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Hensley Station (H-2019-0120) AZ, PP, PS CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW C�f[EFI DIAN AND DECISION& ORDER In the Matter of the Request for Annexation of 7.17 Acres of Land with an R-15 Zoning District; and Preliminary Plat Consisting of 65 Buildable Lots and 6 Common Lots on 6 Acres of Land in the R-15 Zoning District for Hensley Station,by Kent Brown,Kent Brown Planning. Case No(s). H-2019-0120 For the City Council Hearing Date of: February 4,2020 (Findings on February 20,2020) A. Findings of Fact I. Hearing Facts(see attached Staff Report for the hearing date of February 4,2020,incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of February 4,2020, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of February 4, 2020, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of February 4, 2020,incorporated by reference) B. Conclusions of Law I. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use Planning Act of 1975,"codified at Chapter 65,Title 67, Idaho Code (I.C. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian,which was adopted April 19,2011,Resolution No. 11-784 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s)received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this Decision,which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant,the Community Development Department,the Public Works Department and any affected party requesting notice. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR HENSLEY STATION—AZ,PP H-2019-0120 - 1 - Meridian City Council Meeting Agenda February 18,2020— Page 146 of 270 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of February 4,2020, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon the above and foregoing Findings of Fact which are herein adopted,it is hereby ordered that: 1. The applicant's request for Annexation and Preliminary Plat is hereby approved with the requirement of a Development Agreement per the provisions in the Staff Report for the hearing date of February 4,2020, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Preliminary Plat Duration Please take notice that approval of a preliminary plat, combined preliminary and final plat,or short plat shall become null and void if the applicant fails to obtain the city engineer's signature on the final plat within two(2)years of the approval of the preliminary plat or the combined preliminary and final plat or short plat(UDC 11-613-7A). In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and conforms substantially to the approved preliminary plat, such segments, if submitted within successive intervals of two(2)years,may be considered for final approval without resubmission for preliminary plat approval(UDC 11-613-713). Upon written request and filed by the applicant prior to the termination of the period in accord with 11-6B-7.A,the Director may authorize a single extension of time to obtain the City Engineer's signature on the final plat not to exceed two(2)years. Additional time extensions up to two(2)years as determined and approved by the City Council may be granted. With all extensions,the Director or City Council may require the preliminary plat, combined preliminary and final plat or short plat to comply with the current provisions of Meridian City Code Title 11. If the above timetable is not met and the applicant does not receive a time extension,the property shall be required to go through the platting procedure again(UDC 1I- 6B-7C). Notice of Development Agreement Duration The city and/or an applicant may request a development agreement or a modification to a development agreement consistent with Idaho Code section 67-6511A. The development agreement may be initiated by the city or applicant as part of a request for annexation and/or rezone at any time prior to the adoption of findings for such request. A development agreement may be modified by the city or an affected party of the development agreement. Decision on the development agreement modification is made by the city council in accord with this chapter. When approved, said development agreement shall be signed by the property owner(s) and returned to the city within six(6)months of the city council granting the modification. A modification to the development agreement may be initiated prior to signature of the FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR HENSLEY STATION—AZ,PP H-2019-0120 -2- Meridian City Council Meeting Agenda February 18,2020— Page 147 of 270 agreement by all parties and/or may be requested to extend the time allowed for the agreement to be signed and returned to the city if filed prior to the end of the six(6)month approval period. E. Notice of Final Action and Right to Regulatory Takings Analysis 1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, denial of a development application entitles the Owner to request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty-eight(28)days after the final decision concerning the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review may be filed. 2. Please take notice that this is a final action of the governing body of the City of Meridian. When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person who has an interest in real property which may be adversely affected by the final action of the governing board may within twenty-eight(28)days after the date of this decision and order seek a judicial review as provided by Chapter 52, Title 67,Idaho Code. F. Attached: Staff Report for the hearing date of February 4,2020 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR HENSLEY STATION—AZ,PP H-2019-0120 -3 - Meridian City Council Meeting Agenda February 18,2020— Page 148 of 270 By action of the City Council at its regular meeting held on the 18th day of February 2020. COUNCIL PRESIDENT TREG BERNT VOTED COUNCIL VICE PRESIDENT BRAD HOAGLUN VOTED COUNCIL MEMBER JESSICA PERREAULT VOTED COUNCIL MEMBER LUKE CAVENER VOTED COUNCIL MEMBER JOE BORTON VOTED COUNCIL MEMBER LIZ STRADER VOTED MAYOR ROBERT SIMISON VOTED (TIE BREAKER) Mayor Robert Simison Attest: Chris Johnson City Clerk Copy served upon Applicant, Community Development Department,Public Works Department and City Attorney. By: Charlene Way Dated: 2-18-2020 City Clerk's Office FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR HENSLEY STATION—AZ,PP H-2019-0120 -4- Meridian City Council Meeting Agenda February 18,2020— Page 149 of 270 EXHIBIT A STAFF REPORTC�WEIIDIAN -- COMMUNITY DEVELOPMENT DEPARTMENT HEARING February 4,2020 Legend DATE: leiPFaject Lflca i�ar TO: Mayor&City Council FROM: Sonya Allen,Associate Planner - 208-884-5533 Bruce Freckleton,Development _ Services Manager 208-887-2211 SUBJECT: H-2019-0120 Hensley Station—ALT,AZ,PP,PS - LOCATION: 462 N. Black Cat Rd.,in the SW '/4 of s F - Section 10,T.3N.,R.l W. I. PROJECT DESCRIPTION Annexation of 7.17 acres of land with an R-15 zoning district and Preliminary Plat consisting of 65 building lots and 6 common lots on 6 acres of land in the R-15 zoning district. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 6 acres Future Land Use Designation MHDR(medium high density residential)in Ten Mile Interchange Specific Area Plan(TMISAP) Existing Land Use(s) Rural residential/agricultural A Proposed Land Use(s) Single-family attached dwellings;and townhome dwellings Lots(#and type;bldg./common) 65 building lots;6 common lots Phasing Plan(#of phases) 1 or 2 phases(as shown on the plat in Section VILB) Number of Residential Units(type 6 attached units&59 townhome units of units) Density(gross&net) 10.83 gross; 14.47 net Open Space(acres,total 0.71 of an acre(or 12%) [%]/buffer/qualified) Amenities Fire pit with 2 benches Physical Features(waterways, The Purdam Gulch Drain crosses the northeast corner of hazards,flood plain,hillside) this site Neighborhood meeting date;#of 9/18/19;5 attendees attendees: History(previous approvals) None Page 1 — Meridian City Council Meeting Agenda February 18,2020— Page 150 of 270 B. Community Metrics Description Details Page Ada County Highway District • Staff report(yes/no) Yes • Requires ACHD Commission No Action(yes/no) Access(Arterial/Collectors/State Private street access proposed via Aviator St.,a collector Hwy/Local)(Existing and Proposed) street;emergency access only via N.Black Cat Rd.,a minor arterial street(100'+/-south of the north property line)(the existing access via Black Cat is required to be closed) Traffic Level of Service Better than"E"(acceptable level of service for a 2-lane minor arterial is"E") Stub Street/Interconnectivity/Cross No stub streets or cross-access easement are proposed Access Existing Road Network Black Cat Rd.is currently improved with 2-travel lanes, approximately 25'of pavement and no curb,gutter or sidewalk abutting the site. Aviator St.was constructed as'/2 of a 3-lane collector 46' street section with 23' of pavement plus 12 additional feet of pavement totaling 35'with vertical curb,gutter&a 7' wide attached sidewalk on the south side of the roadway with a 3' gravel shoulder and borrow ditch on the north side of the roadway.As it continues east&transitions to a 2-lane roadway,it's constructed as'/z of a 36' collector roadway with 18' of pavement plus 12' additional pavement totaling 30'with vertical curb,gutter and 7' attached sidewalk on the south side of the roadway with a 3'gravel shoulder and borrow ditch on the north side. Existing Arterial Sidewalks/ Buffers Proposed Road Improvements Black Cat Rd.is listed in the CIP to be widened to 5-lanes from Franklin Rd.to Cherry Ln.and the Black Cat/Cherry intersection to be widened to 5-lanes on the north leg,6- lanes on the south leg,4-lanes on the west leg and 5-lanes on east leg and signalized between 2021-2025 Fire Service • Distance to Fire Station 2.3 miles(Fire Station#2) • Fire Response Time 4:00 minutes(under ideal conditions) • Resource Reliability 8 1%(meets targeted goal of 80%or greater) • Risk Identification 2(current resources would be adequate to supply service) • Accessibility Meets requirements • Special/resource needs None • Water Supply 1,500 gallons/minute for 2 hours(may be less if buildings are fully sprinklered) Police Service No comments submitted Wastewater • Distance to Sewer Services 0 feet • Sewer Shed South Black Cat trunkshed Page 2 Meridian City Council Meeting Agenda February 18,2020— Page 151 of 270 Description Details Page • Estimated Project Sewer See application ERU's • WRRF Declining Balance 13.8 • Project Consistent with WW Yes Master Plan/Facility Plan Water • Distance to Water Services 0 feet • Pressure Zone 1 • Estimated Project Water See application ERU's • Water Quality None • Project Consistent with Water Yes Master Plan • Impacts/Concerns The dead end water main in W.Freestyle Ln. should end with a fire hydrant,not a blow-off C. Project Area Maps Future Land Use Map Aerial Map Legend I I H MH] 6f LegendO 0 Pr &oi Lacfl Dior ��® � I F•u�ti= L = _ R si8en'fiol N -ai AAed-Hi h u all _ unify _ - V Re ideAtial "xe P yrn ut iv is Ti�l AUJ- - Zoning Map Planned Development Map Page 3 — Meridian City Council Meeting Agenda February 18,2020— Page 152 of 270 Legend I I H LegendI � Pro}ect Lacaiian �� LR.$ � Peale°t Lcnaiian M 1,® City Lirrft — Plonryed Parcels � ---I R AA-E UT R.1 --- R1P lwll R , M1 - R`8 III. APPLICANT INFORMATION A. Applicant: Northern Land Development,LLC—2150 N. Canter Pl., Eagle,ID 83616 B. Owner: Same as Applicant C. Representative: Kent Brown,Kent Brown Planning—3161 E. Springwood Dr.,Meridian,ID 83642 IV. NOTICING Planning&Zoning City Council Posting Date Posting Date Newspaper notification published 12/13/2019 01/17/2020 Radius notification mailed to property owners within 300 feet 12/10/2019 01/14/2020 Public hearing notice sign posted 12/21/2019 1/18/2020 on site Nextdoor posting 12/10/2019 01/14/2020 V. STAFF ANALYSIS A. Future Land Use Map Designation(https://www.meridianci�.org/com�lan://www.meridianci�.org/com�lan) Medium High-Density Residential(MHDR): The purpose of the MHDR designation is to allow for the development of a mix of relatively dense residential housing types including townhouses, condominiums and apartments. Residential gross densities should range from 8 to 15 units per acre. These are relatively compact areas within the context of larger neighborhoods and are typically located around or near mixed use