CC - Staff Report/Commission RecomendationsSTAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 3/24/2020
DATE:
TO: Mayor & City Council
FROM: Sonya Allen, Associate Planner
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2019-0135
Allmon Subdivision
LOCATION: 5885 & 5875 N. Locust Grove Rd.
(Parcel #50530142200 & #50530142050;
NE 1/4 of Section 30, TAN., RJE.)
I. PROJECT DESCRIPTION
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Annexation of 10.03 acres of land with an R-8 zoning district; and preliminary plat consisting of 50
building lots and 7 common lots on 9.91 acres of land in the R-8 zoning district.
II. SUMMARY OF REPORT
A. Project Summary
Acreage
Existing/Proposed Zoning
Future Land Use Designation
Existing Land Use(s)
Proposed Land Use(s)
Lots (# and type; bldg./common)
Phasing Plan (# of phases)
Number of Residential Units (type
of units)
Density (gross & net)
Open Space (acres, total
[%] /buffer/qualified)
Amenities
Physical Features (waterways,
hazards, flood plain, hillside)
Neighborhood meeting date; # of
attendees:
Details
9.91
RUT in Ada County (existing)/R-8 (proposed)
Medium Density Residential (MDR) (3-8 units/acre)
Single family residential (SFR) rural/agricultural
SFR
50 SFR buildable lots/7 common lots
1 phase
50 detached SFR homes
5.08 units/acre (gross); 6.11 units/acre (net)
1.62 acres (or 16.6%)
Pathway, community garden
NA
10/21/19; 28 attendees
Page 1
Description I Details Page
History (previous approvals) I None
B. Community Metrics
Description Details Page
Ada County Highway District
• Staff report (yes/no)
Yes (draft)
• Requires ACHD Commission
No
Action es/no
Access (Arterial/Collectors/State
Access proposed via existing local stub streets from the
Hwy/Local)(Existing and Proposed)
north and south
Traffic Level of Service
N. Locust Grove Rd. - "F" (currently exceeds ACHD's
acceptable level of service during PM peak hour)
Stub Street/Interconnectivity/Cross
Stub streets are proposed to be extended from the north and
Access
south; no access is proposed via N. Locust Grove Rd.
Existing Road Network
Local public streets
Existing Arterial Sidewalks /
Existing detached sidewalk; no buffer
Buffers
Proposed Road Improvements
Dedicate ROW to total 37' from centerline of Locust
Grove & widen Locust Grove to a minimum of 17' from
centerline + a 3' wide gravel shoulder.
The Locust Grove & Chinden intersection is planned to be
widened on the north & south legs in conjunction with the
ITD project in 2020; Locust Grove is planned to be
widened to 3 -lanes from McMillan to Chinden between
2031-2035.
Fire Service
• Distance to Fire Station
1.6 miles
• Fire Response Time
3:00 minutes (under ideal conditions from nearest station -
Fire Station #3 — can meet response time goals
• Resource Reliability
82% - does meet the targeted goal of 80% or greater
• Risk Identification
1 current resources would be adequate to supply service
• Accessibility
Project meets all required access, road widths and
turnaround.
• Special/resource needs
Project will not require an aerial device; can meet this need
in the required timeframe if a truck company is required.
• Water Supply
Requires 1,000 gallons per minute for one hour, may be
less if buildings are fully sprinklered.
• Other Resources
Police Service No comments submitted
Wastewater
• Distance to Sewer Services
Directly adjacent
• Sewer Shed
North Slough Trunk Shed
• Estimated Project Sewer
50 SFR buildings
ERU's
• WRRF Declining Balance
13.82
• Project Consistent with WW
• Sanitary sewer service connections need to be a minimum
Master Plan/Facility Plan
of 5' from each other. There are at least two locations
where this requirement is not met.
• No sewer mainlines in common drives, only sewer
services (reminder that a maximum of three services are
Page 2
n
Water
• Distance to Water Services
• Pressure Zone
• Estimated Project Water
ERU's
• Water Quality
• Project Consistent with Water
Master Plan
• Impacts/Concerns
C. Project Area Maps
Details
allowed into a manhole, with a
Directly adjacent
2
50 SFR building; 7 other lots ML
None
Yes
Terminate the water main at the cul-de-sac in E. Azan
Street with a fire hydrant. Water services only in the
common drives, not water mains.
