units will be. • "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) City services are available and will be extended by the developer to the proposed lots upon development of the site in accord with UDC 11-3A-21. • "Protect existing residential properties from incompatible land use development on adjacent parcels." (3.06.0117) The abutting uses are also single-family residential which are compatible with the proposed development. • "Require common area in all subdivisions."(3.07.02F) The proposed plat depicts a total of 1.62 acres (or 16.6%) of qualified open space, which exceeds the minimum standards listed in UDC 11-3G-3 by 6.601o. • "Require all new development to create a site design compatible with surrounding uses through buffering, screening,transitional densities, and other best site design practices." (3.07.01A) The proposed site design provides an average transition of 2:1 (2 proposed lots to every existing single lot). However, a 25 foot wide linear open space area is proposed along the north and south boundaries which assists in providing a transition and buffer to proposed homes. Additionally, the applicant is proposing single-level homes which should provide less of an impact on adjacent existing homes than would 2-story homes. • "Review new development for appropriate opportunities to connect local roads and collectors to adjacent properties (stub streets). (3.03.020) The proposed plat depicts the extension of existing local stub streets at the north and south boundaries of the site. Staff believes the proposed development plan is consistent with the vision of the Comprehensive Plan in regard to land use, density and transportation. Page 5 VI. UNIFIED DEVELOPMENT CODE ANALYSIS (UDC) A. Annexation&Zoning: The proposed annexation of two(2)parcels and Locust Grove right-of-way consisting of 10.03 acres of land with R-8 zoning for the development of single-family homes is consistent with the Medium Density Residential(MDR)Future Land Use Map(FLUM)designation. The annexation area is an enclave surrounded by properties that have been previously annexed into the City and is within the Area of City Impact Boundary(AOCI).A legal description for the annexation area is included in Section VIII.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 VIIL The DA is required to be signed by the property owner(s)/developer and returned to the City within 6 months of the Council granting the annexation for approval by City Council and subsequent recordation. B. Preliminary Plat: The proposed plat consists of 50 single-family residential buildable lots and 7 common lots on 9.91 acres of land in the proposed R-8 zoning district. The minimum lot size proposed is 4,161 square feet(s.f.)with an average lot size of 4,692 s.f.; the gross density is 5.08 units/acre with a net density of 6.11 units/acre. The subdivision is proposed to develop in one phase. The demographic of the proposed development is anticipated to be retirees looking to downsize from larger homes; the Homeowner's Association(HOA)will maintain the landscaping for each of the homes within the subdivision. Existing Structures/Site Improvements: There are two(2)existing homes and accessory structures on the site that are proposed to be removed with development. All existing structures should be removed prior to signature on the final plat by the City Engineer. Proposed Use Analysis: Single-family detached dwellings are listed as a principal permitted use in the R-8 zoning district in UDC Table 11-2A-2. Dimensional Standards (UDC 11-2): R-8 district: (UDC Table 11-2A-6) The property sizes and street frontages of the proposed single-family lots and width of street buffers comply with the aforementioned minimum dimensional standards; future development should comply with the minimum building setbacks and maximum building height standards of the R-8 district. All of the proposed lots meets the minimum size and street frontage except for Lot 20,Block 2,which should have a minimum street frontage of 30 feet. Subdivision Design and Improvement Standards(UDC 11-6C-3) Development of the subdivision