The URL can be used to link to this page

PZ - REVISED STAFF REPORT ( pertaining to emergency access) 5-7 STAFF REPORT C�I w IDIAN -- COMMUNITY DEVELOPMENT DEPARTMENT .►A H O HEARING 5/7/2020 legend DATE: ��Project Lacfl�ian TO: Planning&Zoning Commission FROM: Sonya Allen,Associate Planner - 208-884-5533 Bruce Freckleton,Development Services Manager 208-887-2211 SUBJECT: H-2020-0012 Cedarbrook Subdivision LOCATION: 4185 S. Linder Rd. (Parcel #51226417250,in the SE 1/4 of Section 26, T.3N.,R.1 W.) o I. PROJECT DESCRIPTION Annexation of a total of 118.58 acres of land with R-2 (9.48 acres),R-4(65.45 acres) and R-8 (43.66 acres) zoning districts; and,Preliminary Plat consisting of 330 buildable lots, 38 common lots and 4 other lots on 118.58 acres of land in the proposed R-2,R-4 and R-8 zoning districts. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 118.58 Existing/Proposed Zoning RUT in Ada County(existing)/R-2,R-4 and R-8(proposed) Future Land Use Designation Medium Density Residential(MDR)(3-8 units/acre) Existing Land Use(s) Single-family rural residential/agricultural Proposed Land Use(s) Single-family residential(SFR) Lots(#and type;bldg./common) 330 SFR buildable lots/38 common lots/4 other lots Phasing Plan(#of phases) 1 7 phases Number of Residential Units(type 330 detached SFR homes of units) Density(gross&net) ml 2.78 units/acre(gross);4.4 units/acre(net) Open Space(acres,total 20.30 acres(or 17.6%) [%]/buffer/qualified) Amenities Swimming pool,pool house,children's play equipment,pathways,multi- purpose sports court,benches and covered shelters Physical Features(waterways, NA hazards,flood plain,hillside) Page 1 Description Details Page Neighborhood meeting date;#of 8/29/19;48 attendees attendees: History(previous approvals) None B. Community Metrics Description Details Page Ada County Highway District • Staff report(yes/no) Yes(draft) • Requires ACHD No Commission Action (yes/no) Access One(1)access(Cedarbrook Dr.)is proposed via S.Linder Rd.,an arterial street, (Arterial/Collectors/State with a dedicated southbound right-turn lane on Linder at Cedarbrook Dr.Linder Hwy/Local)(Existing and Rd. is currently improved with 2 travel lanes, 22'ofpavement&no curb,gutter Proposed) or sidewalk abutting the site. Traffic Level of Service A Traffic Impact Study(TIS)was prepared for this development. Linder Rd.—Better than"E"(acceptable level of service) Amity Rd.—Better than"B"(acceptable level of service) Stub Stub streets are proposed to adjacent properties for future extension as depicted on Street/Interconnectivity/Cross the plat. Access Existing Road Network No existing streets within the site and no stub streets to the site;Linder Rd. exists along east boundary Existing Arterial Sidewalks/ There are no existing buffer or sidewalk along S.Linder Rd.at the east boundary Buffers of the site. Proposed Road Improvements Capital Improvements Plan(CIP)/Integrated Five Year Work Plan(IFYWP): • The intersection of Amity Road and Ten Mile Road is scheduled in the IFYWP to be reconstructed as a multi-lane roundabout with 2-lanes on the north leg,2-lanes on the south, 2-lanes east,and 2-lanes on the west leg and will include Ten Mile Bridge#1182 in 2021. • Linder Road is listed in the CIP to be widened to 3-lanes from Amity Road to Victory Road between 2031 and 2035. • Linder Road is listed in the CIP to be widened to 5-lanes from Victory Road to Overland Road between 2021 and 2025. • The intersection of Amity Road and Linder Road is listed in the CIP to be reconstructed as a single-lane roundabout with a westbound right-turn bypass lane with 3-lanes on the north leg, 2-lanes on the south, 3-lanes on the east, and 2-lanes on the west leg between 2031 and 2035. • The intersection of Victory Road and Linder Road is listed in the CIP to be reconstructed as a single-lane roundabout with 2-lanes on the north leg, 2-lanes on the south, 2-Vanes on the east and 2-lanes on the west leg between 2021 and 2025. Fire Service • Distance to Fire Station 1.9 miles • Fire Response Time 3:00 minutes(under ideal conditions from nearest station-Fire Station#7can meet response time goals• Resource Reliability Target goal of 80%or greater—current reliability unknown as Station#6 opened • Risk Identification 2—current resources would not be adequate to supply service • Accessibility Project and emergency access plan 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. Page 2 Description Details Page • 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 • Distance to Police 4.5 miles Station • Police Response Time Approximately 5 minutes from Police Dept.;response time goal for emergencies is 3-5 minutes. • Calls for Service 0(within a mile of site) • %of calls for service Meridian Police Department-[edarbrook Subdivision split by priority Location of new developl—rr+ -+ Corner of 5 Linder Road 8 W Amity Road Time Frame- 02/02/2019-01/3I/2020 Level of Service(LoS)-Delivered By Reporting District(RD•M766/AIISI Galls far SaVles ICFS]:Respome Timm_ Dispatch to Arrival(all units) Average Response Times by Priority: 'City of Meridian' Priarrry 3 3:49 Priority 2 7:09 Prrority I 10:34 Average Response Times by Priority' All 15'• Priority 3 5:05 PnMry 2 6:54 Priority 1 6:47 Calls for Service (CFS);Calls occurring In RD'A115" CF5 Count Total ig %of Call s for Servic a split by P r lority I n'A 115' %of P3 CFS 0.0% *of P2 CFS 93.8% %of PI CFS 6.3% Y.of PO CFS 0.0% Crime Count TaUd 0 "Crash Count Total 6 • Accessibility No concerns • Specialty/resource