Future Land Use Map
Aerial Map
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Zoning Map
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Planned Development Map
III. APPLICANT INFORMATION
A. Applicant:
Todd Campbell Construction, Inc. — PO Box 140298, Boise, ID 83714
B. Owner:
TBC Land Holding — PO Box 140298, Boise, ID 83714
C. Representative:
Dean Waite, Todd Campbell Construction, Inc — PO Box 140298, Boise, ID 83714
IV. NOTICING
Page 4
Planning & Zoning
Posting Date
City Council
Posting Date
Notification published in
1/31/2020
3/6/2020
newspaper
Notification mailed to property
owners within 300 feet
1/28/2020
3/3/2020
Applicant posted public hearing
notice on site
2/4/2020
3/13/2020
Nextdoor posting
1/28/2020
3/3/2020
Page 4
V. COMPREHENSIVE PLAN ANALYSIS (Comprehensive Plan)
(Note: This project was submitted prior to the new Comprehensive Plan being adopted; therefore,
this project is being evaluated under the previous Plan)
The Future Land Use Map (FLUM) contained in the Comprehensive Plan designates this property as
Medium Density Residential (MDR).
The purpose of the MDR designation is to allow small lots for residential purposes within City limits.
Uses may include single-family homes at gross densities of 3 to 8 dwelling units per acre.
The following Comprehensive Plan Policies are applicable to this development:
• "Support a variety of residential categories (low-, medium-, medium-high and high-density
single-family, multi -family, townhouses, duplexes, apartments, condominiums, etc.) for the
purpose of providing the City with a range of affordable housing opportunities." (3.07.01E)
The proposed detached homes will contributed to the variety of residential categories in the
City; Staff is unaware how "affordable" the units will be.
• "Permit new development only where urban services can be reasonably provided at the time
of final approval and development is contiguous to the City." (3.01.01F)
City services are available and will be extended by the developer to the proposed lots upon
development of the site in accord with UDC 11-3A-21.
• "Protect existing residential properties from incompatible land use development on adjacent
parcels." (3.06.0117)
The abutting uses are also single-family residential which are compatible with the proposed
development.
• "Require common area in all subdivisions." (3.07.02F)
The proposed plat depicts a total of 1.62 acres (or 16.6%) of qualified open space, which
exceeds the minimum standards listed in UDC 11-3G-3 by 6.6%.
• "Require all new development to create a site design compatible with surrounding uses
through buffering, screening, transitional densities, and other best site design practices."
(3.07.01A)
The proposed site design provides an average transition of 2:1 (2 proposed lots to every
existing single lot). However, a 25 foot wide linear open space area is proposed along the
north and south boundaries which assists in providing a transition and buffer to proposed
homes. Additionally, the applicant is proposing single -level homes which should provide less
of an impact on adjacent existing homes than would 2 -story homes.
• "Review new development for appropriate opportunities to connect local roads and collectors
to adjacent properties (stub streets). (3.03.020)
The proposed plat depicts the extension of existing local stub streets at the north and south
boundaries of the site.
Staff believes the proposed development plan is consistent with the vision of the Comprehensive Plan
in regard to land use, density and transportation.
Page 5
VI. UNIFIED DEVELOPMENT CODE ANALYSIS (UDC)
A. Annexation & Zoning:
The proposed annexation of two (2) parcels and Locust Grove right-of-way consisting of 10.03
acres of land with R-8 zoning for the development of single-family homes is consistent with the
Medium Density Residential (MDR) Future Land Use Map (FLUM) designation.
The annexation area is an enclave surrounded by properties that have been previously annexed
into the City and is within the Area of City Impact Boundary (AOCI). A legal description for the
annexation area is included in Section VIII.A.
The City may require a development agreement (DA) in conjunction with an annexation pursuant
to Idaho Code section 67-6511A. In order to ensure the site develops as proposed with this
application, staff recommends a DA as a provision of annexation with the provisions included in
Section VIII. The DA is required to be signed by the property owner(s)/developer and returned to
the City within 6 months of the Council granting the annexation for approval by City Council and
subsequent recordation.
B. Preliminary Plat:
The proposed plat consists of 50 single-family residential buildable lots and 7 common lots on
9.91 acres of land in the proposed R-8 zoning district. The minimum lot size proposed is 4,161
square feet (s.f.) with an average lot size of 4,692 s.f.; the gross density is 5.08 units/acre with a
net density of 6.11 units/acre. The subdivision is proposed to develop in one phase.
