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Edington Commons Subdivision AZ, PP H-2019-0109 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 14.56 Acres of Land with an R-15 Zoning District; and Preliminary Plat Consisting of 92 Building Lots, 11 Common Lots and 4 Other Lots on 13.49 Acres of Land for Edington Commons Subdivision,by G20,LLC. Case No(s). H-2019-0109 For the City Council Hearing Date of: February 25,2020 (Findings on March 10,2020) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of February 25,2020, incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of February 25,2020, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of February 25, 2020, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of February 25, 2020,incorporated by reference) B. Conclusions of Law 1. 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 EDINGTON COMMONS—AZ,PP H-2019-0109 - 1 - Meridian City Council Meeting Agenda March 10,2020— Page 163 of 366 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of February 25,2020, 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 with R-15 zoning is hereby approved with the requirement of a Development Agreement; and Preliminary Plat is hereby approved per the provisions in the Staff Report for the hearing date of February 25, 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 67-651 IA. 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 EDINGTON COMMONS—AZ,PP H-2019-0109 -2- Meridian City Council Meeting Agenda March 10,2020— Page 164 of 366 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 25,2020 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR EDINGTON COMMONS—AZ,PP H-2019-0109 -3- Meridian City Council Meeting Agenda March 10,2020— Page 165 of 366 By action of the City Council at its regular meeting held on the 10th day of March 2020. COUNCIL PRESIDENT TREG BERNT VOTED AYE COUNCIL VICE PRESIDENT BRAD HOAGLUN VOTED AYE COUNCIL MEMBER JESSICA PERREAULT VOTED AYE COUNCIL MEMBER LUKE CAVENER VOTED AYE COUNCIL MEMBER JOE BORTON VOTED AYE COUNCIL MEMBER LIZ STRADER VOTED ----- MAYOR ROBERT SIMISON VOTED (TIE BREAKER) Mayor Robert E. Simison Attest: Chris Johnson City Clerk Copy served upon Applicant, Community Development Department,Public Works Department and City Attorney. By: Dated: 3-10-2020 City Clerk's Office FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR EDINGTON COMMONS-AZ,PP H-2019-0109 -4- EXHIBIT A STAFF REPORT E COMMUNITY N -- COMMUNITY DEVELOPMENT DEPARTMENT .►A H O HEARING February 25,2020 �! DATE: Legend �1IProject Location TO: Mayor&City Council ® ® ffiff) :.. OUR FROM: Sonya Allen,Associate Planner 208-884-5533 Bruce Freckleton Development p Services Manager - , 208-887-2211 ® ,, SUBJECT: H-2019-0109 s'- Edington Commons LOCATION: 3610 N. Linder Rd. i I. PROJECT DESCRIPTION Annexation&zoning of 14.56 acres of land with an R-15 zoning district; and Preliminary plat consisting of 92 building lots, 10 common lots and 4 other lots on 13.49 acres of land in the R-15 zoning district. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 13.49 Future Land Use Designation MDR(3-8 units/acre) Existing Land Use Rural residential/agricultural Proposed Land Use(s) Single-family residential Current Zoning RUT in Ada County Proposed Zoning R-15 Lots(#and type;bldg/common) 92 building/10 common/4 other Phasing plan(#of phases) 2 phases Number of Residential Units(type Single-family attached and detached of units) Density(gross&net) 6.83 units/acre(gross)& 11.64 units/acre(net) Open Space(acres,total[%]/ See Analysis, Section V.3 buffer/qualified) Amenities Children's play structure,climbing dome, swings,climbing rocks&seating area Page 1 — Meridian City Council Meeting Agenda March 10,2020— Page 167 of 366 Physical Features(waterways, Coleman Lateral runs across the northern boundary of this site hazards,flood plain,hillside) Neighborhood meeting date;#of July 9,2019;no attendees except Applicant attendees: History(previous approvals) None B. Community Metrics Description Details Page Ada County Highway District • Staff report Yes (yes/no) • Requires ACHD No Commission Action es/no Fire Service • Distance to Fire 2.4 miles from Fire Station 43 (can meet the response time requirements) Station • Fire Response 4 minutes(under ideal conditions) Time • Resource 82%from Fire Station#3—meets the target goal of 80%or greater Reliability • Risk 1 (residential)(current resources are adequate to supply service) Identification • Accessibility Does not meet all required access,road widths&turnarounds;development is limited to 30 building lots for both phases until a secondary access that meets IFC is built&approved by MFD.See additional comments in Section VIII.C. • Special/resource Doesn't require an aerial device needs • Water Supply Requires 1,000 gallons per minute for 1 hour(may be less if building is fully sprinklered) • Other Resources NA Police Service • Distance to 4.5 miles Police Station • Police Response 4:01 minutes(priority 3) Time • Calls for Service See comments in Section VIIID • Accessibility See comments in Section VIIID • Specialty/resourc See comments in Section VIII.D e needs • Crimes See comments in Section VIII.D • Crashes See comments in Section VIIID West Ada School District Page 2 Meridian City Council Meeting Agenda March 10,2020— Page 168 of 366 • Distance(elem, Paramount Elementary— 1.2 miles(enrollment at Hunter Elementary is ms,hs) currently capped); Sawtooth Middle School—0.3 mile;Rocky Mountain High School— 1.4 miles • Capacity of Paramount Elementary 650; Sawtooth Middle School 1,000;Rocky Schools Mountain High School 1,800 • #of Students Paramount Elementary 7"645; Sawtooth Middle School '� 1,044; Enrolled Rocky Mountain High School 2,475 • Anticipated 74 schoolaged children generated by this development Wastewater • Distance to 0-feet _ Sewer Services • Sewer Shed White Drain Trunkshed • Estimated 92 Project Sewer ERU's • WRRF 13.78 MGD Declining Balance • Project Yes Consistent with WW Master Plan/Facility Plan • Impacts& None Concerns Water • Distance to 0-feet Water Services • Pressure Zone 2 • Estimated 92 Project Water ERU's • Water Quality None • Project Yes Consistent with Water Master Plan • Impacts& Provide water easement in shared drive(Block 1,Lot 21)for potential Concerns connection of parcel to the east.A second water connection for redundancy shall be required to the water main in Linder Road through the walking path between lots 13 & 14(Block 2). 