commercial or employment areas to provide Page 4 Meridian City Council Meeting Agenda February 18,2020— Page 153 of 270 convenient access to services and jobs for residents. Developments need to incorporate high quality architectural design and materials and thoughtful site design to ensure quality of place and should also incorporate connectivity with adjacent uses and area pathways, attractive landscaping and individual project identity. The proposed development consisting of a mix of attached dwellings and different types of townhouse dwellings at a gross density of 10.83 units/acre is consistent with the uses and density desired in the MHDR designation. B. Comprehensive Plan Policies (https://www.meridiancity.or /ccoompplan): 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 townhome dwellings will contribute to the diversity in housing types in the western 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 Ten Mile corridor. • "Require open space areas within all development."(6.01.01A) A minimum of 10%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 standards at 12%. • "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 private street access is proposed for the development via the collector street along the southern boundary of the site; access is not available via a local street. • "Require pedestrian access connectors in all new development to link subdivisions together to promote neighborhood connectivity as part of a community pathway system."(3.03.03B) There are no pedestrian connections proposed to adjacent properties other than sidewalk proposed along the collector street at the southern boundary of the site. C. Existing Structures/Site Improvements: There is an existing home and accessory structures on this site that will be removed with development. Removal of these structures should take place prior to signature on the final plat by the City Engineer. D. Proposed Use & Site Design Analysis: Single-family attached and townhome dwellings are listed in UDC Table 11-2A-2 as principal permitted uses in the R-15 zoning district. The preliminary plat is proposed to develop in one or two phases as shown on the preliminary plat in Section VII.B; the Applicant is unsure at this time if it will be phased. Page 5 — Meridian City Council Meeting Agenda February 18,2020— Page 154 of 270 The site design is subject to the design elements in the Ten Mile Interchange Specific Area Plan (TMISAP). In accord with the Plan, structures are proposed to be built near the edge of the street buffer and front on Aviator St.,the primary street,with parking at the rear of the structures and pedestrian walkways from each unit to the perimeter sidewalk with trees and landscaping in the front yards; structures are proposed to be 2-stories in height. E. Specific Use Standards(UDC 11-4-3): None F. Dimensional Standards(UDC 11-2): All development is subject to the dimensional standards listed in UDC Table 11-2A-7 for the R- 15 district. The minimum lot size in the R-15 district is 2,000 square feet(s.f.); there are 14 lots that are below the minimum lot size—revisions should be made to the plat to comply. G. Access(UDC 11-3A-3, I1-3H-4): One access is proposed via W.Aviator St., a collector street along the southern boundary of the site; an emergency only access is proposed 100'+/-feet south of the north property line via Black Cat Rd.,an arterial street. Private streets are proposed for internal access within the site. Private streets are required to comply with the standards listed in UDC 11-3F-4. All drive aisles are required to be posted as fire lanes with no parking allowed; if curbs exist next to the drive aisle(s),they shall be painted red. H. Parking(UDC 11-3C): Off-street parking is required to be provided for the proposed single-family attached and townhouse units as set forth in UDC Table 11-3C-6. All of the units are proposed to have 3 bedrooms. Therefore,4 spaces are required per dwelling unit with at least 2 of those in an enclosed garage,the other spaces may be enclosed or a minimum 10' x 20' parking pad. All of the units have a 2-car garage and a parking pad for 2 cars that complies with these standards. Additionally, a total of 10 guest parking spaces are proposed along the south end of the mew. I. Pathways (UDC 11-3A-8): A pedestrian pathway is proposed through the central mew within this development; landscaping is required adjacent to the pathway as set forth in UDC 11-3B-12C as proposed. J. Sidewalks(UDC 11-3A-17): Sidewalk are required adjacent to all public streets as set forth in UDC I I-3A-17; detached sidewalks are required along arterial and collector streets. A detached sidewalk is proposed along N. Black Cat Rd., an arterial street, and an attached sidewalk is proposed along W.Aviator St., a collector street. The sidewalk along Aviator St.should be detached as set forth in UDC 11- 3A-17C at least 6-feet from the back-of-curb as required by ACHD with landscaping consisting of grass or vegetative groundcover(no trees)in the parkway area. K. Parkways (UDC 11-3A-1 : Parkways are not proposed within this development. L. Landscaping(UDC 11-3B): A 25-foot wide street buffer is required along N. Black Cat Rd., an arterial street, and a 20-foot wide street buffer is required along W.Aviator St., a collector street, as set forth in UDC Table 11-2A-7, landscaped per the standards listed in UDC 11-3B-7C as proposed.A 2-3' tall berm is proposed within the buffer along Black Cat per the detail on Sheet L1.2 of the landscape plan. Page 6 Meridian City Council Meeting Agenda February 18,2020— Page 155 of 270 The UDC(11-3B-7C.2a)requires all residential subdivision street buffers to be on a common lot maintained by a homeowner's association. The Applicant requests approval of Alternative Compliance to this standard to allow the street buffer along Aviator St.to be placed in an easement on building lots(Lots 2-12,Block 1)rather than a common lot.This will allow the townhomes to be placed closer to W.Aviator St.to enhance the streetscape consistent with new urbanism design and the design standards in the TMISAP;these units will be accessed from the rear with the front doors facing Aviator St.All