The demographic of the proposed development is anticipated to be retirees looking to downsize
from larger homes; the Homeowner's Association (HOA) will maintain the landscaping for each
of the homes within the subdivision.
Existing Structures/Site Improvements:
There are two (2) existing homes and accessory structures on the site that are proposed to be
removed with development. All existing structures should be removed prior to signature on the
final plat by the City Engineer.
Proposed Use Analysis:
Single-family detached dwellings are listed as a principal permitted use in the R-8 zoning district
in UDC Table 11-2A-2.
Dimensional Standards (UDC 11-2):
R-8 district: (UDC Table 11-2A-6)
The property sizes and street frontages of the proposed single-family lots and width of street
buffers comply with the aforementioned minimum dimensional standards; future development
should comply with the minimum building setbacks and maximum building height standards of
the R-8 district. All of the proposed lots meets the minimum size and street frontage except
for Lot 20, Block 2, which should have a minimum street frontage of 30 feet.
Subdivision Design and Improvement Standards (UDC 11-6C-3)
Development of the subdivision is required to comply with the subdivision design and
improvement standards listed in UDC 11-6C-3, including but not limited to streets, common
driveways and block face.
There are three (3) common driveways proposed; such driveways should be constructed in accord
with the standards listed in UDC 11 -6C -3D. An exhibit should be submitted with the final plat
application that depicts the setbacks, fencing, building envelope, and orientation of the lots
and structures accessed via the common driveway; if a property abuts a common driveway
Page 6
but has the required minimum street frontage and is taking access via the public street, the
driveway should be depicted on the opposite side of the shared property line from the
common driveway.
Access (UDC 11-3A-31
Access is proposed via the extension of existing stub streets from the north (N. Starry Night Ave.)
and south (E. Yucca Canyon St.) boundaries of the site; direct access via N. Locust Grove Rd. is
not proposed or approved. Because all of the surrounding properties are developed and the
Applicant is extending all existing stub streets, no other stub streets are necessary to be provided.
A note should be placed on the face of the final plat prohibiting direct lot access to N.
Locust Grove Rd.
Parking (UDC 11-3C):
Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-
3C-6 for single-family detached dwellings based on the number of bedrooms per unit. Future
development should comply with these standards.
A parking plan was submitted that depicts the number of available on -street parking spaces; a
total of 37 spaces are available after driveways are removed from the equation (see VIII.E).
Pathways (UDC 11-3A-8):
No multi -use pathways are designation on the Pathways Master Plan for this site; however, the
Park's Dept. requested a 10 -foot wide pathway be provided within the street buffer along N.
Locust Grove Rd. within a 14 -foot wide public pedestrian easement.
A 5 -foot wide "loop" pathway is proposed as an amenity within the linear common areas along
the north and south boundaries of the site with pathway connections at the ends and mid -block.
Where pathways loop through common driveways, Staff recommends signage is provided to
notify pedestrians that the common driveways serve a dual purpose (i.e. driveway/pathway)
and are part of the pathway loop.
Sidewalks (UDC 11-3A-1 :
Detached sidewalks are proposed along internal local streets and within the buffer adjacent to N.
Locust Grove Rd. in accord with the standards listed in UDC 11-3A-17. The existing detached
sidewalk along Locust Grove is proposed to be replaced with a detached 10' wide multi -use
pathway.
Parkways (UDC 11-3A-1
Eight -foot wide parkways are proposed adjacent to all local streets and are required to be
constructed in accord with the standards listed in UDC 11-3A-17.
Landscaping (UDC 11-3B):
A 25 -foot wide street buffer is required adjacent to N. Locust Grove Rd., an arterial street,
landscaped per the standards listed in UDC 11 -3B -7C. A 35 -foot wide common lot is depicted on
the plat; the property line and future curb location should be added to the landscape plan.
The required number of trees per UDC standards should also be added to the plan.
Parkways are required to be landscaped in accord with the standards listed in UDC 11 -3B -7C.
The total lineal feet of parkways and required number of trees based should be included in
the Landscape Calculations table on the final plat landscape plan to demonstrate
compliance with UDC standards.
Landscaping is required along all pathways in accord with the standards listed in UDC 11 -3B -
12C. The total lineal feet of pathways with the required and proposed number of trees
should be included in the Landscape Calculations table on the final plat landscape plan to
demonstrate compliance with UDC standards.