is required to comply with the subdivision design and improvement standards listed in UDC 11-6C-3, including but not limited to streets, common driveways and block face. There are three(3)common driveways proposed; such driveways should be constructed in accord with the standards listed in UDC 11-6C-3D. An exhibit should be submitted with the final plat application that depicts the setbacks,fencing,building envelope,and orientation of the lots and structures accessed via the common driveway; if a property abuts a common driveway Page 6 but has the required minimum street frontage and is taking access via the public street,the driveway should be depicted on the opposite side of the shared property line from the common driveway. Access(UDC 11-3A-31 Access is proposed via the extension of existing stub streets from the north(N. Starry Night Ave.) and south(E. Yucca Canyon St.)boundaries of the site; direct access via N. Locust Grove Rd. is not proposed or approved. Because all of the surrounding properties are developed and the Applicant is extending all existing stub streets,no other stub streets are necessary to be provided. A note should be placed on the face of the final plat prohibiting direct lot access to N. Locust Grove Rd. Parking(UDC 11-3C): Off-street parking is required to be provided in accord with the standards listed in UDC Table 11- 3C-6 for single-family detached dwellings based on the number of bedrooms per unit.Future development should comply with these standards. A parking plan was submitted that depicts the number of available on-street parking spaces; a total of 37 spaces are available after driveways are removed from the equation(see VIII.E). Pathways(UDC 11-3A-8): No multi-use pathways are designation on the Pathways Master Plan for this site;however,the Park's Dept. requested a 10-foot wide pathway be provided within the street buffer along N. Locust Grove Rd. within a 14-foot wide public pedestrian easement. A 5-foot wide"loop"pathway is proposed as an amenity within the linear common areas along the north and south boundaries of the site with pathway connections at the ends and mid-block. Where pathways loop through common driveways,Staff recommends signage is provided to notify pedestrians that the common driveways serve a dual purpose(i.e. driveway/pathway) and are part of the pathway loop. Sidewalks(UDC 11-3A-1 : Detached sidewalks are proposed along internal local streets and within the buffer adjacent to N. Locust Grove Rd. in accord with the standards listed in UDC 11-3A-17. The existing detached sidewalk along Locust Grove is proposed to be replaced with a detached 10' wide multi-use pathway. Parkways (UDC 11-3A-1 Eight-foot wide parkways are proposed adjacent to all local streets and are required to be constructed in accord with the standards listed in UDC 11-3A-17. Landscaping(UDC 11-3B): A 25-foot wide street buffer is required adjacent to N. Locust Grove Rd., an arterial street, landscaped per the standards listed in UDC 11-3B-7C. A 35-foot wide common lot is depicted on the plat; the property line and future curb location should be added to the landscape plan. The required number of trees per UDC standards should also be added to the plan. Parkways are required to be landscaped in accord with the standards listed in UDC 11-3B-7C. The total lineal feet of parkways and required number of trees based should be included in the Landscape Calculations table on the final plat landscape plan to demonstrate compliance with UDC standards. Landscaping is required along all pathways in accord with the standards listed in UDC 11-3B- 12C. The total lineal feet of pathways with the required and proposed number of trees should be included in the Landscape Calculations table on the final plat landscape plan to demonstrate compliance with UDC standards. Page 7 Common open space is required to be landscaped in accord with the standards listed in UDC 11- 3G-3E. The total square footage of common open space should be included in the Landscape Calculations/Requirements table along with the required number of trees to demonstrate