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CC - Commission Recommendation to Council REVISED STAFF REPORT E COMMUNITY DEVELOPMENTDEVELOPMENT DEPARTMENT .►A H O HEARING 4/7/2020 legend DATE: TO: Mayor&City Council FROM: Sonya Allen,Associate Planner 208-884-5533 - - Bruce Freckleton,Development - Services Manager 208-887-2211 SUBJECT: H-2019-0143 y Bannock Ridge LOCATION: 2940 S. Mesa Way(Parcel , --- #R4814130225; SE '/4 of Section 29, T.3N.,R.IE.) I. PROJECT DESCRIPTION Development Agreement modification to remove the subject 4.35 acre property from the 13.58 acre boundary of the existing agreement(Bannock Ridge -Inst. #2017-084176)for the purpose of entering into a new agreement consistent with the proposed development plan; and,Preliminary Plat consisting of 10 building lots and 5 common lots on 4.35 acres of land in the R-4 zoning district. Note: The Assessor's data for the subject parcel lists the acreage as 4.26 acres; however; the surveyor's legal description lists the acreage as 4.35 acres, which the surveyor has confirmed is correct. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 4.35 acres per legal description Existing/Proposed Zoning R-4(existing)—Medium Low-Density Residential District Future Land Use Designation Low Density Residential(LDR)(3 or fewer units/acre) Existing Land Use(s) One(1)existing single family residential(SFR)home to remain&agricultural land Proposed Land Use(s) SFR Lots(#and type;bldg./common) 10 SFR buildable lots/5 common lots Phasing Plan(#of phases) 1 phase Number of Residential Units(type 10 detached SFR homes of units) Density(gross&net) 2.35 units/acre(gross); 3.96 units/acre(net) Page 1 Description Details Page Open Space(acres,total 0.82 of an acre(or 11.13%) [%]/buffer/qualified) Amenities Multi-use pathway Physical Features(waterways, The Ten Mile Creek runs along the northern boundary of hazards,flood plain,hillside) the site Neighborhood meeting date;#of 10/16/19; 11 attendees attendees: im History(previous approvals) Lot 3,Block 2,Kachina Estates Subdivision;H-2017-0050 (Bannock Ridge-Development Agreement Inst.#2017- 074176;preliminary plat expired) B. Community Metrics Description Details Page Ada County Highway District • Staff report(yes/no) Yes • Requires ACHD No Commission Action es/no Access Access from S.Mesa Way via a common driveway and E.Loggers (Arterial/Collectors/State Pass St.,both local public streets. Hwy/Local)(Existing and Proposed) Traffic Level of Service E.Victory Rd. -"F"(currently exceeds ACHD's acceptable level of service during PM peak hour—trips generated from this site will contribute less than 2%to the total PM peak hour traffic on Victory) Stub E. Loggers Pass St.at west boundary is proposed to be extended Street/Interconnectivity/Cross through the site and stubbed to the south Access Existing Road Network Local public streets Existing Arterial Sidewalks/ NA Buffers Required Road Improvements Complete S.Mesa Way as a 33' street section with pavement widening, curb,gutter and 5'wide sidewalk within 50'of right-of-way(ROW) abutting the site;and extend E.Loggers Pass St. as a 33' local street section with curb,gutter&5' sidewalk within 47' of ROW to southern boundary of site with a temporary cul-de-sac turnaround. Capital Improvements Plan(CIP)1 Integrated Five Year Work Plan(IFYWP): • An enhanced pedestrian crossing is scheduled in the IFYWP to be installed on Victory Road at Timber Avenue in 2020. • Locust Grove Road is scheduled in the IFYWP to be widened to 5-lanes from Victory Road to Overland Road in 2022. • The intersection of Victory Road and Locust Grove Road is scheduled in the IFYWP to be constructed as a multi-lane roundabout in 2021. • Locust Grove Road and Bridge Number 2087 is scheduled in the IFYWP to be reconstructed/widened in 2022. • Victory Road is listed in the CIP to be widened to 3-lanes from Meridian Road(SH-68)to Locust Grove Road between 2026 and 2030. • Victory Road is listed in the CIP to be widened to 3-lanes from Locust Grove Road to Eagle Road between 2021 and 2025. Fire Service • Distance to Fire Station 1.9 miles Page 2 Description Details Page • Fire Response Time 4:00 minutes under ideal conditions from nearest station(Fire Station #4)—can meet response time goals • Resource Reliability 79%-does meet the targeted goal of 80%or greater • Risk Identification 2—current resources would not 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 Directly adjacent Services • Sewer Shed Ten Mile Trunk Shed • Estimated Project Sewer 10 SFR buildings ERU's • WRRF Declining 13.82 Balance • Project Consistent with Yes WW Master Plan/Facility Plan • Sewer Review Concerns The preliminary civil plans submitted with this application do not show sewer and water facilities,therefore conceptual review could not be completed. Water • Distance to Water Directly adjacent Services • Pressure Zone • Estimated Project Water 10 SFR building ERU's • Water Quality None • Project Consistent with Yes Water Master Plan • Impacts/Concerns The preliminary civil plans submitted with this application do not show sewer and water facilities,therefore conceptual review could not be completed. Page 3 1 1 1 .NINE u' ■Nog...