of the common area open space in the subdivision will be maintained by the Homeowner's Association for consistent maintenance and appearance. Staff is supportive of the request for Alternative Compliance based on the Findings in Section IX.D. Landscaping is required along the pathway in the mew in accord with the standards listed in UDC 11-3B-12C as proposed. Landscaping is required within common areas per the standards listed in UDC 11-3G-3E as proposed. Mitigation is required for all existing 4"caliper or greater trees that are removed from the site with equal replacement of the total calipers lost on site;mitigation trees are in addition to all other landscaping required as set forth in UDC 11-3B-10C.5. The landscape plan(Sheet L1.2) states 223 total caliper inches are required for mitigation;the plan also states existing trees to be saved on site will count toward mitigation—however, existing trees do not count toward mitigation.Therefore, additional trees(223 caliper inches) should be depicted on a revised landscape plan that comply with the minimum mitigation standards,or alternative compliance may be requested as set forth in UDC 11-5B-5. M. Qualified Open Space(UDC 11-3G): A minimum of 10% qualified open space is required to be provided within the development that complies with the standards listed in UDC 11-3G-3B. Based on 6 acres of land,a minimum of 0.60 of an acre/26,136 square feet is required. A total of 0.83 of an acre/36,285 square feet(or 14%) qualified open space is proposed as shown on the exhibit in Section VII.D consisting of half the street buffer along Black Cat Rd., an arterial street; all of the street buffer along W.Aviator St., a collector street;the 35' wide common mew; and the open space at the northeast corner of the development. Because the street buffer along Aviator St. is proposed to be on an easement on privately owned lots rather than in a common lot owned by the HOA,the buffer(5,348 square feet/0.12 of an acre) does not count toward the minimum open space standards;however,the project still complies with the minimum standards without this area at 30,937 square feet/0.71 of an acre(or 12%). N. Qualified Site Amenities (UDC 11-3G): A minimum of one(1) site amenity is required based on the area of the site that complies with the standards listed in UDC 11-3G-3C. The Applicant proposes an open grassy area exceeding 50' x 100' in area; 2 benches near a 15' x 15' gathering area with a fire pit; and a pedestrian pathway through the central mew as site amenities. In order for the open grassy area to qualify as a site amenity, it would need to be at least 20,000 square feet over the minimum amount of qualified open space required; it's under that amount at 10,019 square feet. In order for the pedestrian pathway to qualify as a site amenity it would need to connect to an existing or planned pedestrian or bicycle route outside the development as designated in the Pathways Master Plan; it does not. The fire pit with 2 benches in itself doesn't qualify as a site amenity; after discussions with the Applicant,a 15' x 15' Page 7 Meridian City Council Meeting Agenda February 18,2020— Page 156 of 270 shade structure with picnic tables will also be provided in accord with UDC standards (see detail of shade structure in Section VILD). O. Waterways(UDC 11-3A-6): The Purdam Gulch Drain and associated easement crosses the northeast corner of this site as depicted on the site plan and plat. The UDC (11-3A-611.3)requires the waterway to be piped if it's not improved as a water amenity or linear open space as defined in UDC 11-A-1.The Applicant requests Council approval of a waiver to this provision as allowed by UDC 11- 3A-611.3a,to allow the short segment of waterway crossing this site to remain open and not be piped consistent with that upstream and downstream. The UDC allows Council to waive this requirement if it finds the public purpose requiring such will not be served and public safety can be preserved. Staff recommends a fence is installed along the easement of the drain to ensure public safety constructed per the standards listed in UDC 11-3A-6C.3. P. Fencing(UDC 11-3A-6, 11-3A-7): All fencing is required to comply with the standards listed in UDC 11-3A-6 and 11-3A-7. Fencing is proposed as follows: 6' tall solid vinyl fencing is proposed along the back edge of the street buffer along Black Cat Rd.; and a 4' solid vinyl fence with 2' lattice is proposed along the north and east boundaries of the site. Fencing should be depicted as such on the landscape plan. Q. Utilities (UDC 11-3A-21): All utilities are required to be installed at or below grade in accord with the City's adopted standards, specifications and ordinances. Street lighting is required to be installed in accord with the City's adopted standards, specifications and ordinances. Adequate fire protection is required in accord with the appropriate fire district standards. R. Pressurized Irrigation System(UDC 11-3A-15) An underground pressurized irrigation system is required to be constructed and service provided to each lot in the proposed subdivision. S. Storm Drainage (UDC 11-3A-18) An adequate storm drainage system is required to be provided in this development in accord with the City's adopted standards, specifications and ordinances; design and construction is required to follow Best Management Practices as adopted by the City. T. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual): A variety of structure configurations are proposed consisting of(3) single-family attached structures(2 units in each structure for a total of 6 units); (9)4-plex structures in two different configurations(Type 1 —rear-loaded facing a mew, consisting of 8 units; and Type 2—front- loaded facing the street, consisting of 28 units); (1)rear-loaded 5-plex structure containing 5 units; and(3)rear-loaded 6-plex structures containing a total of 18 units(see site plan and building elevations in Sections VILE and F respectively). Building materials consist of a variety of horizontal and vertical siding and stucco with stone veneer accents; color schemes are the same on each of the buildings throughout. All structures(i.e.single-family attached and townhome dwellings)proposed in this development are subject to the design elements in the Ten Mile Interchange Specific Area Plan(TMISAP) and the design standards listed in the Architectural Standards Manual. Page 8 Meridian City Council Meeting Agenda February 18,2020— Page 157 of 270 Design review approval of the proposed structures should be obtained prior to submittal of building permit applications.A Certificate of Zoning Compliance is not required. The building design is subject to the design elements in the Ten Mile Interchange Specific Area Plan(TMISAP). In accord with the Plan,porches should be provided for each unit facing W. Aviator St. and should be a dominant element along at least 30% of the front fagade of the buildings—revisions to the elevations should be made to comply. Building materials, particularly at the street level facing Aviator St. should be high quality,such as terra cotta, natural stone,clay-fired units,or other approved masonry materials for architectural details or accents—the strongest use of such should be reserved for street level windows and entries. VI. DECISION A. Staff: Staff recommends approval of the requested annexation with the requirement of a Development Agreement and the preliminary plat with the conditions included in Section VIII per the Findings in Section IX. The Director approved the requests for private streets and alternative compliance per the Findings in Section IX. B. The Meridian Planning&Zoning Commission heard this item on January 2,2020. At the public hearing,the Commission moved to recommend approval of the subject AZ and PP requests. 1. Summary of Commission public hearing_ a. In favor: Kent Brown b. In opposition: David Petersen,Jason Hibbard C. Commenting. None d. Written testimony: Kent Brown,Applicant's Representative(in agreement with staff re ort e. Staff presenting application: Sonya Allen f. Other Staff commenting on application: None 2. Ke. ids)of public testimony a. Against proposed townhomes and private streets due to concerns children will be playing in the streets, cars won't fit in driveways/garages; and, b. Concern pertaining to increased traffic congestion in this area. 3. Ke, ids)of discussion by Commission: a. Concern pertaining to noise impacts to a residential development from trains on the adjacent railroad tracks and the need for a buffer in this area; b. Desire for children's play equipment to be provided as an amenity for the development; C. The need for pedestrian improvements within the railroad right-of-way along Black Cat d. Concern that enough guest parking is provided. 4. Commission change(s)to Staff recommendation: a. The Commission recommended the Applicant work with Staff to provide an amenity more conducive to children. 5. Outstandingissue(s)ssue(s) for City Council: a. In response to the Commission's recommendation for a site amenity more conducive to children,the Applicant proposes a bocce ball court(see Section VILD). C. The Meridian City Council heard these items on February 4,2020. At the public hearing,the Council moved to approve the subject AZ and PP requests. 1. Summary of the City Council public hearine: Page 9 Meridian City Council Meeting Agenda February 18,2020— Page 158 of 270 a. In favor: Kent Brown,Applicant's Representative:Jim Merkle.Northern Land Development.Applicant b. In opposition:None C. Commenting: Justin Lucas.ACHD d. Written testimony:No new testimony since the Commission hearing e. Staff presenting application: Sonya Allen f. Other Staff commenting on application:None 2. Key issue(s)of public testimony: a. None 3. Key issue(s)of discussion by City Council: a. The need for children's play equipment to be provided as an amenitv rather than a bocce ball court: b. Traffic congestion in this area and existing and planned road and pedestrian improvements along Black Cat Rd. and the lack of a turn lane onto Aviator from Black Cat Rd.: c. The front yard of the homes along Aviator(west of the entry)fronting on the street buffer proposed to be in an easement rather than a common lot resulting in a closer setback to the street. 4. City Council change(s)to Commission recommendation: a. Council required a children's play structure suitable for your children be installed as an amenity(as presented during the hearing)with the other amenities that are proposed instead of a bocce ball court(see condition#A.5). b. Council approved a waiver to UDC 11-3A-6B.3 to allow the Purdam Gulch Drain to remain open and not be Wiped. Page 10 — Meridian City Council Meeting Agenda February 18,2020— Page 159 of 270 VIL EXHIBITS A. Annexation Legal Description&Exhibit Map Legal Description for Annexation Proposed Hensley Station Subdivision A parcel located in the SW'/4 of Section 10, Township 3 North, Range 1 West, Boise Meridian, Ada County, Idaho, and more particularly described as follows: Commencing at an Aluminum Cap monument marking the southwest corner of said Section 10, from which a Brass Cap monument marking the northwest corner of said SW '/d of Section 10 bears N 0°38'57" E a distance of 2653-05 feet; Thence N 0°38'57" E along the westerly boundary of said SWV'A a distance of 1087.83 feet to an angle point on the existing Meridian City Limits boundary,the POINT OF BEGINNING; Thence leaving said existing Meridian City Limits boundary and continuing along said westerly boundary N 0'38'57" E a distance of 633.96 feet to a point on the centerline of the Union Pacific Railroad right-of-way; Thence along said centerline S 88°25'50" IS a distance of 495.18 feet to an angle point on the existing Meridian City Limits boundary; Thence leaving said centerline and along said existing Meridian City Limits boundary S 0'36'41" W a distance of 626.77 feet to a point on the northerly right-of-way of W. Aviator St. as shown in Instrument 2018-100444, Ada County Records; Thence along said northerly right-of-way and the existing Meridian City Limits boundary N 89'1544"W a distance of 495.53 feet to the POINT OF BEGINNING. This parcel contains 7.17 acres more or less. Clinton W. Hansen, PLS AAI- LAlvp s Land Solutions, PC �5�e 5Te October 2,2019 , 0. 