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CC - Updated Staff Report for 5-5STAFF REPORT COMMUNITY DEVELOPMENT DEPARTMENT HEARING 5/5/2020 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 #S0530142200 & #S0530142050; NE'/4 of Section 30, TAN., RAE.) C � f1ENDIAl'�T�-�- IDAHO Update: City Council heard this project on March 24`h. At that meeting, Council approved the project consistent with the Commission's recommendation for the buildable lots to be reduced by five (5) to no more than 45 buildable lots, and to have no more than six (6) lots off the cul-de-sac at the east end of the development. They also requested that construction traffic use the existing curb cut via Locust Grove Rd. for as long as possible to keep construction traffic off existing streets in adjacent subdivisions. The Applicant was not in agreement with revising the plat per the Council's decision and requests Council consideration of a revisedplat that depicts the following changes: 1) a reduction in buildable lots from 50 to 33 resulting in larger buildable lots and a reduction in gross density from 5.08 to 3.38 residential units per acre; 2) removal of the perimeter common area and loop pathway along the north & south boundaries resulting in a decrease in qualified open space from 1.62 acres (16.6%) to 1.01 (10.3%); change in amenities from a pathway and community garden to children's play equipment; and change from single -level patio homes to 1- and 2 -story typical detached homes. The project was re - noticed at the direction of the City Attorney and the staff report has been updated consistent with the proposed revised plat. I. PROJECT DESCRIPTION Annexation of 10.03 acres of land with an R-8 zoning district; and preliminary plat consisting of -50 33 building lots and -7 4 common lots on 9. 75 acres of land in the R-8 zoning district. Page 1 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 Details 9.75 RUT in Ada County (existing)/R-8 (proposed) Medium Density Residential (MDR) (3-8 units/acre) Single family residential (SFR) rural/agricultural SFR 5033 SFR buildable lots/ -74 common lots 1 phase 5033 detached SFR homes 5-."3.38 units/acre (gross); 6444_6 units/acre (net) 1.01 acres (or 4" 10.3%) Path..,.,.,eenm-mnity garden tot lot with children's pl equipment Physical Features (waterways, NA hazards, flood plain, hillside) Neighborhood meeting date; # of 10/21/19; 28 attendees attendees: History (previous approvals) None B. Community Metrics Description Details Page Ada County Highway District • Staff report (yes/no) Yes (draft) • Requires ACHD Commission No Action (yes/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 Page 2 Description Details Page • 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 -5833 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 allowed into a manhole, with a minimum 30 -degrees of angle separation). Water • Distance to Water Services Directly adjacent • Pressure Zone 2 • Estimated Project Water -5933 SFR building; 74other lots ERU's • Water Quality None • Project Consistent with Water Yes Master Plan • Impacts/Concerns Terminate the water main at the cul-de-sac in E. Azan Street with a fire hydrant. Water services only in the common drives, not water mains. Page 3 Lill Project Lac❑ f -n NV -4-1-1 L I I TTTTfilT- „ I I L-1 PIVM l11Ail 'C . HINDE 14' ,111 :■= �� �` ���!• �r'-� rm■ rLL,.. •I�In !a _. _.. > . 1 11 ■�� i 1111 ■�■ _ i — ■wglll mom S iL'A Y' _ IR l 01 �71111111lG ..at �! H� Sol FF' f' _ Lill Project Lac❑ f -n NV -4-1-1 L I I TTTTfilT- „ I I L-1 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 LIMB MI I [y Ie04 Planning & Zoning City Council Posting Date Posting Date Notification published in newspaper 1/31/2020 3/6/2020 & 4/17/2020 Notification mailed to property owners within 300 feet 1/28/2020 3/3/2020 & 4/14/2020 Applicant posted public hearing notice on site 2/4/2020 3/13/2020 & 4/16/2020 Nextdoor posting 1/28/2020 3/3/2020 & 4/14/2020 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 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 4-.Q1.01 acres (or 4"10.3%) of qualified open space, which slightly exceeds the minimum standards listed in UDC 11 -3G -3 -by 6670. • "Require all new development to create a site design compatible with surrounding uses Page 5 through buffering, screening, transitional densities, and other best site design practices." (3.07.01A) The proposed site design provides similar lot sizes and densities as abutting residential developments to the north, south and west. • "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. 