•* oil ■ - uuu II ■on _ --� ■Emso■ uuu �■ Il llll : u0 10 ■■ i .Emmons- 1 uull'- ■ 1■■■� ■uuul . SIG ■ _■ �■- l■' �-' - III••11111� Y■ • �. 111iiil�■+ 1 IIII 1.1Milli I NO 2 ■ �II��1 i,' - r - l 111 �■ IIII �• i--- �1 �. i''�' r !R NONE■r NONE ONE ' y ■ol NE■■N■ N ! 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APPLICANT INFORMATION A. Applicant: Ryan Recla—914 S. McDermott Rd.,Nampa, ID 83687 B. Owner: Alan&Rose Marsh—2940 S. Mesa Way,Meridian, ID 83642 C. Representative: Dan Lardie,Leavitt&Associates Engineers,Inc.— 1324 1st Street South,Nampa, ID 83651 IV. NOTICING Planning&Zoning City Council Posting Date Posting Date Notification published in 2/14/2020 3/20/2020 newspaper Notification mailed to property owners within 300 feet 2/11/2020 3/18/2020 Applicant posted public hearing notice on site 2/20/2020 3/20/2020 Nextdoor posting 2/11/2020 3/18/2020 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 contribute 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."(3.01.0117) City services are available and will be extended by the developer to the proposed lots upon development of the subdivision 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. Page 5 • "Require common area in all subdivisions."(3.07.02F) The proposed plat depicts a total of 0.82 of an acre (or 11.1301o) of common area; because the property is below 5 acres in size, the UDC does not require 10%common area. • "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 site abuts rural S+/-acre lots to the north and south and urban density residential lots to the west. Staff believes the proposed lot layout, design and density is compatible with surrounding uses. The common area with the multi-use pathway proposed along the south boundary and the common area and creek along the north boundary of the site will provide a buffer between the proposed development and the adjacent rural properties. • "Implement the City's Pathways Master Plan to provide a bike and pathways system between neighborhoods,local collectors, and community destinations.Work with new development, ITD,ACHD,COMPASS,Ada County, and other entities to identify partnership opportunities." (6.02.01A) A segment of the City's multi-use pathway system is designated on the Pathways Master Plan along the Ten Mile Creek along the north boundary of this site. The Applicant has worked with the Park's Dept. to provide the pathway in an alternate location on this site as depicted on the landscape plan. • "Require new urban density subdivisions which abut or are proximal to existing low density residential land uses to provide landscaped screening or transitional densities with larger, more comparable lot sizes to buffer the interface between urban level densities and rural residential densities." The proposed urban density subdivision abuts rural S+/-acre residential properties to the north and south; the proposed linear open space areas along the north and south boundaries of the site combined with larger lots (8,000+ square feet) will transition between urban level densities and rural residential densities. • "Encourage infill development."(4.04.01 T) The subject property and adjacent S+/-acre lots in Kachina Estates Subdivision are surrounded by medium low-density residential developments; development of the subject infill property will result in a better provision of City services. • "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 an existing local stub street(E. Loggers Pass St.) at the west boundary stubbing to the property to the south for future extension. Staff believes the proposed development plan is consistent with the vision of the Comprehensive Plan in regard to land use, density and transportation. VI. UNIFIED DEVELOPMENT CODE ANALYSIS UD A. Development Agreement Modification: The applicant proposes to modify the recorded Development Agreement(Inst. #2017-074176) that governs development of the subject property and the property to the south(Parcel Page 6 #R4814130200)to remove the subject property from the agreement and enter into a new agreement consistent with the proposed development plan. The existing DA provisions and previously approved preliminary plat and concept building elevations are included in Section VIII.A. The existing preliminary plat depicts 7 (and portions of 3 other)buildable lots on this property with the extension of the stub street from the west to the south boundary and retention of the existing home on the northern portion of the site similar to the proposed plat but with access to the proposed lots from the south and not via S.Mesa Way. Because the