needs • Crimes 0(within a mile of site) • Crashes 0(within a mile of site) • Other Although located near the edge of City limits,service can be provided if this development is approved—no outstanding issues. West Ada School District • Distance(elem,ms,hs) Enrollment capacity Miles ioeu.to Schaol3 Mary McPherson Elementary" 556 500 1.9 Victory Middle School 969 1000 1.8 Meridian High School 1965 2400 5.0 • Capacity of Schools • #of Students Enrolled Wastewater • Distance to Sewer This proposed development falls within the Interim Southwest Sewer Phasing Plan Services as developed by the Meridian Public Works Department. As such,it will require the construction of a temporary sewer lift station,trunk line,and pressurized sewer force main. • Sewer Shed Ten Mile Trunk Shed • Estimated Project Sewer 330 building lots ERU's • WRRF Declining 13.83 Balance Page 3 • Project Consistent with Yes—Within the Interim Southwest Phasing Plan WW Master Plan/Facility Plan Water It • Distance to Water Directly adjacent Services • Pressure Zone 5,and potentially future zone 4 • Estimated Project Water 330 building lots ERU's • Water Quality None • Project Consistent with Yes Water Master Plan • Impacts/Concerns None C. Project Area Maps Future Land Use Map Aerial Map (fLegend 0 (fLegend J Project Lccai�ar ( Project LaeaSm 1 ■ Lac mf Me-dium RJ�id Density Residential_ j KW N Nk Page 4 Zoning Map Planned Development Map (f -non R- -8 0 Leg-end 0 --' Proyeoi Lacaon RU, letNojeot Laca-ion R1 '-i Cffyr Lirnrh� � R R•8 — Planned Parcels i R-4 ` RUT r R-8 1 RUT R ' r R-4 , RUT- A R-2-RUT o III. APPLICANT INFORMATION A. Applicant: Toll Southwest, LLC—3103 W. Sheryl Dr., Ste. 100,Meridian,ID 83642 B. Owner: Larry&Marianne Williams Family Foundation—PO Box 8126,Meridian, ID 83707 C. Representative: Sabrina Durtschi—Toll Brothers, 3103 W. Sheryl Dr., Ste. 100,Meridian, ID 83642 IV. NOTICING Planning& Zoning City Council Posting Date Posting Date Notification published in newspaper 4/17/2020 Notification mailed to property owners within 300 feet 4/14/2020 Applicant posted public hearing notice on site 4/22/2020 Nextdoor posting 4/14/2020 V. COMPREHENSIVE PLAN ANALYSIS(Comprehensive Plan) The Future Land Use Map(FLUM)contained in the Comprehensive Plan designates this property as Medium Density Residential(MDR). Page 5 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: • "Encourage a variety of housing types that meet the needs, preferences, and financial capabilities of Meridian's present and future residents."(2.01.02D) The proposed medium density single-family detached homes will contribute to the variety of residential categories in the City; however, there is no variety in housing types proposed within the development. • "Permit new development only where it can be adequately served by critical public facilities and urban services at the time of final approval,and in accord with any adopted levels of service for public facilities and services."(3.03.03F) City water service is available and can be extended by the developer with development in accord with UDC 11-3A-21. Sanitary sewer service can be made available via the interim southwest phasing plan approved by the Public Works'Department and City Council. This will require the Developer to construct a temporary lift station, trunkline and off-site force main to an existing discharge point. • "Avoid the concentration of any one housing type or lot size in any geographical area;provide for diverse housing types throughout the City."(2.01.01 G) Only one housing type is proposed in this development(i.e. single-family detached); a range of lot sizes are proposed ranging in size from 4,828 to 23,897 with an average of 9,814 square feet(sf.) which will accommodate a variety of housing styles consisting of 1-and 2-story units. Staff recommends a variety of housing types are proposed(i.e. single-family attached,2-family duplex, townhouse). • "Encourage compatible uses and site design to minimize conflicts and maximize use of land." (3.07.00) The proposed single-family residential development and site design with large lots provided at the west and south boundaries as a transition to adjacent rural parcels should be compatible with existing residential uses. Transitional zoning(i.e. R-2) is also proposed at the west boundary. • "With new subdivision plats,require the design and construction of pathway connections, easy pedestrian and bicycle access to parks, safe routes to schools,and the incorporation of usable open space with quality amenities." (2.02.01A) The proposed plat depicts a total of 20.74 acres (or 17.501o) of qualified open space, much of which is usable, and quality amenities consisting of a swimming pool, multi purpose sports court,pathways, children's play equipment and shade structure with benches.A future City park is planned approximately a half mile to the east. Because this site is located in a rural area, there are no sidewalks along Linder Rd. that will provide safe pedestrian and bicycle access to schools. For this reason, Staff recommends the detached sidewalk along the project's entire frontage adjacent to S. Linder Rd. is installed with the first phase of development. • "Ensure development is connected to City of Meridian water and sanitary sewer systems and the extension to and through said developments are constructed in conformance with the City of Meridian Water and Sewer System Master Plans in effect at the time of development."