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 5033 single-family residential buildable lots and -7 4 common lots on 9.91 acres of land in the proposed R-8 zoning district. The minimum lot size proposed is 44,64- 7,525 square feet (s.f.) with an average lot size of 4,692 9,474 s.f.; the gross density is 549 3.33 units/acre with a net density of 644 4.6 units/acre. The subdivision is proposed to develop in one phase. .s . 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. Page 6 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 L� L-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 frontaget fOF hot 20, Bloek 2, which should have R MiRiMUM StFeet f0ontage 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 arethfee is one (31) 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 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 11-30): 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 revised parking plan was submitted that depicts the number of available on -street parking spaces; a total of 3-7 50 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 e D__`___'J_ 467__"_1) "-'- --------, -- -'- ----"-'`- d__ I'-- - -'--------"- ---- -1--- t4ans that the eommon driveways sefve a dual purpose (i.e. dAveway/pathway) and are part of the pathway loop. Page 7 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; a landscape strip should be provided between the curb and sidewalk/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 buffer is proposed. A 31-533- foot wide common lot is depicted on the plat; the property line and future curb location should be added to the landscape plan. Ther rod number of trees per- UDC sta-ad fds 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 liaeal feet of pathways with the Fequifed and proposed numbef Of trees Should be 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 to demonstrate compliance with UDC standards. There is a large number of existing trees on this site that are proposed to be removed as depicted on the landscape plan (see sheets 3 & 4). Mitigation is required for all existing trees 4-inch caliper or greater that are removed from the site with equal replacement of the total calipers lost on site up to an amount of 100% replacement as set forth in UDC 11-313-1OC.5. The Existing Trees table on the landscape plan depicts a total of 638 caliper inches being removed from the site. The Applicant should contact the Matt Perkins, the City Arborist, to perform an inspection of all existing trees on the site to determine mitigation requirements. Qualified Open Space (UDC 11-3G1: 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 (9.75 acres), a minimum of 0-.990.98 of an acre of common open space should be provided. The Applicant proposes 442 1.01 acres (or 410.3%) of qualified open space consisting of proposed two (2) large common areas over 50'x 100' in size (Lots 1 and 16, Block band 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 (9.75 acres), a minimum of one (1) qualified site amenity is required to be provided per the standards listed in UDC 11-3G-3C. , a Fese gar-den with a stone sit4ing beneh and a medit4ien gar-den with a bubbling Feek a-ad a st Page 8 eh e A tot lot with play equipment is proposed as an amenitiesy in exeess of the in accord with UDC standards (see detail in Section VIII.D). 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 -U: 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 ., n . ght :, ., f .,,.inn is proposed a4 the rear of lots .,long the ,,,.l4 a a „4h b,.,mda f es of the subdivision. Fencing should be depicted abutting patkWays 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 story in height are a mix of single level and 2 -story structures with a variety and mix of finish materials with stone/brick veneer accents; some nits may have a seeend leve i ei+us r-oefn b '* development are limited to 25 feet in height to essentialty r-estr-iet homes to a single story with a bonus room built into the r-oof str-uetur-e with no windows f4eing the Fear- yar-d. 