compliance with UDC standards. Qualified Open Space(UDC 11-3G�: A minimum of 10%qualified open space meeting the standards listed in UDC 11-3G-3B is required. Based on the area of the proposed plat(9.91 acres), a minimum of 0.99 of an acre of common open space should be provided. The Applicant proposes 1.62 acres(or 16.6%) of qualified open space consisting of linear open space where pathways are located,the common area where the community garden is proposed and half of the street buffer along the arterial street(N. Locust Grove Rd.) in accord with UDC standards. Qualified Site Amenities(UDC 11-3G1. Based on the area of the proposed plat(9.91 acres),a minimum of one(1) qualified site amenity is required to be provided per the standards listed in UDC 11-3G-3C. A community vegetable garden with six(6) 8' x 12' planter boxes,pedestrian pathways/gardens, a rose garden with a stone sitting bench and a meditation garden with a bubbling rock and a stone sitting bench are proposed as amenities in excess of the minimum UDC standards. Storm Drainage: This development anticipates using subsurface storm water disposal of storm water generated from the local road system and lands tributary system per plat note#10. Waterways(UDC 11-3A-6): None Fencing(UDC 11-3A-�: All fencing is required to comply with the standards listed in UDC 11-3A-7. Fencing is proposed as shown on the landscape plan. The existing fencing along the north, south and west sides of the development is proposed to remain. Five-foot tall wrought iron fencing is proposed at the rear of lots along the north and south boundaries of the subdivision. Fencing should be depicted abutting pathways and common open space lots to distinguish common from private areas per UDC 11-3A-7A.7a where none is currently depicted in accord with the standards listed in UDC 11-3A-7A.The type of fencing proposed at the back edge of the street buffer along Locust Grove Rd. should be called out on the plan. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual): The Applicant submitted sample renderings of the types of homes planned to be constructed in this development which are included in Section VIII.F. Homes depicted appear to be a single- story in height with a variety and mix of finish materials with stoneibrick veneer accents; some units may have a second level bonus room built into the roof structure but appear as a single-level with no windows facing the rear yard. To mitigate the lack of transition in lot sizes from adjacent developments at the perimeter boundary, Staff recommends as a provision of the DA that homes constructed in the development are limited to 25-feet in height to essentially restrict homes to a single-story with a bonus room built into the roof structure with no windows facing the rear yard. Design review is not required for single-family detached homes. Page 8 VII. DECISION A. Staff: Staff recommends approval of the requested annexation and zoning with the requirement of a Development Agreement and approval of the requested preliminary plat with the conditions noted in Section IX.A per the Findings in Section X. Page 9 VIII. EXHIBITS A. Annexation Legal Description &Exhibit Map B & A Engineers, Inc. Consulting Engineers & Land Surveyors 5505 West Franklin Rd. Boisc, I13 83705 Telephone 203.343.3391 Facsimile 208.342.5792 Allmon Subdivision Annexation Description November 19,2019 A portion of, the southeast quarter of the northeast quarter of section 30, Township 4 North, Range 1 Fast, Boise Meridian, Ada County, Idaho, tieing more particularly described as follows: Commencing at the North Quarter Corner of said Section 30; thence N89°47'00"E, 2,634.00 feet along the North line of Section 30 to the Northeast Quarter Corner; thence SOW13'57"W, 1,660.54 feet along the easterly boundary of said Section 30 and the centerline of N.Locust Grove Road to the Point of Beginning. Tf ence continuing S00113'57"W,332.06 feet along the easterly boundary of said Section 30 and the centerline of N. Locust Grove Road Thence S89°43'0 W,25.00 feet to the westerly right-of-way of N.Locust Grove Road; Thence S89"43'08"W, 