proposed development plan is similar to the existing plan and generally consistent with the Comprehensive Plan, Staff is supportive of the request for a modification to the DA. Staff recommends the existing applicable DA provisions are carried over to the new DA(and amended as necessary), as they are still applicable to future development of the site and the proposed plat,landscape plan and concept elevations are also included in the new DA(see Section VIII.C,D&E and Section IX.A). If approved,the modified DA must be signed by the property owner(s)and returned to the City within 6 months of the City Council granting the modification. B. Preliminary Plat: The proposed plat consists of 10 buildable lots and 5 common lots on 4.35 acres of land in the R- 4 zoning district. The minimum lot size in the R-4 district is 8,000 sq. ft. The minimum lot size proposed is 8,001 square feet(s.f.)with a maximum lot size of 30,958 s.f. on the lot where the existing home is proposed to remain. The gross density is 2.34 units/acre. The subdivision is proposed to develop in one phase. Existing Structures/Site Improvements: There is one (1) existing home and accessory structures on the site that are proposed to remain on Lot 10, Block 1. Any structures that do not comply with the minimum setbacks of the R-4 district should be removed or the lot line(s) should be adjusted to comply; the southern- most accessory structure on Lot 10,Block 1 does not comply with the minimum 15 foot rear setback—the plat should be revised to comply or the structure removed. Proposed Use Analysis: Single-family detached dwellings are listed as a principal permitted use in the R-4 zoning district in UDC Table 11-2A-2. Dimensional Standards (UDC 11-2): The proposed development is subject to the dimensional standards of the R-4 district listed in UDC Table 11-2A-5. The R-4 district requires a minimum of 60 feet of street frontage;the street frontage of Lot 2,Block 2 does not appear to be dimensioned correctly,the plat should be revised to demonstrate compliance. The remainder of the lots comply with UDC standards. 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 and common driveways. There are two(2)common driveways proposed; such driveways should be constructed in accord with the standards listed in UDC 11-6C-3D. Staff recommends the common driveway proposed to provide access to Lots 12 and 13,Block 1 be located in a common lot,rather than on Lot 12,Block 1. 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 Page 7 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 should be depicted on the opposite side of the shared property line from the common driveway. Solid fencing adjacent to common driveways is prohibited,unless separated by a minimum 5-foot wide landscape buffer. A perpetual ingress/egress easement for the common driveways should be filed with the Ada County Recorder,which should include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment; a recorded copy of said easements should be submitted to the Planning Division prior to or concurrent with submittal of the final plat for the City Engineer's signature. Access(UDC 11-3A-31 Access is proposed via the extension of an existing stub street,E. Loggers Pass St., at the west boundary of the site,which is proposed to stub to the southern boundary of the subdivision for future extension. Two(2)common driveways are proposed to provide access to Lots 12 and 13, Block 1 and Lots 3-5, 7-8 and 10,Block 1 as depicted on the plat. Address signage should be placed at the public street for wayfinding purposes for homes accessed by common driveways. 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. Pathways(UDC 11-3A-8): The Pathways Master Plan depicts a 10-foot wide multi-use pathway along the southwest side of the Ten Mile Creek on this site. The Applicant proposes an alternate location for the pathway through the subdivision in general alignment with the creek as approved by the Park's Department. The 10'wide pathway is required to be placed within a public pedestrian easement as required by the Park's Department.Landscape note#6 states the pathway shall be 5' wide; the width should be changed to 10' wide as graphically depicted. There is a short off-site segment(10'+/-) of the multi-use pathway in Glacier Springs Subdivision at the northwest corner of this site that did not get completed with that development leaving a gap in the pathway system.The existing DA contains a provision for the missing section to be completed with this development if approval can be obtained from the Glacier Springs HOA. Staff recommends this provision is carried over to the new DA. Sidewalks(UDC 11-3A-1 : Attached sidewalks are required along internal and adjacent local streets in accord with the standards listed in UDC 11-3A-17. A 10' wide multi-use pathway is proposed along the west side of S.Mesa Way and along the east side of E. Loggers Pass Way in place of the typical 5-foot wide sidewalk. Landscaping(UDC 11-3B): Landscaping is required along all pathways in accord with the standards listed in UDC 11-3B- 12C. A mix of trees,shrubs,lawn and/or other vegetative groundcover shall be depicted in the common lot adjacent to the multi-use pathway in accord with UDC 11-313-12C.2.