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 Munzer 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. Ke,, issue(s) testimony Page 9 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 maybe 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 surrounding developments; f. Concern pertaining to difference in elevation of the subject propertypared 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,, issue(s) 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.2c). 5. Outstanding issue(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 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 l�I3 ) C. The Meridian Citv Council heard these items on March 24. 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: Dean Waite, Todd Campbell Construction; Steve Rutherford b. In opposition: None C. Commenting: Tyler Rountree; Joyce Little d. Written testimony: Brandon Morse, Carl Patten, Judy Calle. Joe & Lea Saccoman, Traci Servatius. Albert & Marilyn Castagnola. John & Pam Marsh. Ryan Moore. Craig Telford, Paul Silva. Rodney & MJ Bates e. Staff presenting application: Sonya Allen f. Other Staff commenting on application: None 2. Key issue(s) of public testimony: a. Several residents of The Reserve Subdivision submitted letters in support of the proposed development; Page 10 b. Concerns pertaining to traffic impact on their neighborhoods resulting from traffic from this development without an access via Locust Grove: opinion Meridian needs to deal with its existing infrastructure & taxation before approving any more developments which result in overcrowded schools, roads and wastewater systems: and preference for R-4 instead of R-8 zoning to reduce the number of lots and subsequent traffic. c. In support of proposed development but concerned about traffic impact on adjacent developments and request for construction traffic to use existing curb cut from Locust Grove Rd.: d. In support of proposed development but would prefer R-4 zoning and a reduction in the number of building lots as recommended by the Commission: and e. Concern pertaining to not enough on -street parking available within the development with the smaller lots proposed. 3. Key issue(s) of discussion by City Council: a. Concern pertaining to adequacy of the area for trash carts for homes at the east end of the cul-de-sac on trash pick-up day: b. The Commission's recommendation for a reduction in the number of buildable lots to no more than 45 with no more than 6 lots off the cul-de-sac at the east end of the development and the Applicant's response to not reduce the number of buildable lots as requested. C. Supportive of resident's request for construction traffic to access the site via the existing curb cut from Locust Grove Rd. 4. City Council change(s) to Commission recommendation. a. City Council upheld the Commission's recommendation for the number of buildable lots to be reduced by 5 to no more than 45 buildable lots and to have no more than 6 lots accessed off the cul-de-sac at the east end of the site: and. b. City Council included a requirement for construction traffic to access the site via the existing curb cut from N. Locust Grove Rd. for as long as possible. Page 11 VIII. EXHIBITS A. Annexation Legal Description & Exhibit Map B & A Engineers, Inc. Consulting Engineers & Land Surveyors 5505 West Franklin Rd. Boisc, 113 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 Fast, Boise Meridian, Ada County, Idaho, tieing more particularly described as follows: Commencing at the North Quarter Corner of said Section 34; thence N89°47'04"E, 2,634.40 feet along the North line of Section 30 to the Northeast Quarter Corner; thence SOW -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'W W, 25,00 feet to the westerly right-of-way of N. Locust Grove Road; Thence S89"43'08"W, 1,287.58 feet along the northerly boundary of Madelynn Estates Subdivision to the southeast corner of Arcadia