(3.03.03A) The proposed development will connect to City water and sewer systems; services are proposed to be provided to and though this development in accord with current City plans. • "Maximize public services by prioritizing infill development of vacant and underdeveloped parcels within the City over parcels on the fringe."(2.02.02) Page 6 The proposed project is located on the fringe of the City and will require extension of City services and the construction of an interim lift station, trunkline and an off-site force main in order to provide service on the west side of S. Linder Rd. • "Require urban infrastructure be provided for all new developments, including curb and gutter, sidewalks,water and sewer utilities."(3.03.03G) Urban sewer and water infrastructure and curb, gutter and sidewalks is required to be provided with development as proposed. • "Annex lands into the corporate boundaries of the City only when the annexation proposal conforms to the City's vision and the necessary extension of public services and infrastructure is provided." (3.03.03) The proposed development plan is consistent with the City's vision in terms that medium density residential uses are proposed; however, only one housing type is proposed rather than a mix of housing types as desired. Public services and infrastructure are proposed to be provided. • "Require collectors consistent with the ACHD Master Street Map(MSM), generally at/near the mid- mile location within the Area of City Impact."(6.01.03B) The MSM depicts collector streets along the north and west boundaries of this site at the mid-mile. A collector street is proposed through the site from S. Linder Rd. to the project's north boundary in accord with the MSM. Because there is a newly constructed home and large shop on the adjacent property to the west at the northwest corner of the site, the Applicant proposes the east/west collector street is provided a little further to the north rather than on this site-ACHD and City Staff agrees. Because low density residential uses are planned to the west,ACHD Staff, at the recommendation of City Staff, recommends a modification to the MSM to remove the north/south collector street south of the east/west collector along the project's west boundary as only a local street is needed in this location. • "Slow the outward progression of the City's limits by discouraging fringe area development; encourage development of vacant or underutilized parcels currently within City limits."(4.05.03B) The proposed project is in the City's `fringe"area; therefore, it's not a priority area for extension of City services and development. Staff believes the proposed development plan is generally consistent with the vision of the Comprehensive Plan in regard to land use, density and transportation if a variety of housing types(i.e. single-family attached,2-family duplex, townhouse)are provided as recommended by Staff. With the addition of more dense housing types, the density of the development will increase which will be more consistent with that desired in the MDR designation. VI. UNIFIED DEVELOPMENT CODE ANALYSIS(UDC) A. Annexation & Zoning: The proposed annexation area consists of one parcel of land designated on the Comprehensive Plan Future Land Use Map(FLUM)as Medium Density Residential(MDR). The proposed use(single-family detached dwellings) at a gross density of 2.78 units per acre and zoning(R-2,R-4 and R-8)is in general conformance with the MDR FLUM designation. However, due to the large size of the proposed development, Staff recommends a variety of housing types (i.e. single-family detached,single-family attached,2-family duplex and/or townhomes)is provided in order to provide diversity in housing types in this area as desired in the Comprehensive Plan. Page 7 The annexation area is on the periphery of the City; the only City annexed land currently on the west side of S. Linder Rd., south of I-84,is a mile to the north. The property 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 330 single-family residential buildable lots, 38 common lots and 4 other lots for common driveways on 118.58 acres of land in the proposed R-2,R-4 and R-8 zoning districts. The minimum lot size proposed is 4,828 square feet(s.£)with an average lot size of 9,814 s.f.;the gross density is 2.78 units/acre with a net density of 4.4 units/acre. The subdivision is proposed to develop in seven(7)phases as depicted on the plat(see Section VIII.B). Existing Structures/Site Improvements: There is an existing home and accessory structures on the site that are proposed to be removed with development. All existing structures should be removed prior to signature on the final plat by the City Engineer. Proposed Use Analysis: Single-family detached dwellings are listed as a principal permitted use in the R-2, R-4 and R-8 zoning districts in UDC Table 11-2A-2. Dimensional Standards (UDC 11-2): Development of the subject property is required to comply with the dimensional standards listed in UDC Table 11-2A-4, 11-2A-5 and 11-2A-6 for the R-2,R-4 and R-8 zoning districts respectively. Block length is required to comply with the standards listed in UDC 11-6C-3F. Block faces should not exceed 750' in length without an intersecting street or alley unless a pedestrian connection is provided, then the block face may be extended up to 1,000' in length. The face of Block 1 on the west side of W. Silverberry St.is 1,000'+/-and does not contain a pathway or intersecting street or alley—the plat should be revised to comply with this standard. Subdivision Design and Improvement Standards(UDC 11-6C-3) Development of the subdivision is required to comply with the subdivision design and improvement standards listed in UDC 11-6C-3, including but not limited to streets, common driveways and block face. There are four(4) common driveways proposed; such driveways should be constructed in accord with the standards listed in UDC 11-6C-3D. A perpetual ingress/egress easement 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. 