Page 7
Common open space is required to be landscaped in accord with the standards listed in UDC 11-
3G -3E. The total square footage of common open space should be included in the Landscape
Calculations/Requirements table along with the required number of trees to demonstrate
compliance with UDC standards.
Qualified Open Space (UDC 11-3G�:
A minimum of 10% qualified open space meeting the standards listed in UDC 11 -3G -3B is
required. Based on the area of the proposed plat (9.91 acres), a minimum of 0.99 of an acre of
common open space should be provided.
The Applicant proposes 1.62 acres (or 16.6%) of qualified open space consisting of linear open
space where pathways are located, the common area where the community garden is proposed
and half of the street buffer along the arterial street (N. Locust Grove Rd.) in accord with UDC
standards.
Qualified Site Amenities (UDC 11-3G1.
Based on the area of the proposed plat (9.91 acres), a minimum of one (1) qualified site amenity
is required to be provided per the standards listed in UDC 11 -3G -3C.
A community vegetable garden with six (6) 8' x 12' planter boxes, pedestrian pathways/gardens,
a rose garden with a stone sitting bench and a meditation garden with a bubbling rock and a stone
sitting bench are proposed as amenities in excess of the minimum UDC standards.
Storm Drainage:
This development anticipates using subsurface storm water disposal of storm water generated
from the local road system and lands tributary system per plat note #10.
Waterways (UDC 11-3A-6):
None
Fencing (UDC 11 -3A -
All fencing is required to comply with the standards listed in UDC 11-3A-7. Fencing is proposed
as shown on the landscape plan.
The existing fencing along the north, south and west sides of the development is proposed to
remain. Five-foot tall wrought iron fencing is proposed at the rear of lots along the north and
south boundaries of the subdivision. Fencing should be depicted abutting pathways and
common open space lots to distinguish common from private areas per UDC 11-3A-7A.7a
where none is currently depicted in accord with the standards listed in UDC 11 -3A -7A. The
type of fencing proposed at the back edge of the street buffer along Locust Grove Rd.
should be called out on the plan.
Building Elevations (UDC 11-3A-19 I Architectural Standards Manual):
The Applicant submitted sample renderings of the types of homes planned to be constructed in
this development which are included in Section VIII.F. Homes depicted appear to be a single -
story in height with a variety and mix of finish materials with stoneibrick veneer accents; some
units may have a second level bonus room built into the roof structure but appear as a single -level
with no windows facing the rear yard.
To mitigate the lack of transition in lot sizes from adjacent developments at the perimeter
boundary, Staff recommends as a provision of the DA that homes constructed in the
development are limited to 25 -feet in height to essentially restrict homes to a single -story
with a bonus room built into the roof structure with no windows facing the rear yard.
Design review is not required for single-family detached homes.
Page 8
VII. DECISION
A. Staff:
Staff recommends approval of the requested annexation and zoning with the requirement of a
Development Agreement and approval of the requested preliminary plat with the conditions noted
in Section IX.A per the Findings in Section X.
B. The Meridian Planning & Zoning Commission heard these items on February 20, 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: Dean Waite, Todd Campbell Construction
b. In opposition: Renee Hanson; Judy Calle; Jerry Munger
c. Commenting: Tyler Rountree, Ron Nead; Valerie McElrath, Matthew Storch
d. Written testimony: Jim & Phyllis Lemieux, Renee (no last name), David & Ann
Henchman, Dean & Renee Hanson, and Jim & Cathy Sears.
e. Staff presenting application: Bill Parsons
f. Other Staff commenting on application: None
2. Key issue(s) of public testimony_
a. Concerns pertaining to traffic impact on adjacent neighborhoods & safety of
neighborhood children with more traffic;
b. Preference for a direct access for the subdivision via Locust Grove Rd. instead of
sending traffic though adjacent existing neighborhoods;
c. Concern there may be a delay in emergency response without a direct access via Locust
Grove Rd.;
d. Preference for this area to be open space or a community park;
e. Opinion that zoning should be R-4, instead of R-8, and that density/lot sizes should
match that in surroundingdevelopments;
f. Concern pertaining to difference in elevation of the subject property compared to that of
abuttingdevelopments in relation to the perimeter walking path and if there will be a
retaining wall or something to stabilize existing fences.