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 8 Mitigation is required for all existing trees 4"caliper or greater that are removed from the site with equal replacement of the total calipers lost onsite up to an amount of 100%replacement as set forth in UDC 11-3B-1OC.5; mitigation information should be included in the Landscape Calculations table and depicted on the plan. Street buffers are not required along local streets (i.e. E. Loggers Pass St./Way and S. Mesa Way). Qualified Open Space(UDC 11-3G�: Because the area of the proposed plat is below 5 acres in size,the qualified open space standards listed in UDC 11-3G-3B do not apply. However, common area is proposed where a segment of the City's regional pathway system is planned through the subdivision and where the Ten Mile Creek is located totaling 11% of common open space. Qualified Site Amenities(UDC 11-3G1. Because the area of the proposed plat is below 5 acres in size,the qualified site amenity standards listed in UDC 11-3G-3C do not apply. However, a segment of the City's regional pathway system is proposed as an amenity through this subdivision. Storm Drainage: Storm drainage ponds are proposed as shown on the preliminary plat on(common)Lot 1,Block 2 and(buildable)Lot 8,Block 1. Storm drainage ponds should be provided on common lots, rather than buildable lots; the plat and landscape plan should be revised accordingly. Waterways(UDC 11-3A- : The Ten Mile Creek runs along the northern boundary of this site and is required to remain open as a natural waterway and should not be piped or otherwise covered as set forth in UDC 11-3A- 6B.1 and should be protected during construction. Fencing(UDC 11-3A- : All fencing is required to comply with the standards listed in UDC 11-3A-7. The existing fence along the west and south boundaries of the site is proposed to remain;no new fencing is proposed along the subdivision boundary. Wrought iron fencing should be graphically depicted on the plan in accord with Landscape Note#5 and UDC 11-3A-7A.7a which requires the Developer to construct fences abutting pathways and common open space lots to distinguish common from private areas. A 6' tall chain link fence is proposed along the portion of the multi-use pathway that is adjacent to the Ten Mile Creek on Lot 11,Block 1. Staff recommends the type of fencing is changed to wrought iron to match that proposed along the rear of building lots abutting the pathway for consistency. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual): The Applicant submitted conceptual elevations of homes planned to be constructed in this development which are included in Section VIII.E. Homes depicted are a single-story and a single-story with a bonus room over the garage with a variety and mix of finish materials consisting of horizontal and vertical siding, and stucco with stone/brick veneer accents; 2-story homes aren't shown but may also be constructed. VII. DECISION A. Staff: Staff recommends approval of the requested modification to the Development Agreement and preliminary plat with the conditions noted in Section IX.A per the Findings in Section X. Page 9 B. The Meridian Planning&Zoning Commission heard these items on March 5,2020. At the public hearing,the Commission moved to recommend approval of the subject PP request. 1. Summary of Commission public hearing_ a. In favor: Dan Lardie,Leavitt&Associates,Applicant's Representative;Ryan Recla b. In opposition:None c. Commenting: Aneke Binford,Matt Binford, Celeste Blackburn,Jamie Clausen d. Written testimony: Dan Lardie,Leavitt&Associates,Applicant's Representative(in agreement with staff report) e. Staff presenting gpplication: Bill Parsons f. Other Staff commenting on application: None 2. Key issue(s)of public testimony; a. Concern from the homeowner's to the south(Binford's)pertaining to lack of substantial buffering between the public walking path and the full length of their property; and the impact on their ability effectively irrigate their land. They request a good neighbor fence &a more substantial vegetative buffer along the pathway to clearly, distinguish the public from private property to discourage trespassing&protect their privacy, and a berm alongtheir heir property to allow them to continue to effectively(flood) irrigate their ro e b. Preference for the multi-use pathway to follow the creek consistent with the pathway in adjacent developments rather than jog through the proposed neighborhood; C. Concern that the proposed development isn't consistent with