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I N .INI �IIIIIII ■ ■-Il: INII -iN I III it l=Ill INII -iN I III illly. i¢-III IIII II I � i§- xl xl III IIII II !• -- xl ---1511151� � � - xl ---1511151- 1110 * ■■■1■■■■ ■■■ Nn■■• N 1■ �1111� •■■■1■■■■ ■■■■1■N■■■�� 1J in- NO �1 :i i ■ �_=.- IIII': :i i 1■■■■ �� IIII' = 1511 -i�'�= 1511 ■ -- 2 IIIIIII 1 151 Nor ' ■■■■N• ��'�= IIIIIII I 151111111 :■■■■1 1 ��: =F- 111151111 IIII IIIII :■■■■1 1 �� - ONF Z. 111151111 IIII IIIII 1` - w uu■u - : - 1■ - ■■■ !! uuw 11-- ---' 'ME -- ■• ■■■■N■ ■ - -- ■• ■■■■N■ ■ ■■■■■■■1■■■ �•----' -- - 1�■■■■■1■■■ - - 1■ � ■ 'P-1■1 �2 � ■ 'P-1■1 :�2 I 1 ■1 ■■N■ • ■ ■■1■■■■■■1■ 1■ IIIN IIII_- ■1 ■■N■ • ■ ■■1■■■■■■1■ 1■ - II�N.1"1-_- :i ■ uuw gun 1?i�:.. 1 :i ■ ■unnu gun 1?i�:.. ^1 S, - r r��`•-� - I - IIIII : iii • • 11 i on �♦ i �• i C. Representative: Laren Bailey,Devco Development,LLC—4824 E. Fairview Ave., Boise,ID 83706 IV. NOTICING Planning&Zoning City Council Posting Date Posting Date Newspaper Notification 11/15/2019 2/7/2020 Radius notification mailed to properties within 300 feet 11/12/2019 2/4/2020 Public hearing notice sign posted 11/22/2019 2/14/2020 on site Nextdoor posting 11/12/2019 2/4/2020 V. STAFF ANALYSIS A. ANNEXATION&ZONING Comprehensive Plan(https://www.meridiancity.org/compplan): This property is designated Medium Density Residential(MDR)on the Future Land Use Map(FLUM)contained in the Comprehensive Plan. The MDR designation allows smaller lots for residential purposes within City limits. Uses may include single-family homes at gross densities of 3 to 8 dwelling units per acre. The proposed single-family homes and gross density of 6.83 units per acre is consistent with the MDR FLUM designation. Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to the proposed use and development of this property(staff analysis in italics): • "Provide for a wide diversity of housing types(single-family, modular,mobile homes and multi-family arrangements)and choices between ownership and rental dwelling units for all income groups in a variety of locations suitable for residential development."(3.07.03B) The proposed mix of attached and detached units will contribute to the diversity in housing types in the northwest portion of the City. Staff is unaware if the proposed units will be owner occupied or rental units. • "Provide housing options close to employment and shopping centers."(3.07.02D) The proposed development will provide housing options in close proximity to the existing and future employment and shopping centers along the Chinden Blvd. and Ten Mile corridors. • "Require open space areas within all development."(6.01.01A) Qualified open space is required to be provided in accord with the standards listed in UDC 11-3G-3.As proposed, the development does not meet the minimum qualified open space requirement. • "Permit new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City."(3.01.01F) Urban services can be provided and this development is contiguous to the City. • "Restrict private curb cuts and access points on collectors and arterial streets."(3.06.02D); Access is proposed via the adjacent arterial street; there are no stub streets to this property and access is not available via a local street. Page 5 Meridian City Council Meeting Agenda March 10,2020— Page 171 of 366 • "Require pedestrian access connectors in all new development to link subdivisions together to promote neighborhood connectivity as part of a community pathway system."(3.03.03B) There are no pedestrian connections proposed to adjacent properties other than sidewalks along stub streets; Staff recommends a segment of the City's multi-use pathway is constructed along the northern boundary of this site adjacent to the Coleman Lateral in accord with the Pathways Master Plan as noted below. • "Require pedestrian access connectors in all new development to link subdivisions together to promote neighborhood connectivity as part of a community pathway system."(3.03.03B) Other than sidewalks along public stub streets, no pedestrian connections are proposed to adjacent properties. Below staff recommends that the applicant construct a 10 foot multi-use pathway along the south side of the Coleman Lateral to promote neighborhood connectivity and safe pedestrian access to the school to the north. One of the many goals of the Comprehensive Plan is to proactively address conflicts between incompatible uses. This property currently abuts C-C zoned property on the south boundary. The applicant is providing a stub street for vehicular connectivity but the neighborhood as designed doesn't integrate with the mix of commercial uses currently approved for the commercial property(Sugarman).With a previous development application(Alpina Townhomes) on the subjeet Sugarman property,it was the desire of the Commission to have the two properties develop uniformly to ensure a true mix and integration of uses in this area. Staff recommends that the Commission determine if the proposed single family development provides an adequate transition to the mixed use designated property development to the south. Zoning: Based on the analysis above, Staff is of the opinion the requested annexation with the R- 15 zoning district and proposed development is generally consistent with the MDR FLUM designation and is appropriate for this site. The proposed annexation area is contiguous to City annexed property to the north and south and across the street to the west; and is within the Area of City Impact Boundary(AOCI). A legal description for the annexation area is included in Section VII.A. The City may require a development agreement(DA)in conjunction with an annexation pursuant to Idaho Code section 67-651 IA. In order to ensure the site develops as proposed with this application, staff recommends a DA as a provision of annexation with the provisions included in Section VIII. B. PRELIMINARY PLAT Existing Structures/Site Improvements: There is an existing home and several accessory structures on this site. These structures are required to be removed prior to signature on the final plat by the City Engineer for the phase in which they are located. Dimensional Standards (UDCL1-2): The proposed plat and subsequent development is required to comply with the minimum dimensional standards listed in UDC Tables 11-2A-7 for the R-15 zoning district. The proposed plat complies with these standards. Page 6 Meridian City Council Meeting Agenda March 10,2020— Page 172 of 366 Subdivision Design&Improvement Standards(UDC 11-6C-3): The proposed subdivision is required to be designed