1,287.88 feet along the northerly boundary of Madelynn Estates Subdivision to the southeast corner of Arcadia Subdivision; Thence N00°10'34'E,333.46 feet along the easterly boundary of Arcadia Subdivision to the southwest corner of Reserve Subdivision No.2; Thence N99046'49"E, 1,2138.20 feet along the southerly boundaries of Reserve Subdivision No.2 and The Reserve Subdivision to the westerly right-of-way of N. Locust Grove Road; Thence N89046'49"E,25,00 feet to the easterly boundary of said Section 30 and the centerline of N. Locust Grove Road and the Point of Beginning. Comprising 10.03 acres,more or less. RED r � w 412 p OF Page 10 Allmon Subdivision Annexation Map 19 1s �o 2Fi34A0' 30 29 l 110RTH � s�uE t'=150' MM46 491 131120 N 1 y. 0 25.00' a 9.64 ACRES 2sAa' z 0 >41 o; Annexation Map For: Allman Subdivision u 4 1 1 BEING S1111ATE IN THE 3DAf B7 QUARTER OF THE NORMUM 6HI WM OF SECTM 30. TOMSHIF 4 NORTH, RANGE 1 FAST, 9 B&A Engineers,Inc. � o� �� `` BDISL IJERIDM, CFr OF MERIDLON, Ew0_ f� D. 21 NOYDABB 2819 Page 11 B. Preliminary Plat(date: 11/6/19) .T oil j`� 6 __ __— 6 �uuw.m 6 ✓car i€ e�� Q 18 m'ac ® k © � 1®.lot lop, 03@010c(D "M 404Q 40 �� k � ✓ 9' '°® .. �I �9� & ©'i`9 R & & e W � $ k 9 6`,- 8 i 9 1 5 � �°`✓ @� III 03 ® $ pllpl� ti,n '0 -- ------ "x"'------------------------- . e �'R�Y�I`.J�I Nmcx Vicimtyblap Lmve'fabl� � � �� L.—a w.rsrnn wwxm �W�r�mxxxmrns�wmr vroJect sms WA— � 7HFirx twed vm[a moms wnmti..x u.aw rf ter.ay oxan mmTMrz . _ _ x ..a su.aem�uuunm urvurm � � x' — —.—.—.— int We.n •u uff xwb �camvn�.M srsrzY gym.amaze __ �° FMww uNwn wxarzw mxrc T va150FmILael3haY5atirm 3clbacklZani�Te6[c I�dUc CalcWatima UMexgound Utility Nok Page 12 C. Landscape Plan (date: 11/21/2019) Q SHEET 6 () z o O Ui �I 52 ! f i f i { �39 i 38 i�7 -16: lL " -- 51 154 49 1 48 1 7 446 1(6� J 1 3 42 j 41 i ILn 7� ¢ Co i3 `53i II, i 1 j i li I j 54' _ (55 — F I 14 16 1� - - -- uj J �6 ��3 4 � 5 6 71: S 9 , ]0:�111 12' 33' J ') � - ,� u` l��l�l- LU m O a 1 L------------ -- -------- ------ —,..' -------------�l--L t;� S Z 0 p a LANVSLAPE K'LAN 4- ya�.isa is SHEET-1 30 �r.y ¢ m 33 32 �� °�,�m� 8` 1 D I j 31 27 _ �rv �I i; cn i 26 �Y2I I 20 23 11 O LU ---------------- Ln s Doi �Ik 8E " LANDSCAPE PLAN _ �2 Page 13 ------------------------- ----------------------------- i 77 _ — 'i�3�1�3b�} JL o _-___.� SL 1 50 ;49 48 47 46 j 40 441143 �42 i�4 I vi S 53 I I I I v: 35 I i I a, i Lei(15�j 1)6 1� -- -- J; _.56 3 4 �5 6 �� 8 9 i i i li 1 1 � � m 1 m 1 l D ____-_____________ — 1_____-__-!t"!-----------------.--- 4 F l.� Z ❑ O� ExlsnrNC TReEs ❑ U g LANDSCAPE CALDJALATIOND TADLE e H � LANDSCAPE REDLIREMEWT LANDSCAPE LEGEND IX—I snrvc smtcnx�mee�egvm EXISTIN$TREE AID REMEDIATION PLAN Page 14 D. Qualified Open Space Exhibit Allmon Subdivision Open Space Plan II�I ' uI I 589'46'49W 1 288.18'pd� vc ,m ©' 11 O © O r•O O OI © © © 3L ( 1 L N89'43'08"E 1,267.84' �� J1 I °II BLOCK LOT COMMON LOT AREA SF COMMON DRNE AREA SF 0MIIFIING LANDSCAPE AREA SF NON-OUALIFnNG LANDSCAPE AREA SF 1-1 31,351 SF 2.336 SF 29,015 SF 0 1-2 3,061 5F N/A 3,081 SF 0 1- 1 SF N/A 12 SF 5.812 SF 1-29 10,965 OF 2,347 SF 8,618 SF 0 1-34 34 1,216 16 SF N/A 1,2 1,216 SF 0 2-1 1,215 SF N/A 1,216 SF 0 2-6 24,309 SF 2.523 SF 21,786 SF 0 NORTH SUBTOTAL 83,762 SF 7,206 SF 70,744 SF 5,812 0 100 200 PERCENTAGE 19.7% 1.7% 16.5% 1.4% HORIZONTAL SCALE:V-100' TOTAL SUBDIVISION AREA 1425.283 SF Page 15 E. On-street Parking Plan Data Allmon Subdivision Parking Rim ,E I E—L T E-E-LT 1A7 1— I E.!,,M LQT U.14 .." T:-—T - 1.17 11.9% L_ L.E:r-6,-t 0.1 1 I PILL 59 lild C.I E— 1, II ]T'EET WK 51KE5 ISr h 0 o (D (D (D G (D Hew4nrr- '587 84' _Fw 3Y WcF la BoLk d wA V W r-H LT. a T-d L­ 5 6.=56P%­­� HQAwwk sck[--1 10° Typical Street Cross-Section u.::mr T.—.Rat­4_ — —mwnm,,n: mff R:-.0 Page 16 F. Conceptual Building Elevations LU V � � J o N. EM y w l S us PO- CD77AGE-1-A - 9CALE= 1/4' T-0. Mara LEYM 1624 SO-FT. ®®�® ® r- a 1 ® - rn O C�7 U � � J —N LL o� COTTAGE-1-E ACAI F: 1W-T-O' MAN LEVEL 1658 SO.FT. Page 17 Ems CA WWQ C7 J av ® `UI sm � : y w_ ❑ Qok ! �aw COTTAGE-2-A �..�.- 9CALE% V4'-I,v "M LEVEL Tn2 SO.FT. 1 ®� I w a dW q � O _ UFmFl '--'- a .