the existing CC&R's for the subdivision(i.e. Kachina Estates); d. Complaint pertaining to the neighborhood meetingri.e.the time of day it was held when nobody could attend and that it was held in a place where there wasn't much room(in a pub/restaurant)—they didn't provide a space for them to meet as the,, thought hought no one would show upl; e. Concern that the proposed homes in the development won't be compatible with existing homes in the area. 3. Ke. ids)of discussion by Commission: a. The new preliminary plat won't trigger minimum qualified open space & site amenity standards since the site is below 5 acres in size,whereas the existing plat does—would prefer more open space is provided; b. Preference for the three(3)original parcels to develop together as currently platted rather than splitting this one (and possibly others)off into individual developments; c. Preference for a berm, fence and landscaping to be constructed by the Developer along the southern boundary adjacent to the Binford property; d. Preference for Lot 2,Block 2 to be a common area lot rather than a buildable lot for a future retention pond/space. 4. Commission change(s)to Staff recommendation: a. Add a DA provision requiring the Developer to construct a berm no less than 18-inches tall along the southern boundary of the development with fencing on both sides of the pathway and landscaping between the pathway and fence—the Applicant should work with the adjacent property owners(Binford's)on an agreeable berm height/placement and enhanced landscapingprior to the Council meeting for presentation at the Council hearing see Section IX,A.lh,; and, b. Add a condition requiring Lot 2,Block 2 to be converted from a buildable to a common lot(see conditions#2h and Of). 5. Outstandingissue(s)ssue(s) for City Council: a. None Page 10 VIII. EXHIBITS A. Existing Development Agreement Provisions(Inst. #2017-084176) 665. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY: 5.1.Owner and/or Developer shall develop the Property in accordance with the following special conditions: a. Future development of this site shall be generally consistent with the preliminary plat, landscape plan and building elevations depicted in the Staff Report attached to Exhibit B, Findings of Fact Conclusions of Law. b. The Owners and/or Developer shall be responsible for all costs associated with the sewer and water service extension. c. All of the existing homes proposed to remain on lots within the subdivision are required to hook up to City water and sewer service within 60 days of it being available to said lots. d. Any and all existing domestic wells and/or septic systems within this project will have to be removed from their domestic service,per City Ordinance 5-7-517,when services are available from the City of Meridian. Wells may be used for non-domestic purposes such as landscape irrigation. e. The Ten Mile Creek shall be improved as necessary and protected during development. The creek shall remain open as a natural amenity and not be piped or otherwise covered. f. If 2-story homes are constructed on Lots 11 and 12,Block 2,they will be highly visible from E.Victory Road, an arterial street. Therefore,the rear elevations of 2-story homes shall incorporate articulation through changes in two or more of the following: material type,projections,recesses, step-backs,bays,banding,pop-outs,porches,balconies or other architectural elements to break up monotonous wall planes and roof lines. This does not apply to single-story homes. g. A 10-foot wide segment of the City's multi-use pathway system that crosses this site is required to be constructed within a 14-foot wide public use easement in accord with the Pathways Master Plan per the standards listed in UDC 11-3A-8 and 11-3B-12C. Submit the easement to the Planning Division with the final plat application for approval by City Council and subsequent recordation. h. If permission can be obtained from the Glacier Springs Homeowner's Association to the west,the developer shall extend and connect the multi-use pathway off-site to the existing pathway which stops short of the property line by approximately 10 feet." Page 11 k { e y % ��4 ON ,m1u 6 J A x • g 15� I A? — It, �. sp •x Sx FIR; is �a S �-F I' ii F// � ��I3 IX ' 4� $ ■ :3� err y^I 4-I " O P' ■ fl o p■ b b 41 LEAv17-T&ASSOCIA7ES BAF{F{¢C,N RI�C�E$U q�VI$�4N W FJCi1NEFF7ti,iiVis PRELIMINARYPLAT asssrrwcaLWALu cYvlt } T"L■EYELOPYIEM LI,C $SMVE�'�/AO s{ SM VY.CAOTALPA COLMY 1 oa,aa•wan nsr AIM 0.7f07 REV1910H9 PNUNI pgmE-"Y-Wl BANNOCK RIDG£ SUBUIVISIDN PRELIMINARY PLAT \ . § .