and improved per the standards listed in UDC 11-6C-3 which include but are not limited to streets, driveways, common driveways, easements,and block face. The proposed plan complies with these standards. Phasing Plan: The subdivision is proposed to develop in two(2)phases. The first phase will include 44 building lots. Access(UDC 11-3A-3,11-3H- /Streets: One(1)access is proposed via N. Linder Rd., an arterial street,at the northwest portion of the site;two (2) stub streets are proposed for future extension to the south and east. Development is limited to 30 building lots until such time as a secondary access that meets International Fire Code(IFC)is built and approved by the Fire Dept. Traffic: A Traffic Impact Study was not required by ACHD for the proposed development. Common Driveways (UDC 11-6C-3 : All common driveways are required to comply with the standards listed in UDC 11-6C-3D. Four (4)common driveways are proposed that comply with UDC standards. Common driveways should be a maximum of 150' in length or less,unless otherwise approved by the Fire Dept. An exhibit is required to be submitted with the final plat application that depicts the setbacks,fencing,building envelope and orientation of the lots and structures.Driveways for abutting properties that aren't taking access from the common driveway(s) should be depicted on the opposite side of the shared property line away from the common driveway. Solid fencing adjacent to common driveways is prohibited unless separated by a minimum 5-foot wide landscaped buffer. A perpetual ingress/egress easement for the common driveway(s)is required to be filed with the Ada County Recorder,which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment.A copy of the easement should be submitted to the Planning Division prior to signature on the final plat. Signage should be provided at the ends of the common driveways on Lots 6 and 22,Block 1; Lot 7,Block 2; and Lot 15,Block 5 for emergency wayfinding purposes as requested by the Fire Department. Parking(UDC 11-3C): Parking for single-family dwellings is required based on the number of bedrooms per unit.For 1- and 2-bedroom units,a minimum of 2 spaces are required with at least one of those spaces in an enclosed garage, other space may be enclosed or a minimum 10' x 20' parking pad. For 3-and 4- bedroom units, a minimum of 4 spaces are required with at least 2 of those spaces in an enclosed garage, other spaces may be enclosed or a minimum 10' x 20' parking pads. For 5+bedroom units, a minimum of 6 spaces are required with at least 3 in an enclosed garage,other spaces may be enclosed or a minimum 10' x 20' parking pad. Because of the proposed reduced 27-foot wide street sections (W.Windswept Dr. and W. Woodpine St.),parking is restricted to one side of the street only; and narrow building lots (i.e.32'+/-)with 20'wide driveways,the amount of available on-street parking is limited. This has historically created issues with not enough on-street parking available for guests and residents due to residents using their garages for storage rather than parking; and people parking on both sides of the street where parking is restricted to only one side blocking access for emergency vehicles. Page 7 — Meridian City Council Meeting Agenda March 10,2020— Page 173 of 366 To address this issue,the Applicant has submitted a parking exhibit included in Section VII.F that depicts a total of 50 available on-street parking spaces. Staff is concerned this is sufficient; if the Commission and/or City Council does not feel it's sufficient,they should require the provision of wider street sections to accommodate parking on both sides of the streets,wider building lots,and/or additional parking spaces in common areas.Because more parking will be able to be provided on the south side of W. Windswept Dr. vs. the north side where building lots are proposed, Staff recommends parking is solely provided on the south side of the street and parking is prohibited on the north side as proposed. One side of the street where 27-foot wide street sections are proposed should be signed"No Parking". Pathways(UDC 11-3A-8): Pathways are required to be constructed in accord with the standards listed in UDC 11-3A-8 with landscaping on either side of the pathway(s)per the standards listed in UDC 11-3B-12C. The Pathways Master Plan depicts a segment of the City's multi-use pathway in the general area near the northern boundary of the site for pedestrian access from the development to the east(Woodburn West)to the on-street pathway along Linder Rd. and the school to the north. Therefore,the Park's Dept. recommends as a DA provision that a pathway is provided on the south side of the Coleman Lateral on this site.Inclusion of a pathway will also allow this area(i.e.Lot 1,Block 1)to count toward the qualified open space requirement which does not meet the minimum standards as proposed.This pathway would eventually extend to the east to the existing pathway in Woodburn West development when the abutting property to the east redevelops for interconnectivity and safe pedestrian access to the school to the north. Sidewalks(UDC 11-3A-17): Sidewalks are required to be constructed adjacent to public streets as set forth in UDC 11-3A-17. A 5-foot wide detached sidewalk was recently constructed with the road widening along Linder Rd., an arterial street; minimum 5-foot wide attached(or detached)sidewalks are required along internal local streets as proposed. Parkways (UDC 11-3A-17): Parkways are required to be constructed and landscaped per the standards listed in UDC 11-3A- 17E, 11-3B-7C and 11-3G-3B.5. Eight-foot wide parkways are proposed along the entry street and within common area"end caps". Landscaping(UDC 11-3B): Landscaping is required to be provided in accord with UDC standards as follows: • A 25-foot wide street buffer is required along N. Linder Rd., an arterial street,in a common lot(s)and landscaped in accord with the standards listed in UDC 11-3B-7C; • Landscaping is required on either side of pathways in accord with the standards listed in UDC 11-313-12C; • Landscaping is required within parkways as set forth in UDC 11-3A-17E, 11-3B-7C and 11-3G-313.5; and, • Common open space is required to be landscaped in accord with the standards listed in UDC 11-3G-3E. Landscaping is proposed within the street buffer along Linder Rd. and within most common open space areas in excess of UDC standards. No trees are depicted along the micropath between Lots 13 and 14,Block 2; landscaping should