3. Ke,, ids) of discussion by Commission:
a. Concern pertaining to on -street parking availability and trash service (where to put the
carts) for homes at the end of the cul-de-sac on the east end of the subdivision,
b. The public's request for a direct access to Locust Grove Rd.,
C. Transition in lot sizes/density from adjacent developments to this site and impact of R-4
zoning instead of R-8 on the proposed development plan =preference for R-4
zoning/development,
d. Opinion that the single -level patio homes will cater to an older population with fewer
children which will have a lesser impact on traffic than a typical development,
e. Concern pertaining to traffic in this area and level of service "F" on Locust Grove Rd.;
f. In favor of the quality of development proposed and the common areas with pathways
proposed to buffer and transition from adjacent lots.
4. Commission change(s) to Staff recommendation:
a. Include a condition to reduce the number of buildable lots by 5 to no more than 45 lots
and to have no more than 6 lots off the cul-de-sac on the eastern portion of the
subdivision (see Section IX.A.20.
5. Outstandingissue(s) ssue(s) for City Council:
a. The Applicant did not make the changes to the plat requested by the Commission as they
feel the concessions they've made already, more than justify the transition from larger
lot sizes to those proposed. Concessions include the following: landscape buffers along
Page 9
north and south boundaries; far exceeding the minimum qualified open space and site
amenity standards; and limitation of the height of homes to 25' (i.e. sin lg e-storX)
Page 10
VIII. EXHIBITS
A. Annexation Legal Description & Exhibit Map
B & A Engineers, Inc.
Consulting Engineers & Land Surveyors
5505 West Franklin Rd- anise, 117 83705
Telephone 208.343.3381 Facsimile 208.342.5792
Allmon Subdivision
Annexation Description
November 19, 2019
A portion of, the southeast quarter of the northeast quarter of Section 30, Township 4
North, Range 1 East, Boise Meridian, Ada County, Idaho, tieing more particularly described as
follows:
Commencing at the Borth Quarter Corner of said Section 30; thence N89°47'04"E,
2,634.40 feet along the North line of Section 30 to the Northeast Quarter Corner; thence
,500°13'57"W, 1,660.54 feet along the easterly boundary of said Section 30 and the centerline of
N. Locust Grove Road to the Point of Beginning.
Tf ence continuing S00°13'57"W, 332.05 feet along the easterly boundary of said
Section 30 and the centerline of N. Locust Grove Road
Thence S89°43'08"W, 25.00 feet to the westerly right-of-way of N. Locust Grose
Road;
Thence S89"43'08"W, 1,287.88 feet along the northerly boundary of Madelynn
Estates Subdivision to the southeast corner of Arcadia Subdivision;
Thence NOD°10'34' , 333.46 feet along the easterly houndaty of Arcadia.
Subdivision to the southwest corner of Reserve Subdivision No. 2;
Thence N99046'49"E, 1,288.20 feet along the southerly boundaries of Reserve
Subdivision No. 2 and The Reserve Subdivision to the westerly right-of-way of N.
Locust Grove Road;
Thence N89046'49"E, 25.04 feet to the easterly houndary of said Section 30 and
the centerline of N. Locust Grove Road and the Paint of Beginning.
Comprising 10.43 acres, more or less.
Page 11 —
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Page 21
IX. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
1. A Development Agreement (DA) is required as a provision of annexation of this property.
Prior to approval of the annexation ordinance, a DA shall be entered into between the City of
Meridian, the property owner(s) at the time of annexation ordinance adoption, and the
developer.
Currently, a fee of $303.00 shall be paid by the Applicant to the Planning Division
prior to commencement of the DA. The DA shall be signed by the property owner
and returned to the Planning Division within six (6) months of the City Council
granting the annexation. The DA shall, at minimum, incorporate the following
provisions:
a. Future development of this site shall be generally consistent with the
preliminary plat, landscape plan and conceptual building elevations included in
Section VII and the provisions contained herein.
b. All homes constructed in this development shall be limited to 25 -feet in height
to accommodate a single -story with a bonus room built into the roof structure,
if desired, with no windows from the bonus room facing the rear yards.
2. The preliminary plat included in Section VIII.A.2, dated "'�3/11/2020, shall be revised
as follows prior to submittal of the final plat application:
a. Let 20, Bleek 2 sha4l have a minimum stfeet frontage of 30
c. Reduce the number of buildable lots by 5 to no more than 45 buildable lots and depict no
more than 6 buildable lots off the cul-de-sac on the eastern portion of the subdivision.