11 '118 {f 9P� OF \'Sy- �eNW . � Hensley Station Annexation 1.anO 5wwylnG and Camui�Og Job No.1947 Page 11 Meridian City Council Meeting Agenda February 18,2020— Page 160 of 270 CITY OF MERIDIAN ANNEXATION PROPOSED HENSLEY STATION SUBDIVISION LOCATED IN THE SW 1/4 OF SECTION 10, TOWNSHIP 3 NORTH, RANGE 1 WEST, B.M. IY4 CITY OF MERIDIAN, ADA COUNTY, IDAHO W. PINE AVE. s 1 a 0 75 ISO 300 J UNION PACIFIC RAILROAD RIGHT—OF—WAY S88'25'50"E 495.18' m Q TOTAL ANNEXATION Q AREA=7,17 ACRES Q r9 rrx m cV L PROPOSED HENSLEY STATION SUBDIVISION u $ o a 462 N. BLACK CAT RD. z Q v� m� w POINT OF BEGINNING EXISTING CITY LIMITS BOUNDARY N8915'44°W 415.53' W. AVIATOR ST. L LAN foil of o n �lutions g to W. FRAHIQ.1H Rd. � W.YlA i6 i5 Land Surveying and Consulting 237 Y 57HSY.,M R MERrOJAN,la 63642 (206)28&2M [208}28&2557 fax -Jand'&.tian.6iz Page 12 Meridian City Council Meeting Agenda February 18,2020— Page 161 of 270 B. Preliminary Plat(date: 10/07/2019) &Phasing Plan -- — PHASING PLAN --— u i HENSLEY STATION s SUBDIVISION A PARCEL OF LAND BEING LOCAiEC IN - 1— '3---r PAR 'S900 OF W2 SW<SECTION IG,T,3N•R,1k (� I MERIDIAN,AEA COUNTY CAHO o v OCTOBER 2019 J I QII w I m ® 0 PHASE olll TVVQ' _ InS — - - VICI�N SNAP ® I &ASE ~i DONE �I — I M.: m� nn e y I M � E�n• '-'V,. I_ — — OEVE EOPER ENGINrtER SURVEYOR �PLANNER E .iry n I v �....,... -arm. G I u = ii ne is n .••xm Birw ®�€ w s. ... ...., • 4 ®1 i •- 6 1 p k• 1 5 k 4 k k 6 4 �'� JP n _ ..... ' a osa • P1.1 Page 13 — Meridian City Council Meeting Agenda February 18,2020— Page 162 of 270 C. Landscape Plan(date: 10/07/2019) LANDSCAPE REQUIREMENTS PROJECT WT „ ECT BUILDING;SITE DATA / © LOCATION 1 r I - i DEVELOPER ENGINEER � rv9fimErcN uVo oe/fm PMETui L¢ cp—EvcINEeZM 2'C0 N'u:NTER FL CHAp KINKED 14 EeGLE ID°:EIE L E TTMEE;T C Z _ SALE i0[ •a -mvausrw �e�e yD a=ciG QI 7 PLANNERICONTACT - GENERAL LANDSCAPE NOTES KENT HRMN PurvNING s[rr E, r KENT 8NOM QUALIFIED OPEN SPACE LEGEND: 3161 E,SPRINWND DRIVE A ME FI DIAN,ID 83612 V P.2 —871—Gear m g °x.n.nxun N�. m6 rxr.�x nwu %�%/. IuuFleo orely ereeF 7 SITE MASTER'PLAN p� �".�w�.P „MRµ•��•„� L,� Ia4 � � k QUALIFIED OPEN SPACE 0� E 0 a 0; �FL1.0 Page 14 — Meridian City Council Meeting Agenda February 18,2020— Page 163 of 270 LEGEND: vuNT scneouLe via i a QI pq till II ,I I >c oa '' A'A—AT 0P 51 __ d, •• LANDSCAPE PLAN ©„ LEGEND_ TREE MITIGATION NOTES_ 3 ' I I L ---L _f—�_ q TREE PROTECTION NOTES114 _ u. W;lam x a ana °WQ MIN D o IITI TREE TRANSPLANT NOTE35���'�' �.. •�a��� r I _ L pq e ° , TYPICAL'LANDSCAPE BERM w 0 EXISTING-CONDITIONS TREE-MITIGATION-PLAN Page 15 — Meridian City Council Meeting Agenda February 18,2020— Page 164 of 270 LANDSCAPE SPECIFICATIONS �._ •i0 Y ,u, n ma��E 77, .,...„.x,,,.m>aox.r. x a•...� - �.,. ....� ...x..oE .,,.�rwm3 r,a�a m q B _ V ao +q + 0 Page 16 — Meridian City Council Meeting Agenda February 18,2020— Page 165 of 270 D. Qualified Open Space Exhibit(date: 10/07/2019) & Site Amenities -!. ° f I / LANDSCAPE REQUIREMENTS _ °I ° °I°I° jTj�j �j PROJECT J_�111J_LL MOM BUILDING!SITE DATA LOCATION MAP mTITIT DEVELOPER ENGINEER ffi voxlxwv unlo oLVELa=uEvr LLc �x-ENGINEEFIKG _ ° Yam"/:ftl/N irf/N.%V //A ilA�e y so N cAx1EA IL .'. 911PEIA IS_ - ._ _ — r. unemw.. ALE❑9]51c 1300E 9A1E sr do SUIT '•'�s y ms n - FacLF,lc a3ss 206-YB9-0590 7 PLANNEWCONTACT �m GENERAL LANDSCAPE NOTES rcE�3RaxvF I,<vnac sEtrncLs 9Qtl QUALIFIED OPEN SPACE LEGEND: ""'�''""^"^"""`�"`"""" - MW m m seaz°o fp pp 'S do e ITE MASTER PLAN QUALIFIED OPEN SPACE 0 0 0 _ r ,a! Page 17 — Meridian City Council Meeting Agenda February 18,2020— Page 166 of 270 a r Hensley Station Proposed Tot Lot Facility(if bocce not approved) Ages 5-12 Page 18 Meridian City Council Meeting Agenda February 18,2020— Page 167 of 270 E. Site Plan(date: 10/01/2019) 4PL.E)(TYPE 2 .�� ❑ADITYPE2.. 4Ap;TYPE I I ' p — °z aCw a W IL X J w as i' 3 - Z' Nm r i 1 s _. . & I �' SPlF7(TYPE1 ErL�:t T'PEI c tl _L--'----------_--_ _ ------------ W,ANATOR SITEPLIW �. i i � SRE PINJ AS1.0 Page 19 — Meridian City Council Meeting Agenda February 18,2020— Page 168 of 270 F. Building Elevations(date: 10/04/2019) HENSLEY STATION DEVELOPMEN 5-PLEX FRONT ELEVATION � 1� �, � fir■ ■1 mmm mm L A HENSLEY STATION DEVELOPMENT 5-PLEX FRONT ELEVATION r r HENSLEY STATION DEVELOPMENT 5-PLEX REAR ELEVATION TTT Page 20 Meridian City Council Meeting Agenda February 18,2020— Page 169 of 270 HENSLEY STATION DEVELOPMENT 5-PLEX REAR ELEVATION HENSLEY STATION DEVELOPMENT 6-PLEX FRONT ELEVATION HENSLEY STATION DEVELOPMENT 6-PLEX FRONT ELEVATION i■ Page 21 — Meridian City Council Meeting Agenda February 18,2020— Page 170 of 270 HENSLEY STATION DEVELOPMENT 6-PLEX REAR ELEVATION ' Wes'- . _ Fronting Mew - ------------- G� 0 - - - - - QS ff ELEVATIONI d x O W J J Eu a Ed a� z� O H CO F O ---------- ------ --------- --------- 7 ❑ �Z W O J F- - _ _— _ _ _ _ _ ,> Z _............. g.,,,e Lu REAR ELEVATION _ c -- --------- ----- --------_ - ---- -tea -INIFL-11IL-11HIN LLF�]FH]Ift Ll 771171 ELEVATIONS FRONT ELEVATION TYPE t'�A"-O.2 Page 22 — Meridian City Council Meeting Agenda February 18,2020— Page 171 of 270 i ��I ?�tiEJ , a v , I� � ■� �i �• Is rrr is FRONT ISO VIEW FRONT ISO VIEW w a X O w J d w O w oW zW O yz 'who J F- ..., :� ...i .... z W Lj ® 6 FEVEL9_FFOORFLAN TYPE 1 wAO.0 i i r Z w REAR Iso vrEw F REAR Iso vlEw n ax O� w d 0 we o� zW O ¢O x W Y J - _. FEVEL2_R(ORRLANI TYPE 1 Page 23 Meridian City Council Meeting Agenda February 18,2020— Page 172 of 270 5-Plex Fronting Mew �X�oz G� ' - - - - W�+ - - - - - - - - 00 oo J---- - -_-_--1-1-1d -= A—E-1-L—L_-_-_- L=� w z ASIDE ELEVATIONI ASIDE ELEVATION2 �x O W W r�- LU O Zr LU O_W ~O CO Z �i1 O _ J H _—_—_—_— _—_—_—_— co II II -I II 2 REAR ELEVATION -' ❑❑ of �JLJ�J ❑❑ ❑ ❑ ❑❑ - L - - - - - - - - - p-, tHULI . EMVAT"S FRONT ELEVATION TYPE 1 AO.2 Page 24 Meridian City Council Meeting Agenda February 18,2020— Page 173 of 270 oil Jso:i- fr rrr um w FRONT ISO VIEW FRONT ISO VIEW � d X o u W� L v W �W zu) ~O })7- 1 O J F- W ° I I I I- •�J v "" III ��m QLEVE1I-1100R PLAN -- TYPE 1 �,>,�s A0.0 It W REAR l0 VIcA• REAR I50 VIEW 7-- d X O wd w"' ou) UT zw �o O`_' p7-o ¢z U o w_ o Y o Q� L D C71 2& LEVEL 2-FLOOR PLAN TYPE 1 U_.,, A0.1 Page 25 — Meridian City Council Meeting Agenda February 18,2020— Page 174 of 270 6-Plex Fronting Mevwd �o o0 0 0 z - - -------- - - - ----= ------------ - w AL-JU11 �SIOE ELEVATIONI SINE ELEVATION2 d X m U O LU J Lu i co LL 0� Z LU Lo C/) ZD Q----------- ---- — —_---_—_—�_—TII_— _III—_— _ - ❑ - JLJ ❑ ❑ ❑ 7 1I IJLJ ❑ �r-s Z LL O J H -- - - - - - - - - - - - - 4 LL 1 000 000 000 odor T o00 000I J 11 =ems REAR ELEVATION 8 - -- FR ELEVATION -- ----- ------ -------�------------------ '° O-reONT `YPE 1 AO.2 Page 26 Meridian City Council Meeting Agenda February 18,2020— Page 175 of 270 r U LLhL as L !