be provided in accord with UDC standards(or Page 8 Meridian City Council Meeting Agenda March 10,2020— Page 174 of 366 apply for alternative compliance if an easement exists). The total linear feet of parkways and required&provided number of trees should be included in the calculations table on Sheet L2 of the landscape plan in accord with the minimum standards in UDC 11-3B-7C. Qualified Open Space(UDC 11-3G): Based on the overall development area which consists of 13.49 acres of land, a minimum of 10% (1.35 acres)qualified open space is required to be provided within the development per the standards listed in UDC 11-3G-3B. An open space exhibit was submitted as shown in Section VII.D that depicts 2.02 acres(or 15%) of open space for the development consisting of a half-acre park exceeding 50' x 100', common areas with parkways along the entry street and parkways within"end cap"common areas adjacent to streets, a micro-path lot,half of the arterial street buffer along Linder Rd. and the common lot where the Coleman Lateral is located at the north boundary of the site. Some of the open space depicted on the exhibit does not count toward the"qualified"open space standards set forth in UDC 11-3G-3 as shown in the second exhibit in Section VII.D (see hatched areas),primarily consisting of the area along the north boundary where the Coleman Lateral is located.Without this area,the development does not meet the minimum standards. Therefore, Staff recommends a 20-foot wide common lot is added along the north side of the building lots in Block 1 adjacent to the lateral outside of the irrigation easement containing a 10-foot wide multi-use pathway with 5 feet of landscaping on either side of the pathway in order for this area to qualify and comply with the minimum open space standards.In order for open space to qualify toward the minimum requirements it must improve the livability of residential neighborhoods,protect natural amenities, be accessible by all residents of the development and be located in areas of high visibility to avoid hidden areas and corners, dark areas, unusable space and reduce the opportunity for crime as set forth in UDC I I- 3G-1, 11-3G-3 and 11-3G-3D. Qualified Site Amenities(UDC 11-3G): A minimum of one(1)qualified site amenity is required to be provided for this development based on the size of the development(i.e. 13.49 acres). The Applicant proposes the following amenities in excess of UDC standards: a children's play structure,a swing set, seating benches,climbing rocks, climbing dome and a micro-path(see Section VII.D). Existing Trees: There are several(i.e. 6+/-)existing trees on this site that are proposed to be removed with development. Mitigation information is included on the landscape plan; (151)2- inch caliper trees are proposed for mitigation in accord with the standards listed in UDC 11-3B- 10C.5. Waterways(UDC 11-3A-6): The Coleman Lateral runs along the northern boundary of this site within a 40-foot wide easement and is proposed to be left open as linear open space. Fencing(UDC 11-3A-6, 11-3A-7): All fencing constructed on the site is required to comply with the standards listed in UDC 11-3A- 7. Fencing is proposed as follows: a 6-foot tall solid vinyl privacy fence is proposed along the west, south and east boundaries of the development; a 5-foot tall black wrought iron fence is proposed along the rear of building lots adjacent to the canal along the north boundary of the development; and a 4-foot tall black wrought iron fence is proposed around the common area where children's play equipment is proposed near the entry of the development in accord with UDC standards. Page 9 Meridian City Council Meeting Agenda March 10,2020— Page 175 of 366 Utilities (UDC 11-3A-21): Connection to City water and sewer services is proposed. Street lighting is required to be installed in accord with the City's adopted standards, specifications and ordinances. See Section VIII-B below for Public Works comments/conditions. Pressurized Irrigation System(UDC 11-3A-1 : An underground pressurized irrigation system is required to be provided for each lot within the development. Storm Drainage(UDC 11-3A-18 : An adequate storm drainage system is required in all developments in accord with the City's adopted standards, specifications and ordinances. Design and construction shall follow best management practice as adopted by the City as set forth in UDC 11-3A-18. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual): Conceptual building elevations were submitted for the proposed single-family attached and detached units as shown in Section VII.E. Building materials consist of a mix of siding(horizontal and vertical lap siding and board&batten)with stone veneer accents; colors are very monochromatic. The single-family attached structures are required to comply with the design standards in the Architectural Standards Manual; single-family detached structures are exempt from this requirement. All SFR homes along the west perimeter boundary of the development adjacent to N. Linder Rd. are proposed to be a single-story in height. To ensure eaves are constructed on homes for aesthetic as well as drainage (i.e. keeping water away from the foundation) reasons, Staff recommends a DA provision requiring all homes within the development be constructed with minimum 1-foot wide fire rated eaves on all four sides.For variety in appearance of the structures, Staff recommends a cohesive color scheme is used for the overall development featuring a minimum of two field colors, a trim color, and an accent color or unique material. Garage door colors should coincide with this scheme or other accents. VI. DECISION A. Staff: Staff recommends approval of the proposed Annexation&Zoning and Preliminary Plat applications with the conditions included in Section VIII per the Findings in Section IX. Further, Staff recommends the plat,landscape plan and qualified open space exhibit is revised per the conditions in Section VIII prior to the Commission's recommendation to Council on this application. B. Commission: The Meridian Planning&Zoning Commission heard these items on December 5,2019 and January 16, 2020.At the public hearing on January 16',the Commission moved to recommend approval of the subject AZ and PP requests. 