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. Address signage should be provided at the public street for homes accessed via common driveways for emergency wayfinding purposes. Access(UDC 11-3A-3) One(1)collector street(W. Cedarbrook Dr.) and two(2) emergency only accesses are proposed via S. Linder Rd.;two (2) stub streets are proposed at the north and one(1) stub street is proposed at the Page 8 southwest boundary of the site for future extension in accord with UDC 11-3A-3. Each phase of development is proposed to have two (2) accesses for emergency services;the access from the north via Victory Rd. will be constructed with the first phase of development per the proposed emergency access plan approved by the Fire Department. Because S.Brook Land Ave.is proposed to stub at the north boundary and is longer than 150' without a Fire Department approved turn around,the Fire Dept.requests a Type III barricade is placed at the intersection of S.Brook Land Ave. and W.Twin View St.to prevent access until the street is extended in the future. The construction drawings should be revised to include this change. Staff has concerns about the location of the stub street(W. Green Gables Ct.)to the narrow(80'+/-) parcel(#51226417350) at the north boundary of the site and the redevelopment potential of that parcel and the associated parcel under the same ownership(Kruse) at the northeast corner of the site. Specifically,if this property and the property further to the north(Parcel#51226142251) develops without these parcels,what development potential for this property remains? Staff encourages this developer to work with the Kruse's to see if they're interested in redeveloping their property and possibly including it in the subject development plan. Staff recommends the Applicant submit a concept plan showing how this area could possibly redevelop with the current plat configuration or,revise the configuration of the plat in this area to better integrate with these parcels for future development. Transportation: The existing roadways in this area are rural in nature. There are no roadway improvements planned in this area until between 2031-2035 when Linder Road is planned to be widened to 3-lanes from Amity Rd. to Victory Rd. and the Amity Rd. &Linder Rd. intersection is planned to be reconstructed. Linder Rd.between Victory Rd. and Overland Rd. is planned to be widened to 5-lanes and the Victory Rd. and Linder Rd. intersection is planned to be reconstructed between 2021 and 2025. 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 segment of the City's multi-use pathway system along the north side of the Calkins Lateral. The Applicant has worked with the Park's Dept.pathway coordinator on an alternate location for the pathway through the common areas within this development;two(2)pathway connections are proposed from the sidewalk along S. Linder Rd.which conjoin and extend as one to the north boundary generally in alignment with the collector street. The pathways are required to be placed in a 14-foot wide public pedestrian easement. Other micro-path connections are also proposed for pedestrian interconnectivity and access to common areas within the development. All pathways shall be constructed in accord with the standards listed in UDC 11-3A-8 and landscaping shall be provided on either side of the pathways as set forth in UDC 11-311-12C. Sidewalks(UDC 11-3A-1 : Detached sidewalks are proposed along internal streets and within the street buffer adjacent to S. Linder Rd. in accord with the standards listed in UDC 11-3A-17. Parkways (UDC 11-3A-1 n: Eight-foot wide parkways are proposed adjacent to all streets and are required to be constructed in accord with the standards listed in UDC 11-3A-17 and landscaped in accord with the standards listed in UDC 11- 3B-7C. Page 9 Landscaping(UDC 11-3B1: A 25-foot wide street buffer is required adjacent to S. Linder Rd., an arterial street, landscaped per the standards listed in UDC 11-3B-7C. A 33-foot wide buffer is proposed with landscaping in accord with UDC standards. As noted above, Staff recommends the detached sidewalk along the project's entire frontage adjacent to S.Linder Rd.be installed with the first phase of development to ensure pedestrian safety along the arterial street. Parkways are required to be landscaped in accord with the standards listed in UDC 11-3B-7C. Landscaping is proposed in accord with UDC standards. Landscaping is required along all pathways in accord with the standards listed in UDC 11-3B-12C. The total lineal feet of pathways with the required and proposed number of trees should be included in the Landscape Calculations table on the final plat landscape plan to demonstrate compliance with UDC standards. Common open space is required to be landscaped in accord with the standards listed in UDC 11-3G-3E. Landscaping is depicted in common areas in accord with UDC standards. There are existing trees on the site that may require mitigation if they are proposed to be removed. The Applicant should