Subdivision; Thence N40°14'34"E, 333.46 feet along the easterly boundary of Arcadia Subdivision to the southwest corner of Reserve Subdivision No. 2; Thence N99046'49"E, 1,2138.20 feet along the southerly boundaries of Reserve Subdivision No. 2 and The Reserve Subdivision to the westerly right-of-way of N. Locust Grove Road; Thence N89046'49"E, 25.44 feet to the easterly boundary of said Section 30 and the centerline of N. Locust Grove Road and the Point of Beginning. Comprising 10.43 acres, more or less. Page 12 Sc Allmon Subdivision Annexation Map 19 1s �o 2Fi34A0' 30 29 l .r,atu I-ap 9y Annexation Map For: Allman Subdivision u 4 1 1 BEING S1111ATE IN THE SOUP HEST QUARTER OF THE NORMUM QUARTER OF SECTION 30, TOHWSHF 4 NORTH, RANGE 1 FAST, 9 B&A Enginem, Inc. � o� �� ��BDISL IJEPJDM, CFFY OF MERIDLON, Ewe_ ewe 21 NOYDABB 2819 Page 13 I 7 z B. Preliminary Plat (date: 11/6/19 344402-0 4/30/2020) Page 14 I YMMUM Uk� -------------- Page 14 I C. 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Qualified Open Space Exhibit & Detail of Site Amenity Allmon Subdivision Revised Open Space Plan 2. w ;, 17 ALT F �. a i � 7 O ou NO ®4 O c A L p _ I N89'43'081 1 287 84' ems°°cam'""" I I I T I v�m�•w^ °w+�°P�,wp I � I BLOCK -LOT f COMMON LOT AREA 5F COMMON DRIVE AREA 5F OUNJFAING 1ANBSWE AREA 5F NON-08NJF11NG UNOSCME AREA SF 1-1 11,117 SF N/A 11.117 SF 0 1-16 26.920 SF N/A 20,534 5F 5.186 5F 1-21 1.491 SF N/A 0 1.491 F sk I-IANOSWE STRIP 8,099 SF N/A 8A99 SF 0 I-ORNEWAV' 2,526 SF N/A D 4,526 ESF MPV 2-1 1,491 SF N/A O 1,491 5F 2-12 J.W2 5F 3,02] SF N/A N/A NORTH 2-L1N050APE STRIP 4,161 SF N/A 4,151 SF 0 D 100 PW 2-DRNEWA15A 1,7'2 SF N/A 9 1,762 5F 511RTOTAL 59,699 IF 1,023 RE 43,911 IF 12,756 SF HOR12CNTAL SCALL 1'=IDO' PERCENTAGE 14.0% 0.71" 10.31" 9.3% TOTAL SUWMSION MFA 424,422 SF HOME DRIVEWAYS AND COMMON DRNE HAVE BEEN DELETED FROM THE LkSTRIP FROM WK -OF -CURB TG PROPERTY LINE Page 19 Age Range: 5-12 years Child Capacity: 25-32 Fall Height: 84" Post Diameter_ 3.5 -inch Product Type: Quick Ship Safety Zone: 31'11" x MIS" E. On -street Parking Plan REVISED MMC1 9b{ PUCCUKE IAM rrfstFrrT+L ICRP IANSCAPi➢ ORN SIRWE MM LM f3} a7i 7}}y 7.•S COMM ,drr C01N}I LIX 4.1R It SM Ujrf7R : NR NOK I,MM Cox =%=DX- 413 442 I� +34 M VMDSCM y1A1P -0.14 -I.}R T_M. OPUr SpWT Mn }n1 1d1! Allmon Subdivision Parking Plan r N[mpllYa [DIS 35 PEN O5FW NFA A Ii 5�'FG'50'1! 1,313 Page 20 vy vy 5'J V 0 (D Q (D V ri"1 1 ry 1sJ ' LiQ d • y --Y - `` / O 4 a o a fl O Q 0 0 0 0 a •. N89'43'U6'E 1.312.88' Pl SnEL7 7aioir, sse�mmr.aam ri Y 1- Y Iia' ii5' Y I' S' >r 71 �~Y nuM ur n•+1 ur��Y F. 9' 5' 3�Oi W' ' 3.DAQ Y.wnun�� �+W �d bla twrrrs ila.s� as 1Ad lem - a' inHb••n f 66ar b - Ir f P 7 1j2 a gwwq .prrw.iel rmne•a awlq -7w rrr•i3P.tA. BrM errM - N o"+ yr 1S AL ��. 65If C 1KSaM1 M5. ' pq 11aPr •reNn �. qWd e.9 w.l OAr w mw Keomm �" `'107 Cid•wd •rCrf aC. `1 Typical Street Cross -Section wFl�l�r•la' o-�"'S m•1�. i RT.. WM SNOMAA FIX NRR WIM =TRLKTDL 5M IM 5D -Ml -A. HN 14 F.Au Page 20 F. Conceptual Building Elevations REVISED 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 eeffstnaeted iff this d&velepmefft shall be limited to 25 feet iff height to aeeemmedate a single stefy with a bonus room built into the Foof stmetur-c-, 2. The preliminary plat included in Section VIII.A.2, dated "'� 4/30/2020, ^h^" W —4-1 as follows r r to s4mi#al of the final pla4 ^ pliea4i is approved as submitted. a. Let 20, Bleek 2 shall have a minimum stfeet frontage of 30 Submit a revkedplaif (an d eleet-twitie eopy) to Me Planning Division at least 10 days prior - to the City Gouneil hearing, 3. The landscape plan included in Section VIII.A.3, dated 1 2 4 ° 3 1, 040W 4/7/2020, 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. Leetist &eve 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 a -Rd along eoramen driveways where pathways are proposed) set foi4hi Tzrr vPC 11 3B 12G7 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 or vegetative groundcover as set forth in UDC 11 -3B -5N (i.e. parkways, landscape strip between curb and pathway along Locust Grove Rd., etc.). Page 22 e. Depict the eastern property boundary of the subdivision and the future curb location along N. Locust Grove Rd. and a landscape strip between the curb and detached pathway/sidewalk. £ Correct the "existing fence to remain on north, south and east west sides" note. 