1. Summary of Commission public hearing: a. In favor: Hethe Clark, Clark-Wardle,Applicant's Representative; Julie Ann Domingo; Serena Ormsby Alvarez; Stave YaRyap; Peng Cheng; Laren Bailey;Justin Cranny, Hawley Troxell,representing the Lester&Betty Vogel Trust; Dennis Green; Tina Folden Page 10 Meridian City Council Meeting Agenda March 10,2020— Page 176 of 366 b. In opposition:None c. Commenting: Steven Lloyd d. Written testimony: Whitney Montgomery,Kelly Woodhouse,Michele Anderson, Chem Garpetti (in support); letter from Laren Bailey,the Applicant,to Steven&Andrea Lloyd,the property owners to the east, agreeing to limit the height of homes to a single story adjacent to their property on Lots 20 and 23-26, Block 1;Jake Centers,Blackrock Homes; Justin Cranny, Hawley-Troxel representing Lester&Betty Vogel Trust& Hethe Clark,Applicant's Representative(in agreement w/Commission's recommendation) e. Staff presenting gpplication: Sonya Allen f. Other Staff commenting on application: Bill Parsons 2. Key issue(s) testimony a. Support of proposed development from homeowner's in other subdivisions by the same developer; 3. Key issue(s)of discussion by Commission: a. The possibility of"floating"the Mixed Use designation on the property to the south to the southern portion of this property and adding a commercial or multi-family component to enlarge the mixed use area and provide a transiton and integration of uses from the residential to the future commercial uses to the south; b. Staff recommendation for 4-sided eaves and a cohesive color scheme to be provided for the overall development featuring a minimum of two field colors, a trim color, and an accent color or unique material and garage doors coinciding with this scheme or other accents; c. The provision of an emergency access to the site that meets Fire Dept. reugirements; d. The location of the micro-path along the east side of the site providing a connection between the multi-use pathway and the common driveway and it not being visible from the public street creating police surveillance concerns; e. The provision and alignment of a 10' wide multi-use pathway and qualified open space along the northern boundary of the site and location of existing easements; f. The availability of on-street parking for guests and whether or not reduced street sections should be allowed and their impact on on-street parking; g_ Impact of the development on area school enrollment,which is currently over capacity, and the School District's request for no homes in this development to be occupied until 2021 which Pleasant View will be open and the cap on Hunter Elementary will be lifted. 4. Commission change(s)to Staff recommendation: a. Strike condition#A.1 c which requires a cohesive color scheme to be used for the overall development featuring a minimum of two field colors,a trim color,and an accent color or unique material with garage door colors coinciding with this scheme or other accents —design review should not be required for single-family detached homes; b. Strike condition#A.1 d which requires minimum 1-foot wide fire rated eaves to be constructed on all 4 sides of homes within the development. 5. Outstandingissue(s)ssue(s) for City Council: a. The Commission would like direction from City Council as to whether or not there should be a policy requiring 4-sided eaves to be constructed on homes within the Cit,Y the Commission generally preferred the appearance of eaves on homes but because they aren't required by Building Code or City Code they were hesitant to require them through the Development Agreement. If Council determines eaves should be required, condition#A.1 d should be re-instated. Page 11 Meridian City Council Meeting Agenda March 10,2020— Page 177 of 366 b. The Commission requested the Council consider if the proposed development in itself provides an adequate transition to the mixed use designated parcel the south and what could be done about making sure the commercial piece doesn't get blocked in. C. City Council: The Meridian City Council heard these items on February 25,2020.At the public hearing.the Council moved to approve the subject AZ and PP requests. 1. Summary of the City Council public hearing a. In favor: Hethe Clark,Applicant's Representative:Tina Folden: and Dennis Green b. In opposition:None c. Commenting:None d. Written testimony: Hethe Clark,Applicant's Representative(in agreement with the Commission's recommendation): Bill Cassinelli e. Staff presenting application: Sonya Allen f. Other Staff commenting on application:None 2. Key issue(s)of public testimony: a. Support of proposed development from homeowner's in other subdivisions by the same developer. 3. Key issue(s)of discussion by City Council: a. Whether or not eaves should be required to be constructed on homes in the proposed development: b. The relocation of the common area with the micro-path currently depicted mid-block in Block 2 to the south end of the same lot as a buffer between the residential lot and future commercial uses to the south- C. The extension of the multi-use pathway to the sidewalk along Linder Rd. on the school site to the north: and. d. The School District's request to restrict the issuance of building permits until such time as schools currently under construction in the area are operating to assist in easing overcrowding of existing schools. 4. City Council change(s)to Commission recommendation. a. Include restriction that no building permits be issued for residential homes within the development prior to January 1.2021 (see DA provision#A.1 f in Section VIIII: b. Include a requirement for the common lot with the micro-path located mid-block in Block 2 to be relocated to the south end of the same block as a buffer to the future commercial uses to the south(see conditions#A.2c and AM in Section VIII). C. Per the Applicant's proposal to pipe the Coleman Lateral where it crosses the northern boundary of the site. Staff modified condition#A.3e in Section VIII to remove the fencing requirement between the pathway and the waterway and remove the depiction of the waterway from the plan. Page 12 Meridian City Council Meeting Agenda March 10,2020— Page 178 of 366 VII. EXHIBITS A. Annexation&Zoning Legal Description and Exhibit Map 5awtooth Land Surveying, LL.0 -A&, 2030 5.'Nashington Ave. 1044 Northwest Blvd.,Ste.G 4 4 1 1'Avenue cast f Emmett, Ip$36 J 7 Coeur d'Alcne, ID 113814 Jerome,IV 63336 (208)398-8I 04 P!(208)714-41544 P:{209}329-5303 F:(208)398.8105 F.