coordinate with Matt Perkins,the City Arborist,to determine mitigation requirements per the standards listed in UDC 11-313-10C.5 if existing trees are not proposed to be retained on site. Qualified Open Space(UDC 11-3 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(118.58 acres),a minimum of 11.86 acres of qualified open space should be provided. The Applicant proposes 20.74 acres(or 17.5%)of qualified open space consisting of a large central open space area with a pond, linear open space where pathways are located,common areas greater than 50' x 100' in area,parkways along internal local and collector streets,the collector street(W. Cedarbrook Dr./S. Brook Land Ave.)buffer and half of the street buffer along the arterial street(S. Linder Rd.),which exceeds UDC standards. See qualified open space exhibit in Section VIII.D. A pond is proposed on Lot 1, Block 5. Open water ponds may comprise up to 25%of a required open space when developed with at least one site amenity as set forth in UDC 11-3G-3B.7;the proposed pond appears to comprise over 25% of the open space area and should be reduced in size to comply with UDC requirements. All ponds with a permanent water level are required to have recirculated water and be maintained such that it does not become a mosquito breeding ground as set forth in UDC 11-3G-3B.7. Qualified Site Amenities (UDC 11-3 Based on the area of the proposed plat(118.58 acres),a minimum of five(5) qualified site amenities are required to be provided per the standards listed in UDC 11-3G-3C. A swimming pool with a pool house and multi-use sports court is proposed in the central common area with the with a picnic area next to a large pond containing benches, a covered shelter and picnic tables on Lot 1,Block 5 in the first phase of development. Segments of the City's multi-use pathway are proposed through the site from S. Linder Rd.to the project's north boundary. A pocket park with play structures consisting of faux logs and boulders is also proposed on Lot 4,Block 13 in the third phase of development. Staff recommends an additional amenity is provided consisting of children's playground equipment (e.g.climbing structure,slide,swings,etc.). Amenities are proposed from the following categories listed in UDC 11-3G-3C: quality of life,recreation and pedestrian or bicycle circulation system, in accord with UDC standards. Renderings of the proposed amenities are included in Section VIII.D. Details of these amenities should be submitted with the final plat applications for the phases in which they are Page 10 located. Staff recommends the landscape plan is revised to depict site amenities on the plan prior to the City Council meeting. Storm Drainage: All storm drainage run-off is proposed to be collected on site within common lots via underground seepage beds. Irrigation: A central irrigation pond is proposed where a pump station will be installed to distribute pressurized irrigation to each lot;the system will be owned and maintained by the HOA. Irrigation water is provided from the New York Irrigation District. Waterways(UDC 11-3A-6): The Calkins Lateral runs across the northeast corner of this site within a 51-foot wide easement. The Applicant proposes to leave the waterway open and improve the area as a linear open space with a pathway as allowed by UDC 11-3A-6B.2. Fencing(UDC 11-3A- : All fencing is required to comply with the standards listed in UDC 11-3A-6C and 11-3A-7.Fencing is proposed as shown on the landscape plan. Six-foot tall vinyl fence is proposed along the perimeter boundary of the site and along side yards adjacent to the street; and 4-foot tall vinyl fence is proposed along pathway corridors and common open space areas in accord with the standards listed in UDC 11-3A-7. The Calkins Lateral is required to be fenced with an open vision fence at least 6' in height and having an 11-gauge,2"mesh or other construction,equivalent in ability to deter access to the waterway unless the Applicant can demonstrate to the satisfaction of the Director that the waterway serves as or will be improved as a part of the development to be a water amenity as defined in UDC 11-IA-1 in which case it is not required to be fenced, as set forth in UDC 11-3A-6C.If it's improved as a water amenity,construction drawings and relevant calculations prepared by a qualified licensed professional registered in the State of Idaho shall be submitted to both the Director and the authorized representative of the water facility for approval. Fencing is not proposed around the pond; if the Commission and Council determines this presents a safety hazard,a condition requiring fencing should be added. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual): The Applicant submitted sample photo elevations of the types of homes planned to be constructed in this development which are included in Section VIII.F. Homes depicted are a mix of 1-and 2-story units of varying sizes for the variety of lot sizes proposed. Building materials consist of a mix of finish materials with stone/brick veneer accents. Staff recommends the elevations for the homes proposed on the 33% 35'wide lots are revised prior to the City Council hearing to include more design elements/materials to provide a higher quality of design. A Certificate of Zoning Compliance and Design Review application is required to be submitted and approved prior to submittal of any building permit applications for the swimming pool facility. An administrative Design Review application