\ H / ( . _ \ / § - - _ § R � f . - � �■�\ . �; m � \ < SL . wk. � - / �■ - f 'E . . - . ®, ! .y Page 13 B. Legal Description&Exhibit Map of Property Subject to New Development Agreement Description For BANNOCK RIDGE SUBDIVISION Lot 3, Block 2 of Kachina Estates Subdivision as filed in Book 35 of Plats at Page 3016 and 3017, records of Ada County, Idaho, located in the Southwest 114 of the Southeast 114 of Section 19,Township 3 North, Range 1 East, Boise Meridian,Ada County. Idaho being more particularly described as follows: Commencing at the$114 corner of said Section 19 from which the SE corner of said Section 19 bears North 89°42'05" East, 2639.98 feet; thence along the South boundary line of said Section 19 North 89°QW'East, 635.81 feet to the SW corner of said I(achina Estates Subdivision; thence leaving said South boundary line and along the westerly boundary line of said Kachina Estates Subdivision Wirth 12"24'22"West, 170.09 feet; thence continuing along said westerly boundary line North 00°1950"East,729.59 feet to the SW corner of said Lot 3, said point also being the REAL POINT OF BEGINNING: thence along the westerly boundary line of said Lot 3 North 0GQ19'50"East,444,51 feet to the id1N corner of said Lot 3, thence along the northeasterly boundary line of said Lot 3 South 50°27'35"East,803.01 feet to the NE corner of said Lot 3; thence along the southeasterly boundary line of said Lot 3 the following 2 courses and distances: thence South 39°27'06"Vilest, 76.42 feet: thence 111.27 feet along the arc of a curve to the left, said curve having a radius of 1601 38 feet. a central angle of 39"45'02"and a long chord which bears South 19034'36"West, 109.05 feet to the SE corner of said Lot 3; thence along the southwesterly boundary line of said Lot 3 !North 66'56'33" West. 583.33 feet to the REAL POINT OF BEGINNING. Containing 4.345 acres. more or less, >r % �)J fl �}+F r9�� Page 14 CURVE TABLE W RVE R ms LENGTH CHORD >ST D BRA I DELTA g 1�Q 2 r K r 109.s 9 «X¥ 3B�5'a2 UNE TABLE . ENE LENGTH BEARING u 76.42 rw § p § t 44 / G am \ Z [ KACHINA ESWES 7729 m DXCK 2 cn k OF: $ £y POINT 3 rc 2 . 7 KGNN� 3d 4G� �� / 66. \ 2 J- / • EA CREK j \ mBOAS40N 2 BLOCK � . z I � I I ' f g � k� � 1 19 a&$' _ zzzzz � .._ ... 19 30 N /9' ' E i■j,.' m g BASIS 7 BEARING E. VICTORY R> m ,3 _ se o m 2m SCALE: l" = 120' I#H 0 EXMe17 DRAWING FOR Of. wFRMDr BANNOCK RIDGE SUBDIVISION ST NG. SURVEY 'rA GROUP, [LC _wm«, 4OF�� 19. . �m9 ® mo._ _ C 2123 Page 15 C. Proposed Preliminary Plat(date: 1/3/20) BANNOCK RIDGE SUBDIVISION PRELIMINARY PLAT ® U,; T3N,R.IE,SEC.19,ADA COUNTY,MERIDIAN,IDAHO I'W 201% P PMCEL sere aZ EL NC.R1914130225 w .. �� i Mtfia t \ fi� Y .•.e..n a u�xnw wn..mw,a w�wnua.�nuM m:e.u.yr 9�PP u.v/xosmw ms b�dt UNEMLS: Q zui w'� n a a A89REMATIONSo�rxu..cv m •..., �� .�. `` - `` 1 pia -n� ` $E M�e _� Page 16 D. Proposed Landscape Plan(date: 12/9/2019) Q_ °w ;a -77 mw.womom mu�iwzwwrs A•l,.u.m.�..��ea_°mn ^€ l �m"E�'r rxw ._.�..V w�w,ax mows-wuic ww ww=.s�sxs TM wrr�ec�r xn wwrz v �' i 11 5 g m o wmwm owe wm.c wo xr.v m�AZ— 0 ...... �.ma�.ue emrnnnn awv.as wmmw uo xx .gym ©Y Z 8 ELM �z $ Oz LE HUI r j •-o$ O � Wt+w L1.0 Page 17 E. Proposed Conceptual Building Elevations w y� b _ E: i �W E� v.VVATION �ya mq �Sp) a0 zrc os R�z REARREAR E,M� Ww may• i o ----- FR. -----_----- ------ --- -- - ---- -= ai FRONT ELEVATON O6Ys6v^® FRONT ELEVATION --� gcal.vecl'� wU yy �Wdr Et FRONT ELEVATON REAR ELEVATION ��V1+14' m^ _h 62? 04? W F ig =¢ i� O f/l W x e 0 g ON oo < _ - o �EwW FRONT ELEVATION scu<.va,ra� ® ® ae e a REAR ELEVATION s o ex-z Page 18 IX. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION 1. The subject property shall no longer be subject to the terms of the existing Development Agreement(DA) (Inst. #2017-074176)upon the property owner(s) entering into a new agreement. The new DA shall be signed by the property owner(s)and returned to the City within 6 months of City Council granting the subject modification. The new DA shall include the following provisions: a. Future development of this site shall be generally consistent with the preliminary plat, landscape plan and building elevations depicted in the Staff Report attached to Exhibit B, Findings of Fact Conclusions of Law. b. The Owner(s)and/or Developer shall be responsible for all costs associated with the sewer and water service extension. c. The existing home to remain on Lot 10,Block 1 is required to hook up to City water and sewer service within 60 days of it being available to said lot. d. The existing domestic well and/or septic system on Lot 10,Block 1 shall be removed from its domestic service,per City Ordinance 5-7-517,when services are available from the City of Meridian.Wells may be used for non-domestic purposes such as landscape irrigation. e. The Ten Mile Creek shall be improved as necessary and protected during development. The creek shall remain open as a natural amenity and not be piped or otherwise covered. f. A 10-foot wide segment of the City's multi-use pathway system that crosses this site is required to be constructed within a 14-foot wide public use easement in accord with the Pathways Master Plan per the standards listed in UDC 11-3A-8 and 