(208)292-4453 F-(208)324-5521 Annexation Legal Description (,._r, ) A parcel of land being a portion of the W1/2 SWI/4 SWi/4 of Section 36,Township 4 North, Range 1 West of the Boise Meridian,Ada County, Idaho, more particularly described as Follows: BEGINNING at the S1/16 corner common to Sections 35 and 36,from which the southwest corner of said Section 36,bears South 00°14'51"West, 1318.78 feet distant,- Thence South 88056'15"East,coincident with the north line of the SW1/4 SW1/4 of said Section 36, a distance of 272.69 feet; Thence South 71002'05"East, 415.82 feet to the east line of the W1/2 SW1/4 SW1/4 of said Section 36; Thence South 00°17'40"West,coincident with said east line, 863.19 feet to the southeast corner of the N1/2 SW1/4 SW1/4 SW1/4 of said Section 36; Thence North 88046'08"West,coincident with the south line of said N1f 2 SWI/4 SW1/4 SW1/4 of Section 36, a distance of 655.89 feet to the west line of said SW1/4 SWIj4 of said Section 15; Thence North 001114"51"East, coincident with said west line, 989.08 feet to the Point of BEGINNING. The above described parcel contains 14.564 acres, more or less. BASIS OF REARING for this description is South 001114'51"West, between the 51/16 corner common to Sections 35 and 36 and the southwest corner of Section 36,Township 4 North, Range 1 West of the Boise Meridian. �It ZAaAi n 1 Q v Ift P:12019119161-EOINGTON PLACE ALTA-CMG1SurveylDrawingslDescriptions119161-Annexation Leila 1.daax.docx. Page i1 Page 13 Meridian City Council Meeting Agenda March 10,2020— Page 179 of 366 AIVNEXAMN LEGAL EXHIBIT POINT of BEGIi@7NNG 5lj3fi CIORMFR SEL naw 35&36 1 1 I � 1 �I 1 •�a *14.564 ACRES ai M $I I �n I 1 I I � I M.LA 5F=Pi CORNER 0 ' It11S5CAP d� O1�Z+14 p 35 39 6 5 S OF 2 I W.flSTICfCRD. 1"-200` PROJECT., ONNERI &OPER: 2030 S. WASHINGTON AVE. bwc �rrvt;T�ry PLACE GG EMMEM 10 83617 19161-EX 4624 W FAIRVIEWAVE. P: 208 398-8I04 PROACV& SUSDrV ION BOISE,+083roc • F. �200 398-8105 19161 swim swim or SECTION 36 (20)336-5355 T.4 Ikl,,R. ? W..6.M. sN�r PATE: 812212019 t I , ry: LLG WWW cSAWT-00THLS.CCM I OF 1 Page 14 Meridian City Council Meeting Agenda March 10,2020— Page 180 of 366 B. Preliminary Plat(date: 12,13,12019 1/8/2020)&Phasing Plan REVISED � �——�——� M1� ,�gejC�al ��j^�¢egplg¢ i •z� ' €��¢e . ++ w. e 1 I'L k I I E y r � - - O a C RoiI I I i c !s S. e 5} Ii 1 . 1 "1 EOINGTON PLACE SUBDIVISION 3616 N.CINDER ROAD,MERIDIAN,I❑ : �yonolo 3- PRELIMINARY PLAT �^'� -wm.w....a�.. Page 15 Meridian City Council Meeting Agenda March 10,2020— Page 181 of 366 �y SeeXi5�9]..pp � 6 6 I q G--�cyy yy 4& d -�� I k P�--_----------- ' F"Jik C s u IL 1 I itr � SM 5 2t a 8.. 1 • , - � p m •,u' I py1 • v a i - .,v �gv JA l }hY WCOCNF[f Sr � H Cw s+ �� 9 .1 1 8 < 9 Iy{ I■{ a 'y a w a 8 g I eu glrt n• � R qv $ l i x �— M •��,I i s[— S— a g— � �c $ se s �—_a #p H i I d of , I �f yy I $ �C 3 I 4 x •me' xer aat u vv' xm ^I a ��•: I aaw @ ooe.x d' LN ;IK 1 1 I ¢� a[e wm' xm •�✓ m 4•b I II P� R" .. I I a II I sm .ua • 4>tl " $ .I. n 81 I $ y ■ p� � N yI 17 , ,� 1 yy_ Y x• 1 �1 I 61 CG el III 9" I l y i r uoe v Yes':6'oe' Q IYIL EDINGTON PLACE SUBDIVISION C—CW 31TE IV- pw � � WORKS 3616 N.UNDER ROAD,MERIDIAN,I❑ ° e .gym eowuo 'R z g 2 LOT DIM ENS ION S^ mnax-si. Page 16 Meridian City Council Meeting Agenda March 10,2020— Page 182 of 366 C. Landscape Plan(date: 11,118,12019 January�U5 2020) REVISED 3 m O 4 � a�e - 1 r M1�NI I do II a � _ o Page 17 Meridian City Council Meeting Agenda March 10,2020— Page 183 of 366 3 m G 2 I i w4Nwosxaroerh- Asa n 19 19 r2 t z :...: + ---- -- -- - ;A,^ m I ra�c i a Meridian City Council Meeting Agenda March 10,2020— Page 184 of 366 F11 n n x = - s vi - m k _ wwwlsrFTmive - - k 13 ^�^� Y. - w wbooaesT ST - t, I 4F a � EDINGTON PLACE SUBDIVISION �$ __-- r 3610 N.UNDER ROAD, MERIDIAN, ID i n f PRELIMINARY PLAT LANDSCAPE PLAN Page 19 Meridian City Council Meeting Agenda March 10,2020— Page 185 of 366 M__ 77 Y P i f _ Ol mots", z - -- - - - - uti - - ----- ---- --- - --- - - - Ff y -__ ^F_ _ = EDINGTON PLACE SUBDIVISION - _� 3610 N.CINDER ROAD, MERIDIAN, ID n k = PRELIMINARY PLAT LANDSCAPE PLAN rsIla Page 20 - Meridian City Council Meeting Agenda March 10,2020— Page 186 of 366 D. Qualified Open Space Exhibit & Site Amenities REVISED lu I I 4 f T - + _ I F 1 I I I I 1 I I I I O n I " oz I + M m �z 1 �6 ra iJ_ 6 Y its .i $ r Pao eo y A 3 Page 21 Meridian City Council Meeting Agenda March 10,2020— Page 187 of 366 Proposed Amenities: a Large Half-Acre Park-The half-acre park will contain the following recreation facilities: - Play Structure - Swing Set r - Seating Benches - Climbing Rocks - Climbing dome Attractive Landscaping and Pedestrian Pathways L t- . -- . - Nib- Page 22 Meridian City Council Meeting Agenda March 10,2020— Page 188 of 366 E. Conceptual Building Elevations(Single-Family Attached/Detached)—REVISED Axorl- slim IL .l r - _ 1 Page 23 Meridian City Council Meeting Agenda March 10,2020— Page 189 of 366 F. On-Street Parking Exhibit s rn O i CD z a -p CD o ) C] x N 0A rn V a m - � � X 7 p f 1 a C w •. a " z v � d n - ro A - z z i '•• •. 0 3 ; W � Staff Note: Because W. Woodpine St. (the middle east/west street)is only a 27-foot wide street section, parking is restricted to only one side of the street which reduces the parking count by 2; 3 additional spaces can be accomodated along one side of W. Woodpine St. where it stubs at the east boundary adjacent to common area,resulting in an overall total of 50 on-street spaces. Page 24 Meridian City Council Meeting Agenda March 10,2020— Page 190 of 366 G. Letter from West Ada School District Pertaining to Multi-Use PathwaX F1Man 1/1 32020 1 2-M PM Yochum Joe <Yochum.Joe@westada.org> RE.Sawtooth Middle School Pathway To IGmberly Warren Cc LarenElailey Hi Kim West Ada School District is agreeable to the proposed pathway across the south edge of the Sawtooth Middle School campus contingent on the following; 1. WASD Board of Trustees approves the pathway easement 2. Developer pays for all costs associated with the pathway(legal fees,construction,fencing,etc.) 3. Developer agrees to fence off the pathway from the rest of the SMS campus in order to force users to exit the pathway onto the sidewalk along Linder Road Thank you Joe N n a x z SAW TOOTH MIDDLE SCHOOL n y \ — T➢ Tb— — TUE— TB- -T3 --- LIra— i IE 14 r'F� RI r ,Ca `r a 6 I 1 TB �— 1❑ __�4�'v_ ��rA_—Tg � '�C � 111A $r rg. ra +a f 13 14 15 17 Is I 4 EDINGTON SUBDIVISION REGIONAL PATHWAY EXHIBIT Page 25 Meridian City Council Meeting Agenda March 10,2020— Page 191 of 366 VIII. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION 1. A Development Agreement(DA) is required as a provision of annexation of this property. Prior to approval of the annexation ordinance,a DA shall be entered into between the City of Meridian,the property owner(s) at the time of annexation ordinance adoption, and the developer. Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the City Council granting the annexation. The DA shall, at minimum,incorporate the following provisions: a. Future development of this site shall be generally consistent with the preliminary plat,phasing plan, landscape plan and conceptual building elevations included in Section VII and the provisions contained herein. b. All single-family attached structures shall comply with the design standards listed in the Architectural Standards Manual.An application for Design Review shall be submitted and approved for all attached dwellings prior to submittal of building permit applications. used erall development eat g a of two field eolvi"T, ca tr-im eeler, and an aceent eeler-or-unique material. Gar-age door eelers shall eeineide with this sehemeor-other- nts El. All hemes within the development shall be eenstf+ieted with minim-Um 4 feat wide fire r-a4ed eaves on all feiff sides e. All homes along the west perimeter boundary of the development adjacent to N. Linder Rd. and on Lots 20 and 23-26,Block 1 shall be restricted to a single- story in height as proposed by the Developer. d. A minimum 10%(1.35 acres)qualified open space shall be provided with development of this site as set forth in UDC 11-3G-3 in accord with the conditions of approval of the preliminary plat. e. A 10-foot wide multi-use pathway within a 14-foot wide public use easement a*d 20 feet wide een*nea lot with a minimum 5-foot wide landscape strip on each side of the pathway,landscaped per the standards listed in UDC 11-313-12C shall be provided along the south north side of the Coleman Lateral outside of the Irrigation District's easement. Five foot wide!andseape stfips shall be provided on eitheF side of the patl+way4hat The pathway shall extend from the east boundary of the site to the sidewalk along N. Linder Rd. The pathway may extend across the Sawtooth Middle School property to the north as shown on the exhibit in Section VIII.G if the provisions noted can be met: otherwise, the pathway shall be provided on the subject property. £ No building permits shall be issued for residential homes within the development prior to January 1,2021. Page 26 Meridian City Council Meeting Agenda March 10,2020— Page 192 of 366 2. The preliminary plat included in Section VII.B, dated 12/3/19, shall be revised as follows: a. Depict., mininium 20 feet wide eommon lot at ther-ear of building lots i Bloev i adjacent to the Coleman Lateral for a multi use pathway and assoeiated landseaping. b. Relocate Lot 21,Block 1 to between Lots 17 and 18 or Lots 18 and 19,Block 1 in order to provide an access near the east end of the linear open space to the north as required by UDC 11-3G-3B.Ie; the common lot shall be a minimum of 15-feet wide. c. Relocate the common area with the micro-path depicted mid-block in Block 2 to the south end of the same block; include landscaping adjacent to the pathway in accord with the standards listed in UDC 11-3B-12C. 3. The landscape plan included in Section VILC, dated 11/18/19, shall be revised as follows: a. Depict trees and landscaping along the micropath between Lots 13 and 14,Block 2 in accord with the standards listed in UDC 11-3B-12C. b. Include the linear feet of parkways and required&provided trees in the calculations table on Sheet L2 of the landscape plan in accord with the minimum UDC standards. of the Coleman Later-a!eentaining a 10 feet wide miditi use pathway and 5 feet wide- landseape strips en either-side of the pathway landseaped per the standards in UDC 11 313 12G. d. Relocate the common lot(Lot 21,Block 1)with pathway and landscaping to between Lots 17 and 18 or Lots 18 and 19,Block 1 so that the multi-use pathway required to the north along the waterway is accessible at each end as required by UDC 11-3G-3B.1e; landscaping is required along either side of the pathway as set forth in UDC 11-3B-12C. e. Dep}et-a 6 feet tall vffeught i eo fence b between to 4 e�pathway d the djaeent c c-irr'ccrcr'uJ ucm cnc-cc uccns The Coleman Lateral shall be piped as proposed by the Applicant;remove the depiction of the open waterway from the plan. f. Relocate the common area with the micro-path depicted mid-block in Block 2 to the south end of the same block: include landscaping adjacent to the pathway in accord with the standards listed in UDC 11-3B-12C. 4. For lots accessed by common driveways, an exhibit shall be submitted with the final plat application that depicts the setbacks, fencing,building envelope and orientation of the lots and structures. Driveways for abutting properties that aren't taking access from the common driveway(s) shall be depicted on the opposite side of the shared property line away from the common driveway. Solid fencing adjacent to common driveways is prohibited unless separated by a minimum 5-foot wide landscaped buffer. 5. Provide address signage for homes accessed by the common driveways on Lots 6 and 22, Block 1; Lot 7, Block 2; and Lot 15,Block 5 for emergency wayfinding purposes. 6. A perpetual ingress/egress easement is required to be filed with the Ada County Recorder for all common driveways,which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment. A copy of the recorded easement should be submitted to the Planning Division prior to signature on the final plat by the City Engineer. 7. Development shall be limited to 30 building lots until such time as a secondary access that meets International Fire Code(IFC)is built and approved by the Fire Dept. Page 27 Meridian City Council Meeting Agenda March 10,2020— Page 193 of 366 8. All existing structures on the site shall be removed prior to City Engineer signature on the final plat phase in which they are located. 9. Parking is restricted to only the south side of the 27-foot wide street section(i.e. W. Windswept Dr.); signage shall be installed prohibiting parking on the north side of the street to ensure emergency access can be provided. B. PUBLIC WORKS 1. Site Specific Conditions of Approval 1.1 A street light plan will need to be included in the final plat application. Street light plan requirements are listed in section 6-7 of the City's Design Standards. A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272 1.2 Provide water easement in shared drive(Block 1,Lot 24 21)for potential connection of parcel to the east. A second water connection for redundancy shall be required to the water-main in Linder-Read thr-ough the walking path between lots 13 & 14 (Bleek 2) with the development of the second phase of the subdivision. 