is required to be submitted for all single-family attached dwellings and townhomes,as applicable,prior to submittal of building permit applications. Design of these structures is required to comply with the design standards listed in the Architectural Standards Manual. Design review is not required for single-family detached homes. Page 11 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. Page 12 VIII. EXHIBITS A. Annexation Legal Description& Exhibit Map OETIARBiR0OK SODDIVE10N DATE.December 4.2019 ANNEXATION LEGAL DESCRIPTION A 111ARCET.OF LAND BEING A.I?OwrroN OF T1 R S13114 OF SEC11ON 26,TOWNSHIIP 3 NORTH, RANGE 1 WEST,OF THE BOISE MERIDIAN,ADA COUNW,IDAHO,MORE PARTICULARLY DESCRIBED AS FOLLOWS, COMI40NCING AT THE E 114 CORNER OF SAID SECTION 26,MONUMEATTIID BY A 2 112" ALUMINUM CAP(CORNER RECORD NO.2017-084155),FROM WHICH THE SE CORNER OF SAID SEG''1 ON 26,MONU&ENTSD BY A 3"ALUMINUM CAP(CORNER RECORD NO.2415- 109760L BEARS SOUTH W31'26"WEST,A DLSTAAICB OF 2652.39 FEET; TII1 C,E COINCIT?Wf`WITH THE BAST LINK OF'THIS SE 114 01� SAIL)SECTION 26,SL]I TII 00�1'26"WEST,A DL19TANCE OF 570.20 FEET TO T YS POE NT OF BEGINNING; THENCE C OI'NCI€LrN'I' Wi'1'11']'HE bAS'1'LINK OF THE SC7iTMEAS-I'QUA RT ER OF SAID SEC'I'IOAT 26,SOUMJ 00°-11'26"WEST,A DISTANCE OF 2082-19 FEET TO 11JL SOUTHEAST CORNED,OF SAID SECTION 26; TI-TI?NCF.I,12,A'V1NO SAID EAST LIME,C:01NC1D1k.�P'1'W 1'1`VrHF SOUTH LINE of Tf]P- SOUTHFJwST Q1UAR1ISR OF WD MT10N 26,?+10In41 89°14'54"WEST,A=I'ANCIiOF 175,453 FFF r-, Ti-EKCE LLAVING SAID SOUTH LINE,NORT1146°UU'12"WEST,A DISTANCE DC 279.40 FEET: TIJWCIT NORT:159gW12"1h+EST,A DISTANCE OF 3$fl OO FEET, THE KCLNORTll 7V° V12'WEST,A TDISTANCIj OTC 605A0 FEET, THENCENORTTT 72"1512"WTsST,A DISTANCE OF J00.00 F=, THENCE 73¢50'12" WEST'.A DISTANCE,OF 300,00IZET; THENCE NORTH 46°3g'12" WI T,A DITrANCF OF 540,00 FFE4T, THENCE NORTH 43°05'12" WEST,A DISTANCE OF 300.00 FF,FP, -RIEIdCENORTH 40°1012"WFZT,A DTSTANCTx OF 300,00 FF,R7 TO THE WEST T.TA1F OF THE SOUTHEAST QUARTER OF SAID SECTION 261 'I'HSNOE,COINCIDENT WrM THE WEST LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 26,NORTH 00"3T48"EAST,A DISTANCE OF 1105.1S FEET TO TEM NORTHWEST COIRNElt OF THE SOUTHEAST QUARTER(CENTER 114)OF SAID SECTION 26; TAENCE LEAVING SAID WEST LINE,COINCIDENT WITH T M NORTH LINE OF THIS SOU'11MAST QUARTER OF SAID S13t.'rTON 26,SOUTH 89.11'1V EAST,A DISTANCE OF 14�)0.70 FELT, TFTTNCE LEAVING SAID NORTH LINE,SOUTH 43-44118"BAST,A DISTANCE OF 120.00 FEET; T-ITNCE SOUTI4 P-11'18"LAST,A DISTANCE OF 610.00 FEET; Page 13 TFTENCE SOUTH 43n0'S6"EAST.A DISTANCE OF 675.61 FT-1-rTO TIIh POENTOP' ST.(�INN ING. SAID PARCELCONTAINING5,165,494 SQUARE FEETOA 1[Z.58ACRF5 MOR13 OK I.F-SS- TOGETHER+NI`I'II AMD SUBJECT TO COVENANTS,EAWMF:NTS,AND RESMIC I-ION S 01-, RFLORD. TffF BASIS OF BEAR]NGS 1103' THTS PARCEL IS SOUTIF 00°3 P26"WFIST 5ETV4'-Mi THE FAST 1/4 CORNE Ek Or?SAID SECTION 26 AND THE SOUTHEAST WPN]?R OF UXTION 26. BND OF DESK`BBnON �STe 10729 4?0 6P} �` A, y p Page 14 ANNEXATION LEGAL EXHIBIT A PARCEL OF ,LAND BEING A PCLRTIOjV OF SE1 4 OF SECTION 26, T_ 3 N_, R- I W., BOISE MER MAN, ABA COUNTY, IDAHO Zol 9 f � CALYIMS LA1ERA4 E 1/4 CORNFIR C S 4 CORNIER I EhFtosD(T PER I SECTION 26 SEC CP1 26 R45 4D9 2 1/2" AI.UM114UM CAP OMIER RECORD I �+ 56 CkI�HS LJ�TFF25L CORNIER RECORD NO. NO- 400034C3g R13VIIIA �d`.�2,70' CLAW AW fASEkl N 2617-084155 SE9,11'101 149D.70' 1i.Ai' psiaarj 40.19' — - - 54Si#'19� SW11'181 I2(1.CQ' Slav INJ' O11'E I, BEGIN M 50' MMNS LATERAL 5EKiENT PER � /�RO$ 2$8 AbNN€gAT?CW r3APE L 1TREB ACRES I \ N49IO'L2"W m w \ M+3Yl6'i2'14 C9 \\ 3U0.07 I I W2'15'1Z W 3oQ_4U I N7G'50'17'w 605.00' I 121.31 HSAxa�W � I s7ae ' Hb9'14i$4"w � I 17afi3' I 366.34'_ S 1/4 OORNER 56314'54"E 2653,74' SWTr-1EAST CORNIM SECTION 2$ SECTI4M 26 2 1 f2"AtUWNULA CAP W. A Wn Y ROAD (PUBLFC) 279,+a' 5" ALUM114UM CAP CORNER RECORD HD CORNER RECORD Na 112045471 _ - 2U15--109760 729 w H p�fc-1 fl o ' � '� T M SCALE 111�f)i70' sea iro % ".r 4� k Page 15 Legai Llescrotion Cedarbmok SWai rision-RUT to R2 Rezone A parcel being a portion of the SE 'A,of Section 26. Township 3 North, Range t West. Boise Merldisn,Ada County,Idaho,and more particularly described as follows: Commencing at an Aluminum Cap monument marking the northeast corner of said SE Y'.from which an Aluminum Cap monument marking the southeast corner of said SE '/, bears S 0°31'26'W a distance of 2652.39 feet; Thence N 89"11'18"W along the northerly boundary of said SE'/,a distance of 2475.29 feet to the POINT OF BEGINNING; Thence leaving Bald northerly boundary S 0'48'42'W a dlstanoe of 86.98 feet to a point; Thence S 0`00'00"E a distance of 55.00 feet to a paint; Thenva S 7'3615'W a distance of 65.37 feet to point; Thence S 0'32'48`W a distance 590.83 feet to a point; Thence a distance of 79.98 feet along the arq of a 100.OD Not radius curve left,said curve having a central angle of 45'47'46'and a long chord bearing S 22°21'05"E a distance of 77.62 feet to a paint; Thence S 45'14'58'E a distance of 201.84 feel to a point_ Thence S 44°45'02"W a distance of 163-50 feet to a point; Thence S45*14'58"E a distanta of 1052.Ot feet to a paint; Thence S 44"45'02"W a distance of 41,5E feet to a point; Thence a distance of M.16 feet along the arc of a 100.00 fooL radius curve left,said cur"having a central angle of 21'61'43'and alpng Chord gearing S 33"49'11"4N a distance of 37.93 feet to a point; Thence S 22'53`20"W a distance of 30.49 feet to a paint„ Thence N 73'50'12"W a distance of 128.08 feet to a