11-313-12C. Submit the easement to the Planning Division with the final plat application for approval by City Council and subsequent recordation. g. If permission can be obtained from the Glacier Springs Homeowner's Association to the west,the developer shall extend and connect the multi-use pathway off-site to the existing pathway which stops short of the property line by approximately 10 feet.If permission cannot be obtained, documentation as such should be submitted(i.e. a letter from the Glacier Springs HOA). h. The Developer shall construct a berm no less than 18-inches tall along the southern boundary of the development with fencing on both sides of the pathway and landscaping between the pathway and fence. The Applicant shall work with the adjacent property owners(Binford's) on an agreeable berm height/placement and enhanced landscaping prior to the Council meeting for presentation at the Council hearing. 2. The preliminary plat included in Section VIII.C, dated 1/3/20, shall be revised as follows prior to submittal of the final plat application: a. Correct the acreage depicted on the plat to be 4.35 instead of 4.26 acres per the legal description in Section VIII.B as verified by the Surveyor. b. The storm drainage pond depicted on Lot 8,Block 1 shall be located in a common Iot rather than a buildable lot. c. Lot 2,Block 2 shall have a minimum street frontage of 60 feet in accord with UDC Table 11-2A-5. Page 19 d. The southern-most accessory structure on Lot 10, Block 1 shall have a minimum 15-foot wide rear setback, or shall be removed,in accord with UDC Table 11-2A-5. e. Note#10: "Lot 2,Block 1 is a common lot to provide access to Lots 3-45, 7-8 and Lot 10,Block 1 to be owned and maintained by the Homeowner's Association." f. The common driveway proposed for access to Lots 12 and 13,Block 1 shall be located within a common lot consistent with the standards listed in UDC 11-6C-3D. g. Revise the"Typical 10' wide multi-use pathway section along Ten Mile Creek"detail on Sheet 1 to reflect 6' wrought iron fencing instead of chain link fencing. h. Lot 2,Block 2 shall be converted from a buildable lot to a common lot. Submit a revised plat(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.D, dated 12/9/19, shall be revised as follows prior to submittal of the final plat application: a. The storm drainage pond depicted on Lot 8,Block 1 shall be located in a common lot rather than a buildable lot. b. A calculations table shall be included on the plan that details the total lineal feet of the multi-use pathway with the required and proposed number of trees to demonstrate compliance with UDC 11-3B-12C; and mitigation information for all existing trees 4" caliper or greater that are removed from the site that require mitigation as determined by the City Arborist, demonstrating compliance with UDC 11-3B-1OC.5. c. A mix of trees, shrubs, lawn and/or other vegetative groundcover shall be depicted in the common lot adjacent to the multi-use pathway in accord with UDC 11-3B-12C.2. d. Graphically depict wrought iron along the rear of buildable lots adjacent to the multi-use pathway in accord with Landscape Note#5 and UDC 11-3A-7A.7a,which requires the Developer to construct fencing abutting pathways and common open space lots to distinguish common from private. Wrought iron fencing, instead of chain link, shall also be provided along the pathway adjacent to the Ten Mile Creek on Lot 11,Block 1 for consistency. e. Correct Landscape Note#6: "Pathway shown shall be constructed of concrete and be-5 10' wide." f. Lot 2,Block 2 shall be converted to a common lot and landscaped in accord with the standards listed in UDC 11-3G-3E. 4. Future development shall be consistent with the minimum dimensional standards listed in UDC Table 11-2A-5 for the R-4 zoning district. 5. Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for single-family detached dwellings based on the number of bedrooms per unit. 6. An exhibit shall be submitted with the final plat application that depicts the setbacks, fencing, building envelope, and orientation of the lots and structures accessed via the common driveway; if a property abuts a common driveway but has the required minimum street frontage and is taking access via the public street,the driveway shall be depicted on the opposite side of the shared property line from the common driveway as set forth in UDC 11- 6C-3D. Solid fencing adjacent to common driveways is prohibited,unless separated by a minimum 5-foot wide landscape buffer. Page 20 7. A perpetual ingress/egress easement for the common driveways shall 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 recorded copy of said easements shall be submitted to the Planning Division prior to or concurrent with submittal of the final plat for the City Engineer's signature. 8. Address signage shall be placed at the public street for wayfinding purposes for homes accessed by common driveways. 