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. h. Rete the &Afa prepertyline onrbet30 and 31, Week 1. i. Mitigation is required for all existing trees 4 -inch caliper or greater that are removed from the site with equal replacement of the total calipers lost on site up to an amount of 100% replacement as set forth in UDC 11 -3B -10C.5. The Existing Trees table on the landscape plan depicts a total of 638 caliper inches being removed from the site. The Applicant shall contact the Matt Perkins, the City Arborist, to perform an inspection of all existing trees on the site to determine mitigation requirements. Mitigation information shall be depicted on the plan. j. The landscape plan shall be prepared by a landscape architect, landscape designer or qualified nurseryman per UDC 11 -3B -3C. 4. Future development shall be consistent with the minimum dimensional standards listed in UDC Table 11-2A-6 for the R-8 zoning district. 5. Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for single-family detached dwellings based on the number of bedrooms per unit. 6. An exhibit shall be submitted with the final plat application that depicts the setbacks, fencing, building envelope, and orientation of the lots and structures accessed via the common driveway; if a property abuts a common driveway but has the required minimum street frontage and is taking access via the public street, the driveway shall be depicted on the opposite side of the shared property line from the common driveway as set forth in UDC 11- 6C -3D. 7. IA4ier-e pathways loop flffeugh eewAnen dFive shall be provided to noti pedestrians that the eenamen driveways serve a dual pt"ese (i.e. dr-iveway�pathway) and are -- pa# of the pathway loop. B. PUBLIC WORKS 1. Site Specific Conditions of Approval 1.1 T-efminate the water- main a4 the eul de sae in E. Azzan St -Feet with a fire hydr-an4. Wa4e 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 Page 23 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 (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 Page 24 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 I -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 Page 25 https: //weblink. meridiancily. org/WebLink/Doc View. aspx?id=181294&dbid= 0&repo=MeridianC iv D. POLICE DEPARTMENT https: //weblink. meridiancity. org/WebLinkIDocView. aspx?id=181803&dbid= 0&repo=MeridianC Lty E. PARK'S DEPARTMENT https: //weblin k. m eridia n c i ty. org/WeUink/Doc View. aspx?id= 183118&dbid= 0 & rep o = Meridia n C hty F. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO (COMPASS) No comments were received. G. SETTLER'S IRRIGATION DISTRICT https://weblink.meridianciU.orgj ebLink/DocView.aspx?id=181790&dbid=0&repo=MeridianC iv H. NAMPA & MERIDIAN IRRIGATION DISTRICT https://weblink.meridianciN.orgj ebLink/DocView.aspx?id=182254&dbid=0&repo=MeridianC iv I. CENTRAL DISTRICT HEALTH DEPARTMENT https: //weblink. meridiancioy. orkIWebLinkIDocView. aspx?id=181354&dbid= 0&repo=MeridianC J. DEPARTMENT OF ENVIRONMENTAL QUALITY (DEQ) https: //weblink. meridiancioy. org/WebLink/Doc View. aspx?id=181375&dbid= 0&repo=MeridianC hty K. ADA COUNTY HIGHWAY DISTRICT (ACRD) https:llweblink.meridianciiy.or zlWebLinkIDocView.aspx?id=183002&dbid=0&repo=MeridianCi ty 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; Page 26 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. 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 Staffs recommendations, is in substantial compliance with the adopted Comprehensive Plan in regard to land use, density, transportation, and pedestrian connectivity. (Please see Comprehensive Plan Policies in, Section V of this report for more information) 2. Public services are available or can be made available and are adequate to accommodate the proposed development; 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) 5. The development will not be detrimental to the public health, safety or general welfare; and, Page 27 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 28