Submit a revised plan (and electronic copy) to the Planning Division at least 10 days prior
to the City Council hearing.
3. The landscape plan included in Section VIII.A.3, dated 1 M2149 3/10/2020, shall be revised
as follows prior to submittal of the final plat application:
a. The Landscape Calculations/Requirements table shall include the following: 1) the total
linear feet of parkways and the required number of residential subdivision trees per UDC
11 -3B -7C; 2) the required number- of tFees along N. Loeust C*ave Rd. per- UDG 11 3B
the total square footage of common open space and required number of trees per
UDC 11 -3G -3E; and the total lineal feet of pathways and required and proposed number
of trees per UDC 11 -3B -12C.
b. Add trees along pathways (i.e. between Lots 11 and 12, Lot 1 and along common
driveways where pathways are proposed) as set forth in UDC 11 -3B -12C.
c. Change proposed fencing symbol to more clearly reflect the type of fencing proposed
(i.e. a different symbol for each type of fencing); all fencing shall comply with the
standards listed in UDC 11-3A-7.
d. Include the grass symbol in all landscape areas.
e. Depict the eastern property boundary of the subdivision and the future curb location
along N. Locust Grove Rd.
f. Correct the "existing fence to remain on north, south and east west sides" note.
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g. Depict fencing abutting pathways and common open space lots to distinguish common
from private areas per UDC 11-3A-7A.7a where none is depicted in accord with the
standards listed in UDC 11 -3A -7A.
i. Remove the extra property line on Lots 30 and 31, Block 1.
4. Future development shall be consistent with the minimum dimensional standards listed in
UDC Table 11-2A-6 for the R-8 zoning district.
5. Off-street parking is required to be provided in accord with the standards listed in UDC Table
11-3C-6 for single-family detached dwellings based on the number of bedrooms per unit.
6. An exhibit shall be submitted with the final plat application that depicts the setbacks, fencing,
building envelope, and orientation of the lots and structures accessed via the common
driveway; if a property abuts a common driveway but has the required minimum street
frontage and is taking access via the public street, the driveway shall be depicted on the
opposite side of the shared property line from the common driveway as set forth in UDC 11-
6C -ID
7. Where pathways loop through common driveways, signage shall be provided to notify
pedestrians that the common driveways serve a dual purpose (i.e. driveway/pathway) and are
part of the pathway loop.
B. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1 Terminate the water main at the cul-de-sac in E. Azan Street with a fire hydrant. Water
services only in the common drives, not water mains.
1.2 Sanitary sewer service connections need to be a minimum of 5' from each other along the
mainline. There are at least two locations where this requirement is not met.
1.3 No sewer mainlines in common drives, only sewer services (reminder that a maximum of
three services are allowed into a manhole, with a minimum 30 -degrees of angle separation).
2. General Conditions of Approval
2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to
provide service outside of a public right-of-way. Minimum cover over sewer mains is three
feet, if cover from top of pipe to sub -grade is less than three feet than alternate materials
shall be used in conformance of City of Meridian Public Works Departments Standard
Specifications.
2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water
mains to and through this development. Applicant may be eligible for a reimbursement
agreement for infrastructure enhancement per MCC 8-6-5.
2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public
right of way (include all water services and hydrants). The easement widths shall be 20 -feet
wide for a single utility, or 30 -feet wide for two. The easements shall not be dedicated via
the plat, but rather dedicated outside the plat process using the City of Meridian's standard
forms. The easement shall be graphically depicted on the plat for reference purposes. Submit
an executed easement (on the form available from Public Works), a legal description
prepared by an Idaho Licensed Professional Land Surveyor, which must include the area of
the easement (marked EXHIBIT A) and an 81/2" x 11" map with bearings and distances
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(marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a
Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this
document. All easements must be submitted, reviewed, and approved prior to development
plan approval.
2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-
round source of water (MCC 12-13-8.3). The applicant should be required to use any
existing surface or well water for the primary source. If a surface or well source is not
available, a single -point connection to the culinary water system shall be required. If a
single -point connection is utilized, the developer will be responsible for the payment of
assessments for the common areas prior to prior to receiving development plan approval.