9. A public pedestrian easement, as required by the Park's Department, for the multi-use pathway shall be submitted to the Planning Division for the multi-use pathway that runs through this subdivision prior to signature on the final plat by the City Engineer. B. PUBLIC WORKS 1. Site Specific Conditions of Approval 1.1 The street name/address for the existing home to remain in this development will most likely change with the new platting. 1.2 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. Type 1 streetlights are required on E.Victory Road every 200'. 1.3 The preliminary civil plans submitted with this application do not show sewer and water facilities,therefore conceptual review could not be completed. 1.4 No sewer mainlines in common drives, only sewer services(the maximum of three services are allowed into a manhole,with a minimum 30-degrees of angle separation). 1.5 Per the recommendations of the Geotechnical Report submitted with this application; If clay soils are present after crawl space excavation,the contractor shall be required to contract a geotechnical engineer to evaluate the clay soil. Foundations are not to be constructed atop fat, expansive clay soils unless approved by a professional engineer. Removal and replacement of unacceptable soils may be required. Specific recommendations are to be provided to the City of Meridian Building Official for each lot where clay soils are present at the foundation support elevation. 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 Page 21 prepared by an Idaho Licensed Professional Land Surveyor,which must include the area of the easement(marked EXHIBIT A)and an 81/2"x 11"map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted,reviewed, and approved prior to development plan approval. 2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year- round source of water(MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized,the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. 2.6 All irrigation ditches, canals, laterals,or drains, exclusive of natural waterways,intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. 2.7 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B.Whitney at(208)334-2190. 2.8 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections(208)375-5211. 2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated,road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded,prior to applying for building permits. 2.10 A letter of credit or cash surety in the amount of 110%will be required for all uncompleted fencing,landscaping, amenities, etc.,prior to signature on the final plat. 2.11 All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. Where approved by the City Engineer,an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-3B. 2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process,prior to the issuance of a plan approval letter. 2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. Page 22 2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill,where footing would sit atop fill material. 2.18 The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.20 At the completion of the project,the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 2.21 A street light plan will need to be included in the civil construction plans. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting.A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272. 2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount of 125% of the total construction cost for all incomplete sewer,water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20%of the total construction cost for all completed sewer,water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. C. FIRE DEPARTMENT https:llweblink.meridiancity.orglWebLinkIDocView.aspx?id=181403&dbid=0&repo=MeridianC hty D. POLICE DEPARTMENT No comments were submitted E. PARK's DEPARTMENT https://weblink.m eridia n c i ty.ory/WeUink/Browse.aspx?id=181241&dbid=0&1epo=MeridianCit &y cry I Page 23 F. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO(COMPASS) No comments were received. G. NAMPA&MERIDIAN IRRIGATION DISTRICT https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=182430&dbid=0&repo=MeridianC Lty H. CENTRAL DISTRICT HEALTH DEPARTMENT https://weblink.meridiancity.orzlWebLinkIDocView.aspx?id=181355&dbid=0&repo=MeridianC Lty I. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ) https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=181372&dbid=0&r0o=MeridianC hty J. ADA COUNTY HIGHWAY DISTRICT(ACHD) https://weblink.meridianciN.orgJ ebLink/DocView.aspx?id=183001&dbid=0&repo=MeridianC Lty X. FINDINGS A. 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 is in general conformance 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 IXfor more information) Page 24 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. Page 25