- - Illllllh��=�i -- - L J�®� �® -Plex along West,North&East Boundaries - - - - - - - - „� ,_„s 3 91DE ELEVATION 1 4 81DE ELEVATION 2 d w LU >v "I o� z LU O CO H O O �u u ❑ ❑ ❑❑ Lu Lu J O z uaa re� W J L REAR ELEVATION III III.I 0-1 P _ _ ELEVAT100 777777 f FRONT ELEVATION p TYPE 2 ao.2 Page 28 Meridian City Council Meeting Agenda February 18,2020— Page 177 of 270 FRONT 30 VIEW FRONT 130 VIFW Uj _M4 .. ..... ------- LE OL list REAR ISO VIEW REAR 180 IEW LU LU Uj LIJ UJ LU L2- LAM TYPE 2 Hil Puoe29 ----- ---------- Meridian City Council Meeting Agenda February 1o.zozo— Page 1reofz7n Attached 2-Plex Units A16 No VT-ir FRONT I VIEW FRONT ISO MEW LU ZUJ w Cn -Y- 1w, 11 z 7M mp &LEYBLI ILOORILAN LEVEL 2-FLOOR PLAN TYPE 2 AO.0 In Fr pff ins REAR ISO VIEW REAR ISO VIEW LU U) ——-—-—-—-—-— L 41 -7- --—-—-—-—- `7 - - ----- -77- I F]L] ----------------7 TT I - —4 1 777 T_R��AnOl FRONT ELEVATION TYPE 2bEj Page 30 Meridian City Council Meeting Agenda February 18,2020— Page 179 of 270 VIII. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING 1. A Development Agreement(DA)is required as a provision of annexation of this property. Prior to approval of the annexation ordinance,a DA shall be entered into between the City of Meridian,the property owner(s) at the time of annexation ordinance adoption, and the developer. Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the City Council granting the annexation. The DA shall, at minimum,incorporate the following provisions: a. Future development of this site shall be generally consistent with the site plan, preliminary plat,phasing plan, landscape plan and conceptual building elevations included in Section VII and the provisions contained herein. b. The existing structures on the site shall be removed prior to signature on the final plat by the City Engineer. c. All structures (i.e. single-family attached and townhome dwellings)proposed in this development are subject to the design elements contained in the Ten Mile Interchange Specific Area Plan(TMISAP) and the design standards listed in the Architectural Standards Manual. Design review approval of the proposed structures shall be obtained prior to submittal of building permit applications.A Certificate of Zoning Compliance is not required. Porches are required for the units that front on W.Aviator St. and should be a dominant element located along at least 30% of the front favade of buildings. Building materials, particularly at the street level facing Aviator St. should be high quality,such as terra cotta, natural stone, clay-fired units, or other approved masonry materials for architectural details or accents—the strongest use of such should be reserved for street level windows and entries. 2. The preliminary plat, dated: 10/7/2019, shall be revised as follows: a. The sidewalk along W. Aviator St., a collector street, is required to be detached from the curb at least 6 feet,measured from back of curb, in accord with UDC 11-3A-17C and ACHD standards. b. All building lots shall be a minimum of 2,000 square feet in accord with UDC Table 11- 2A-7. c. Depict zero lot lines on the plat where buildings will span the lot line(s). 3. The landscape plan, dated: 10/7/2019, shall be revised as follows: a. Depict a fence along the Purdam Gulch Drain easement to preserve public safety in accord with UDC 11-3A-6B.3a per the standards listed in UDC 11-3A-6C.3 if Council approves a waiver to UDC 11-3A-613.3 allowing the drain to remain open. Council approved a waiver to UDC 11-3A-6B.3 to allow the drain to remain open and not be piped. b. Depict a total of 223 additional caliper inches of trees on the site as mitigation for the same amount of caliper inches being removed from the site in accord with the standards listed in UDC 11-3B-10C.5; or alternative compliance may be requested as set forth in Page 31 Meridian City Council Meeting Agenda February 18,2020— Page 180 of 270 UDC 11-5B-5.Existing trees proposed to be retained on the site do not count toward this requirement. c. The sidewalk along W. Aviator St. is required to be detached from the curb at least 6 feet, measured from back of curb; landscaping consisting of grass or vegetative groundcover per the standards in UDC 11-3B-5N(no trees per ACHD) shall be installed within the parkway between the back of curb and sidewalk along W. Aviator St. d. Depict fencing as follows: 6' tall solid vinyl fencing along the back edge of the street buffer along Black Cat Rd.; and 4' solid vinyl fence with 2' lattice along the north and east boundaries of the site. 4. The leh Dr-ain shall be piped where it er-osses this site in aeeer-d with UDC 3A of a waiver to this prov&ion as .»..wed in UDC- >> aA ten, a. Council approved a waiver to UDC 11-3A-6B.3 to allow the Purdam Gulch drain to remain open and not be piped. 5. A picnic area with tables and a 15' x 15' shade structure and a children's play structure suitable for young children shall be provided as amenities in addition to the proposed fire pit and two benches,in accord with the standards listed in UDC 11-3G-3C. 6. Private streets are required to comply with the design and construction standards listed in UDC 11-3F-4.All drive aisles shall be posted as fire lanes with no parking allowed; if curbs exist next to the drive aisle(s),they shall be painted red. B. PUBLIC WORKS 1. Site Specific Conditions of Approval 1.1 The dead-end water main in W Freestyle Ln should end with a fire hydrant,not a blow off. 1.2 Each lot/unit shall be required to have independent water and sewer services. 