2. General Conditions of Approval 2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.2 Per Meridian City Code(MCC),the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way(include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat,but rather dedicated outside the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement(on the form available from Public Works),a legal description prepared by an Idaho Licensed Professional Land Surveyor, which must include the area of the easement(marked EXHIBIT A) and an 81/2"x I I" 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 Page 28 Meridian City Council Meeting Agenda March 10,2020— Page 194 of 366 to evaluation and possible reassignment of street addressing to be in compliance with MCC. 2.6 All irrigation ditches, canals, laterals,or drains, exclusive of natural waterways, intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. 2.7 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B.Whitney at(208)334-2190. 2.8 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections(208)375-5211. 2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated,road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded,prior to applying for building permits. 2.10 A letter of credit or cash surety in the amount of 110%will be required for all uncompleted fencing,landscaping, amenities, etc.,prior to signature on the final plat. 2.11 All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. Where approved by the City Engineer, an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-3B. 2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process,prior to the issuance of a plan approval letter. 2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill,where footing would sit atop fill material. 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. Page 29 Meridian City Council Meeting Agenda March 10,2020— Page 195 of 366 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.meridianciiy.orglWebLink8lDocView.aspx?id=178616&dbid=0 D. POLICE DEPARTMENT https://weblink.meridiancity.orglWebLinkIDocView.aspx?id=179502&dbid=0&repo=MeridianC Lty E. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO(COMPASS) https://weblink.meridiancity.orglWebLink/Doc View.aspx?id=178893&dbid=0&repo=MeridianC hty F. NAMPA&MERIDIAN IRRIGATION DISTRICT https://weblink.meridiancity.org/WebLinkIDocView.aspx?id=179148&dbid=0&repo=MeridianC hty G. ADA COUNTY DEVELOPMENT SERVICES https://weblink.meridiancity.org WWebLinkIDocView.aspx?id=179666&dbid=0&repo=MeridianC H. CENTRAL DISTRICT HEALTH DEPARTMENT https://weblink.meridianciU.ory WWebLinkIDocView.aspx?id=178990&dbid=0&repo=MeridianC ity Page 30 Meridian City Council Meeting Agenda March 10,2020— Page 196 of 366 I. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ) https://weblink.meridiancity.org/WebLink1DocView.aspx?id=178933&dbid=0&repo=MeridianC J. WEST ADA SCHOOL DISTRICT(WASD) h ttps:11we b lin k.m eridia n c i ty.org/WebLink/Doc View.aspx?id=17910 6&db id=0&rep o=Meridia n C iu https:11weblink.meridiancity.org/WebLink/DocView.aspx?id=182029&dbid=0&repo=MeridianC hty https://weblink.meridianciU.oLvlWebLinkIDocView.aspx?id=182153&dbid=0&repo=MeridianC K. ADA COUNTY HIGHWAY DISTRICT(ACHD) https://weblink.meridianciU.org/WebLink/Doc View.aspx?id=179666&dbid=0&repo=MeridianC iv L. PARK'S DEPARTMENT https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=180054&dbid=0&repo=MeridianC Lty IX. FINDINGS A. Annexation and/or Rezone (UDC 11-5B-3E) Required Findings: Upon recommendation from the Commission,the Council shall make a full investigation and shall,at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; The City Council finds the Applicant is proposing to annex and develop the subject property with 92 single-family residential units in the R-15 zoning consistent with the MDR FLUM designation. (See section V above for more information) 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The City Council finds the proposed map amendment and development complies with the purpose statement of the residential districts in that it will contribute toward the range of housing opportunities available within the City consistent with the Comprehensive Plan. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The City Council finds the proposed map amendment should not be detrimental to the public health, safety and welfare as the proposed medium density residential uses should be compatible with adjacent existing and future residential and commercial uses in the area. Page 31 Meridian City Council Meeting Agenda March 10,2020— Page 197 of 366 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 City services are available to be provided to this development. The School District has submitted comments, included in Section VIII.J that currently show student enrollment is above capacity for the elementary, middle and high school—the School District is of the opinion it would be best to delay the approval of this development until they are within a year of opening Owyhee High School. 5. The annexation(as applicable)is in the best interest of city. The City Council finds the proposed annexation is in the best interest of the City if the Applicant complies with the conditions in Section VIII. B. Preliminary Plat(UDC 11-613-6) 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; (Ord. 08-1372, 7-8-2008, eff. 7-8-2008) The City Council finds the proposed plat is generally in conformance with the UDC if the Applicant complies with the conditions of approval in Section VIII. 2. Public services are available or can be made available ad are adequate to accommodate the proposed development; The City Council finds public services can be made available to the subject property and will be adequate 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 scheduled public improvements in accord with the City's 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. 5. The development will not be detrimental to the public health, safety or general welfare; and The City Council finds the proposed development will not be detrimental to the public health, safety or general welfare. 6. The development preserves significant natural, scenic or historic features. (Ord. 05-1170, 8- 30-2005, eff. 9-15-2005) The City Council is unaware of any significant natural, scenic or historic features that need to be preserved with this development. Page 32 Meridian City Council Meeting Agenda March 10,2020— Page 198 of 366