® pm O: �VI COTFACE-2-8 SCA K: v4••r-C _ MAN LEVEL M2 SO.Fr- Page 18 � 2E e«■ ■ 99 El f ( § u § ) % ° Ek � � |_ = g _ COTTAGE--A 8CALS a-, _LEVEL MT6 n e � ■ § � 9 ■ _■■■■� , o ¥ a - < § § 00 § � 0 lun _ E 2| 2 � q COTTAGE-3-8 BOALM. «-_ Page 19 IX. 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, landscape plan and conceptual building elevations included in Section VII and the provisions contained herein. b. All homes constructed in this development shall be limited to 25-feet in height to accommodate a single-story with a bonus room built into the roof structure, if desired,with no windows from the bonus room facing the rear yards. 2. The preliminary plat included in Section VIII.A.2, dated 11/6/19, shall be revised as follows prior to submittal of the final plat application: a. Lot 20,Block 2 shall have a minimum street frontage of 30 feet. b. Add a note prohibiting direct lot access via N. Locust Grove Rd. Submit a revised plan (and electronic copy)to the Planning Division at least 10 days prior to the City Council hearing. 3. The landscape plan included in Section VIII.A.3, dated 11/21/19, shall be revised as follows prior to submittal of the final plat application: a. The Landscape Calculations/Requirements table shall include the following: 1)the total linear feet of parkways and the required number of residential subdivision trees per UDC 11-3B-7C; 2)the required number of trees along N. Locust Grove Rd. per UDC 11-313- 7C; the total square footage of common open space and required number of trees per UDC 11-3G-3E; and the total lineal feet of pathways and required and proposed number of trees per UDC 11-3B-12C. b. Add trees along pathways(i.e. between Lots 11 and 12,Lot 1 and along common driveways where pathways are proposed) as set forth in UDC 11-313-12C. c. Change proposed fencing symbol to more clearly reflect the type of fencing proposed (i.e. a different symbol for each type of fencing); all fencing shall comply with the standards listed in UDC 11-3A-7. d. Include the grass symbol in all landscape areas. e. Depict the eastern property boundary of the subdivision and the future curb location along N. Locust Grove Rd. f. Correct the"existing fence to remain on north, south and east west sides"note. Page 20 g. Depict fencing abutting pathways and common open space lots to distinguish common from private areas per UDC 11-3A-7A.7a where none is depicted in accord with the standards listed in UDC 11-3A-7A. i. Remove the extra property line on Lots 30 and 31,Block 1. 4. Future development shall be consistent with the minimum dimensional standards listed in UDC Table 11-2A-6 for the R-8 zoning district. 5. Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for single-family detached dwellings based on the number of bedrooms per unit. 6. An exhibit shall be submitted with the final plat application that depicts the setbacks,fencing, building envelope, and orientation of the lots and structures accessed via the common driveway; if a property abuts a common driveway but has the required minimum street frontage and is taking access via the public street,the driveway shall be depicted on the opposite side of the shared property line from the common driveway as set forth in UDC 11- 6C-3D. 7. Where pathways loop through common driveways, signage shall be provided to notify pedestrians that the common driveways serve a dual purpose(i.e. driveway/pathway) and are part of the pathway loop. B. PUBLIC WORKS 1. Site Specific Conditions of Approval 1.1 Terminate the water main at the cul-de-sac in E. Azan Street with a fire hydrant.Water services only in the common drives,not water mains. 1.2 Sanitary sewer service connections need to be a minimum of 5'from each other along the mainline. There are at least two locations where this requirement is not met. 1.3 No sewer mainlines in common drives, only sewer services (reminder that a maximum of three services are allowed into a manhole,with a minimum 30-degrees of angle separation). 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 Page 21 (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. 