paint; Thence N 46'38'12"W a distance of 540,00 feet to a point Thence N 43'05'12"W it distance of 300.00 feet to a point; Thence N 46°10'12"W a distance of 300.00 feet to a point on the westerly boundary of said SE '14: f Then"N1 9'32'45-E a distance of 1 105A5feettoa 518 inch diameter rebar maing the northwest oorner of said SE A. Thence S 89'1 I'll 8'E a distance of 176.41 feet to the POINT OF BEG I MIN IhfG. This psrcel Contains 9.42 acres and is subject to any easements exist rig or in use. Clintan W H- insen,PL$ p,L LA V4 Land Solutions,PC ` S T January 23.2020 4 j l Z3 174,,Z �+ Wql Page 16 CEDARBROOK SUBDIVISION - REZONE fE EXHIBIT RUT TO R-2 ZONE POINT 4F Uhr,ATTO urPI.A vo 1/4 BEGINNING N891V11'w 2476.29' L11 Y i 5E+9'11"18"E 1314,29' sb9t11'I E 610-OQ' LINE TABLE UNE TAWQ o LK 0 L&Gm OWC110 UM. 0 LEMCTH DRECTICM s � � I L1 DL99' S014V42'w L9 3¢pW f1M5'12'W ' L2 55.00' SO1wol"f L10 3614W N4010'if W �a L3 65-37' ST'36'15'w L11 176-4t' S8910WE L4 204.64' $45-1 q5151 L12 175.63' Mal W L5 143.50' S44'4-5'eW L13 279.4(f N46-'00'12* -2 ONE LB 41.6G' 5A4'+S'O2'IN L14 3 JD$ NJ215Ww .48 ACRE L7 X%49' 52�53'2o'w 05 171.12f t173"5VWW LB 12d.0e' N7SSS'12"W OB JN.00' S43'44'n � >g CUfm TABIf 69 ♦711RYE LENGTFI RADIUS OFLTA BEARINIG Mcm � CI 7g.93' IWOHY 45'47.46' 52211WE 77.52' I 6'• €.2 3B.16' 1CC07 21'51'43' S33'49'11" 37.9T�' cv C3 111 ROM RANN ESTATES SUB MSION �� + � =1 EI( 1K pray 14032-14m vi UPPLATTED � 4 29 _—_ _ _ 2470.11' 26 zS ph 1 4 T P ,k-LA kq W914'54"W 2B53-74' W. AMITY 3� G Tt.# 0 1o[T 40Q o , 1` , Land Surveying and Consulting 931 E VHSr,PE.A Q y # VIPPI AN M 036+7 r3oeiaae.7.wo e2mi:ap,�w K*tif'Un75aubspr A9 Y6.2frfO Page 17 Legal Description Cedarbraak Subdnrision - RUT to R4 Rezone A parcel being a portion of tiro 8E '/. of Section 26, Township 3 North, Range 1 West, Boise Meridian,Ada County, Idaho, and more particularly described as follows: Commencing at an Aluminum Cap monument marking the southeast corder of said SE 'l, from which an Aluminum Cap monument marking the northeast corner of said 5E % bears N 0°31'26" E a distance of 2652,39 feet: Thence N 89'14'54" W along the southerly boundlary of said SE' a distance of 175.63 feet to a point; Thence leaving said southerly boundary N 4VD0312"W a distance of 75-61 fleet to the POINT OF BEGINNING; Thence canlinuing N 46°04'12"VV R distance ❑f 203.79 feet to a point; Thence N WODA2"W a distance of 380.00 feet to a point; Thence N 71)'50'12"W a distance of 605.00 feet to a point; Thence N 7201512"W a distance of 300.00 feet to a s)oint; Thence N 73"50'12"W a distance of 171.02 feet to a point; Thence N 22'53'20" E a distance of 30.49 feet to a point; Thence a drstanoe of 38-16 feet along the arc of a 100.00 foot raldlus curve right,Said curve having a central arigle of 21°51'43"and a long chard bearing N 33'49'11"E a distanaa of37-93 feet to a point; Thence N 44°45'02" E a distance of 4 1.56 feet to a point; Thence N 45'14'58"W a distance of 1052.00 feet to a point; Thence N 44°45'02" E a distance of 163.50 feet to a point; Thence N 45'14'58"W a distance of 201.84 feet to a paint; Thence a ftta>tiCe of 79.93 feet along the nro of a 1 OD.00 fool radius curve right.Said curve havrng a central angle of 45°47'46` and a long chord bearing ICI 22°21'05"VV a distance of 77.B2 feet to a point; Thence N 0'32'4a"E a distance 590,63 fast to a paint; Thence N 716"S"E a distance of 65.37 feet to a Faint; Thence N 0000'00"Wa distance of 55.00 feet to a point; Lli iidS lutions CedadhrookSubdiwicion —an Jab No.20-00 Pyge 1 of 2 Page 18 Thence N 0"48'42"E a d6tanoe of 66.96 feet to a polni on the northerly boundary of said SE Y4; Thence$89'11'18" E along said norlherly boundary a distance of 1314.29 feet to 8 p0lnt; Thence leaving Said northerly boundary S 43°44'18"E a distarKr Qpf 107.93 feetta a paint; Thence 5 39°36"f2"W a distance of 21 0.81 feet to a point; Thence S U*33'36"VV a distance of 114.27 feet to a point; Thence 5 X3126"W a distance of 745.DO Feet to a point; Thence S 2°49'54"W a distance of 229.46 feet to a point; Thence a distance of 62.96 feet along the arc of a GOO.DO foot radius non-tangent curve left.said curve havkng a central angle of 75515"and a long chard bearing S 65°30'56" E a distance of 82.as feet to a point; Thence S 69'28'34" E a distance of 674.06 Feet to a point. Theme 5 0"3126"W a distance of 216.50 feet to a point; Thence$$9'28'34' E o distance of 163.50 feet to a point; Thence S U'31'26'VV a distance of 466.DO feet to a poinl; Thence S 69'28'34-E a distance of 153.50 feet to a point; Tnance S 0'31'26'W a distance of 605.84 feet to the POINT OF BEGINNING. This parcel contains 65.45 acres and is subject to any easements existing or in use. Clinton W. Hansen,PLS N�L t.A&D Land Stxlutions,f C ��° T Lt Jf inuary 23,2*20 k, 'J1i18 t(aj(ze DIV W Cadaibhmalt Subdlwaan JazNa.20-d6 p39e 2 at 2 Page 19 CEDARIBROOK SUBDIVISION - REZONE EXHIBIT RUT TO RA ZONE U&PLAIIED UNFLAFTD — C if+ 530'VIWE 26 .70' _ /4 119 589 ']S'E 1314- � t1B2, a 26 2.'. S39'36 12 W 218.81' M L Ll r s'i rp `s 589'215'34T n 216.50, 4 cnp or saw IROCK RANJI ESTATES 5116D1vscw SK 104, PGS 14051-14M �� 44 S89'28'34"E' Ln UNPL4TF SEE SHEET 2 FOR LINE 1 AND CARVE TABLES POINT OF UEGINNIK 1 r4 — - r1as7+'54'w ^zad3 74' Z JVWrrY R0AD \0 5� 35 36 a m A13 � � C+ 4F 0 0 8U ] i� E i n surveying and Consul`ng y+ yy+ B 1 E 6 rH Sr-S4 A }*' �I�f 7AMEM OE&�SiF 1f: A7 M4 7P-01 ,Y,,„w.�,...