2.5 All existing structures that are required to be removed shall be prior to signature on the final
plat by the City Engineer. Any structures that are allowed to remain shall be subject to
evaluation and possible reassignment of street addressing to be in compliance with MCC.
2.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting,
crossing or laying adjacent and contiguous to the area being subdivided shall be addressed
per UDC 11-3A-6. In performing such work, the applicant shall comply with Idaho Code
42-1207 and any other applicable law or regulation.
2.7 Any existing domestic well system within this project shall be removed from domestic
service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering
Department at (208)898-5500 for inspections of disconnection of services. Wells may be
used for non-domestic purposes such as landscape irrigation if approved by Idaho
Department of Water Resources Contact Robert B. Whitney at (208)334-2190.
2.8 Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment
procedures and inspections (208)375-5211.
2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and
activated, road base approved by the Ada County Highway District and the Final Plat for
this subdivision shall be recorded, prior to applying for building permits.
2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, etc., prior to signature on the final plat.
2.11 All improvements related to public life, safety and health shall be completed prior to
occupancy of the structures. Where approved by the City Engineer, an owner may post a
performance surety for such improvements in order to obtain City Engineer signature on the
final plat as set forth in UDC 11 -5C -3B.
2.12 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
2.13 It shall be the responsibility of the applicant to ensure that all development features comply
with the Americans with Disabilities Act and the Fair Housing Act.
2.14 Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H.
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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
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VA
D. POLICE DEPARTMENT
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ky
E. PARK'S DEPARTMENT
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F. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO (COMPASS)
No comments were received.
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G. SETTLER'S IRRIGATION DISTRICT
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ky
H. NAMPA & MERIDIAN IRRIGATION DISTRICT
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ky
I. CENTRAL DISTRICT HEALTH DEPARTMENT
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J. DEPARTMENT OF ENVIRONMENTAL QUALITY (DEQ)
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K. ADA COUNTY HIGHWAY DISTRICT (ACHD)
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X. FINDINGS
A. Annexation and/or Rezone (UDC 11 -5B -3E)
Required Findings: Upon recommendation from the commission, the council shall make a full
investigation and shall, at the public hearing, review the application. In order to grant an
annexation and/or rezone, the council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive plan;
The Commission finds the proposed zoning map amendment to R-8 and subsequent
development is consistent with the Comprehensive Plan.
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The Commission finds the proposed zoning map amendment will allow for the development of
single-family detached homes which will contribute to the range of housing opportunities
available within the City consistent with the Comprehensive Plan and the purpose statement
of the residential districts.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
The Commission finds the proposed zoning map amendment should not be detrimental to the
public health, safety and welfare.
4. The map amendment shall not result in an adverse impact upon the delivery of services by
any political subdivision providing public services within the city including, but not limited
to, school districts; and
The Commission finds the proposed zoning map amendment will not result in an adverse
impact on the delivery of services by any political subdivision providing public services
within the City.
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5. The annexation (as applicable) is in the best interest of city.
The Commission finds the proposed annexation is in the best interest of the City per the
Analysis in Section VIII.
B. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
1. The plat is in conformance with the Comprehensive Plan;
The Commission finds that the proposed plat, with Staff's recommendations, is in substantial
compliance with the adopted Comprehensive Plan in regard to land use, density,
transportation, and pedestrian connectivity. (Please see Comprehensive Plan Policies in,
Section V of this report for more information)
2. Public services are available or can be made available and are adequate to accommodate
the proposed development;
The Commission finds that public services will be provided to the subject property with
development. (See Exhibit B of the Staff Report for more details from public service providers)
3. The plat is in conformance with scheduled public improvements in accord with the City's
capital improvement program;
Because City water and sewer and any other utilities will be provided by the development at
their own cost, the Commission finds that the subdivision will not require the expenditure of
capital improvement funds.
4. There is public financial capability of supporting services for the proposed development;
The Commission finds there is public financial capability of supporting services for the
proposed development based upon comments from the public service providers (i.e., Police,
Fire, ACHD, etc). (See Section IX for more information)
5. The development will not be detrimental to the public health, safety or general welfare;
and,
The Commission is not aware of any health, safety, or environmental problems associated with
the platting of this property. ACHD considers road safety issues in their analysis.
6. The development preserves significant natural, scenic or historic features.
The Commission is unaware of any significant natural, scenic or historic features that exist on
this site that require preserving.
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