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. Page 22 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. 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 https:llweblink.meridiancioy.orglWebLinkIDocView.aspx?id=181294&dbid=0&repo=MeridianC Lty D. POLICE DEPARTMENT https:llweblink.meridianciLy.orglWebLinkIDocView.aspx?id=181803&dbid=0&repo=MeridianC ky E. PARK'S DEPARTMENT https:llweblink.meridiancity.org WWebLinkIDocView.aspx?id=183118&dbid=0&repo=MeridianC Lty F. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO(COMPASS) No comments were received. Page 23 G. SETTLER'S IRRIGATION DISTRICT https://weblink.meridianciN.ofglWebLinkIDocView.aspx?id=181790&dbid=0&repo=MeridianC ky H. NAMPA&MERIDIAN IRRIGATION DISTRICT https://weblink.meridianciU.org/WebLink/DocView.aspx?id=182254&dbid=0&repo=MeridianC ky I. CENTRAL DISTRICT HEALTH DEPARTMENT https://weblink.meridiancity.ory WWebLink/DocView.aspx?id=181354&dbid=0&repo=MeridianC ky J. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ) https://weblink.meridiancity.orglWebLinkIDocView.aspx?id=181375&dbid=0&repo=MeridianC hty K. ADA COUNTY HIGHWAY DISTRICT(ACHD) https://weblink.meridiancity.orkIWebLinkIDocView.aspx?id=183002&dbid=0&repo=MeridianC hty X. 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 proposed zoning map amendment to R-8 and subsequent development is consistent with the Comprehensive Plan. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff finds the proposed zoning map amendment will allow for the development of single- family detached homes which will contribute to the range of housing opportunities available within the City consistent with the Comprehensive Plan and the purpose statement of the residential districts. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Stafffinds the proposed zoning map amendment should not be detrimental to the public health, safety and welfare. 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 the proposed zoning map amendment will not result in an adverse impact on the delivery of services by any political subdivision providing public services within the City. Page 24 5. The annexation(as applicable)is in the best interest of city. Stafffinds the proposed annexation is in the best interest of the City per the Analysis in Section VIII. B. Preliminary Plat Findings: In consideration of a preliminary plat,combined preliminary and final plat,or short plat, the decision-making body shall make the following findings: 1. The plat is in conformance with the Comprehensive Plan; Stafffinds that the proposed plat, with Staffs recommendations, is in substantial compliance with the adopted Comprehensive Plan in regard to land use, density, transportation, and pedestrian connectivity. (Please see Comprehensive Plan Policies in, Section V of this report for more information) 2. Public services are available or can be made available and are adequate to accommodate the proposed development; Stafffinds that public services will be provided to the subject property with development. (See Exhibit B of the Staff Report for more details from public service providers) 3. The plat is in conformance with scheduled public improvements in accord with the City's capital improvement program; Because City water and sewer and any other utilities will be provided by the development at their own cost, Stafffinds that the subdivision will not require the expenditure of capital improvement funds. 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 based upon comments from the public service providers(i.e.,Police,Fire,ACHD, etc). (See Section Mfor more information) 5. The development will not be detrimental to the public health, safety or general welfare; and, Staff is not aware of any health, safety, or environmental problems associated with the platting of this property. ACHD considers road safety issues in their analysis. 6. The development preserves significant natural, scenic or historic features. Staff is unaware of any significant natural, scenic or historic features that exist on this site that require preserving. Page 25