1.3 Revise the landscape plan for Lot 24 to remove the trees within the 20-foot wide sanitary sewer easement. The plan shall also need to show a minimum of a 14-foot wide compacted grave access road over the sewer mainline per Meridian Public Works Standards. The drainage basin design may also need to be modified to not encroach within the area needed for the sewer mainline. 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 Page 32 Meridian City Council Meeting Agenda February 18,2020— Page 181 of 270 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. 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. Page 33 Meridian City Council Meeting Agenda February 18,2020— Page 182 of 270 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. 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.orglWebLink8lDocView.aspx?id=180596 D. CENTRAL DISTRICT HEALTH DEPARTMENT(CDHD) http://weblink.meridiancity.org/WebLink8/Doc View.aspx?id=180513 E. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ) http://weblink.meridianci ty.orglweblink8/0/doc/180729/Pagel.aspx F. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO(COMPASS) hyp://web fin k.meridiancity.ory/weblink8/0/doc/180782/Pa eg 1.aspx Page 34 — Meridian City Council Meeting Agenda February 18,2020— Page 183 of 270 G. ADA COUNTY HIGHWAY DISTRICT(ACHD) http://weblink.meridianciV.orglweblink8/0/doc/18113 7/Pagel.aspx IX. FINDINGS A. Annexation and/or Rezone(UDC 11-513-3E) 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; The City Council finds the proposed development and map amendment to R-15 is consistent with the land uses and density anticipated in MHDR designated areas such as this and is generally consistent with the provisions in the Comprehensive Plan. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The City Council finds the proposed map amendment and development complies with the regulations of the R-15 district and allows for a variety of residential land use types (i.e. single-family attached and townhomes). 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The City Council finds the proposed map amendment shouldn't be materially detrimental to the public. 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 The City Council finds the proposed map amendment shouldn't adversely impact the delivery of services in the City. 5. The annexation(as applicable)is in the best interest of city. The City Council finds the proposed annexation is in the best interest of the City. B. Preliminary Plat(UDC 11-613-6) In consideration of a preliminary plat,combined preliminary and final plat, or short plat,the decision making body shall make the following findings: Page 35 — Meridian City Council Meeting Agenda February 18,2020— Page 184 of 270 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) The City Council finds the proposed plat is in general conformance with the Comprehensive Plan and is consistent with the Unified Development Code if the Applicant complies with the conditions of approval listed in Section VIII. 2. Public services are available or can be made available ad are adequate to accommodate the proposed development; The City Council finds public services are available and will be extended with development to accommodate the proposed development. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; The City Council finds the proposed plat is in conformance with the scheduled public improvements in the CIP. 4. There is public financial capability of supporting services for the proposed development; The City Council finds there is public financial capability of supporting services for the proposed development although the Developer will be funding the improvements necessary for the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and The City Council finds the proposed development should not be detrimental to the public health, safety or general welfare. 6. The development preserves significant natural, scenic or historic features. The City Council is unaware of any significant natural, scenic or historic features on this site that need to be preserved. C. Private Street(UDC 11-3F-5): In order to approve the application,the director shall find the following: 1. The design of the private street meets the requirements of this article; Staff finds the proposed design of the private streets meets the standards listed in UDC H- 3F-4. 2. Granting approval of the private street would not cause damage,hazard, or nuisance, or other detriment to persons,property, or uses in the vicinity; and Staff finds granting approval of the proposed private streets will not be detrimental to any persons or property in the general vicinity. 3. The use and location of the private street shall not conflict with the comprehensive plan and/or the regional transportation plan. Stafffinds the proposed use and location of the private streets shall not conflict with the Comprehensive Plan or regional transportation plan for this area. Page 36 — Meridian City Council Meeting Agenda February 18,2020— Page 185 of 270 4. The proposed residential development(if applicable)is a mew or gated development. Stafffinds a portion of the proposed residential development is a mew development. D. Alternative Compliance(UDC 11-5B-5E): Required Findings: In order to grant approval for an alternative compliance application,the Director shall determine the following: l. Strict adherence or application of the requirements are not feasible; or Stafffinds strict adherence to the requirements are feasible but would affect the design of the project. 2. The alternative compliance provides an equal or superior means for meeting the requirements; and Stafffinds the proposed alternative compliance provides an equal means for the meeting the requirement in UDC 11-3B-7C.2a. and will provide a streetscape consistent with new urbanism design as desired in UDC 11-5B-5B.2e and the design standards in the TMISAP. 3. The alternative means will not be materially detrimental to the public welfare or impair the intended uses and character of surrounding properties. Stafffinds the alternative means of compliance with UDC 11-3B-7C.2a will not be materially detrimental to the public welfare or harm the intended uses and character of the surrounding area. Page 37 — Meridian City Council Meeting Agenda February 18,2020— Page 186 of 270