�1b� �i;ET T OFF Page 20 Legal DcscrlptiQn Cedarbrook SubdVsbri —RUT to RG Rezone A parcel being a portions of the SE Flo of Section 26, Townsbip 3 North. Range ] West, Boise Meridian.Ada County,Idaho.and more particularly described as follows: Gammencing al an Aluminum Cap monument marking the northeast corner of said SE 'l.,from which an Aluminum Cap monument marking the southeast corner of said SE '! bears S U°31'26"VVa distance of 2652.39 feet, Thence S 0'31'26"W along the easterly boundary of said SE Y.a distanum of 570.26 feat to the POINT OF BEGINNING: Thence continuing along said easterly boundary S 0'31'26" W a distance of 2D82.19 feet to the Aluminum Gap monument marking the soul heast comer of said SE'/a; Thence N 89'14'54"VV along the southerly boundary of said SE 114 a distance of'175.63 feet to a point; Thence leaving said southerly boundary N 46:'00'1?'W a distance of 75.61 feetto a Point: Thence N 0031'26'E a distance of 605.E14 feet to a paint; Then a IN W20'3.4"W a distance of 153:50 feat to a point; Thence N 0'31'26"E a distance of 466.00 feet to a point:; Thence N 89°28'34'W a distanaa of 163.50 feat to a point. Thence N 4°3'f'26'E a distance of 216.60 feet to a paint; Thence N 89628'34"W a distance of 674.OG feet to a point; Thence a distance of B2.95 feet along the arc of a 6 00.00 foot radius ourve right,Said curve#laving a central angle of 7'55'15' and a long chord bearing N 95'3756"W a distance of 82.88 feet to a point; Thence N 2"49'S4"E a distance of 229.46 feet to a point; Thence N 0'31'28"E a distance of 745.00 feet to a paint; Thence N 3B'33'36"E a distance of 114.27 feet to a point; Thence N 39'3812"F a distance of 21B.k3j felt to a point; Thence S 4$'441V E a distance of 12.07 foet to a point; Thence S SI 11'18"E a distance of 610.00 feet to a point; Thence 5 43120'56"E a distance of 675.01 feat to the POINT OF BEGINNING. This parwl svr'#ams 43.66 acres and is subject to any easements existing or in use. Clinton W_Hansen,PFS a�-rAN* Land Solutions,PC y�o 5 T p s January 23.2020 ,r g 0 ON Page 21 CEDARBROOK SUBDIVISION - REZONE EXHIBIT RUT T -8 ZONE - l;rs ;iLD U�PLATT�O C 1 f4 SST11'18"E 26 N39N21 81, M9'11'l B"E 610 UNE TABLE I LINE LENGTH a c-nON Li 125.83' N5$104'W ` }. w L2 M61d N46WWW "F OF L.3 114.27 NM'$3'36'E PORT� � ��G1NN1�G n L4 12.07 S43'A4'181 r%s L5 MAO' N46 12.4! � � 43. 6 ACRES 1.6 3D4jD4' N7215'12'i4 L7 3C4. ' N7M1 rW c rw L9 3M-W N43v51 VW +)03 I L$ 5M.DD' N4D'!4'12N r ry cv 67 ,06' m Lt0 107.5W SA3'41rE 1f1 N89'28'34' CURVE TABLE CURVE LENGTH RADIUS DELTA BEADING CHORD 163,50' w 1 N89'28.34"W -' Ir to RWK RAMN ESTATES SUW14FACN t fw 104 M 14051-140:1 46 153.50' N89-28'34'W uNPLATTE17 C3 z 2s 24799 n' L1 26 25 3S 1 4 ,gyp L-LA Arp NM'14'54-"* 2)653.74' W. AUTY ROAD 39 36 4 CL �,polutions 0 200 40a 800 OF Land Surveying and Consulting W. rA1dWKN.+D 836 7 wrrr.4+tlsv4li:xabi• -Who ?v-Ji Page 22 B. Preliminary Plat(date: 4/30/2020)&Phasing Plan PRELIMINARY PLAT FOR CEDARBROOK SUBDIVISIONf SITUATED IN THE.SOUTHEAST QUARTER OF SE=N 26,TOWNSHIP 3 NORTH,RANGE I WEST, Tp BOISE MERIDIAN,ADA COUNTY,IDAHO °w F 5 zj ze€ u LL ji o° W 6 AU oy -------------- :'.. -- - ---- 1 .g25 o 0 0 0 0 o e o00 0 yl o e F 1Ad u. I ° Lu Iff e .79.F ° ° ° J �W i ------------------r wm mn l.eiw - __—____ _ `___-_ rroicu•fcnox "N obi I � Ni m E - a Page 23 C. Landscape Plan (date: 4/30/2020) o � � r CEDARBROOK Page 24 \ 1 i �_ �� o f , p LU _ N 4111 rt, F NOTES. PLANT PALEffE i�fxrxwrws c axc,wm eus rmx 9.nr.a n.w�.us wmx - _ Atl!':F#'J.x.�,. Or .,.,.,,.�.,... � mw �rw 4ms u rm ® sn.0 xm�.�whp wmn f tF uhv uE�xs w cnun ux[s c m Q �N n II TJ� �w��wE P�w oEv�. n,Es 1 B 1 � 17 1 Q ®1 e ., O i 4 f 1 !LLi f! - f I. t rS i 4 �TEs C v PLPNT PALEffE m-arc uaTx s. a�s wxc,w wr..s ni u n¢s wmn s �l�l I��nwEx— 7�,o1.1wnrc,�. W. IIIIT i&u PP-0.3 �3 8 Page 25 Jr.+ y LU Ill 1111141 NOTES PI_hNT PALETTE 0 ++�.- �� •�' ` z Irvr- F cIF W xsuv lleln0.£sx W K]FwlA 11E..wuwi J O � �.L I .frzxswnx x� a om; ICJ o Jq �N wuxc nx.L nar L,xosceP[PLe«oma °"nres w.eE wrz�,e Y "' � tl �x PP9.8 IA i A t� ZIP€� m ULU m� Lu 4 m PI-NR PALETTE NOTES_ �;cxc,.m n�rrsm s.xr..E n..0 nas wmx C ,• .� Trma.ou F cu:Vt xscry m.nsE sxw s 3 Fin ..auFnr 'i a ZZ, 7r, .r�,o. um 5n4L xVf 6E,L.xlc>•Mmn s IF..R,xfrzxs P Vllun ux[Y e 80 9,. Tax— 1.i�-1 Page 26 ~ i Lo N 1 I s u. 4x V1 —^ o W _ m _ _ r NOTES_ t PLANT PALETTE �T ix c uxc,.m"•�oxm s.xr.a n.w uas.mx -ftl- 7 ^Y ® s'uraxm BE oLwHLp pmn s tF v.�v u[rzxs w Vnun uxLq e g q S,F o� —�.�• —-- �H�TaH.�,xWTaLLm.�W�xo� s WPoxt nxvL nAi LexGS[wE PLw ofLrw ores xzr ac xrzret au T Y 8 PP-0,B 6 8 P ---------------------------------------------------- NOTES_ PI-NfT PALETTE .1�x_ E wxc,wm eus E.xm s.xr..c..nu Oxus.nmx ..a..w.w. d a o oar Y mo�3 O v„' ""v O ,mrrum. 5H41 xpf eE aLwlW MmN s LF..IP ufrzxs w Vnun ux[s s Km8 o q PP-0.5 Page 27 M oi I U. �IvT,RCAE-(PU-Lll� 444, NOTES. Z--r A., ML1111 =XX NIP&PT f?�7 _8 PLANT PAITIETTE pr U.1 -92 z zz— W T� T_ zjjj� ppu PP 9.4 U. R --------- - M=m— ?m LU pp -—————————————— Fp EL7 I ANDSCAFIF CAI CUI ATIONS /MKING STIEET—ON—E 61— Ea" =1�T U— �101 PR VACY Page 28 D. Qualified Open Space Exhibit& Site Amenities f OPEN 5PACE CALCULATIOR5 4vafkee ns eArea j� sr dcRs vamand w]hways 1 19}I34 0.33 I 3 90.703 ].37 4 B 85,120 195 6 36,561 0.6l 1 i,860 0.11 ' 8 d,3-00 0.19 9 a,820 0.W 11 ls],406 361 Ix ]s,oso n37 73 13,]N 0.'A fnnls,rce,ea�Mwev Ieo.ss7 ais I II IEvalutles 323tldsreways at26'aal fnllsmr Landscape Buller 383.989 468 \ 8 MerWl Landscape Buller 33.805 an \ - LBou o167605 sf e,aai WTAL 20,74 _ Parcel Area 11&5 rr \ ParcaneOpea Spae I7 I II acnrt I �J L� I I I I =EE- S 2W &tl '3 Ab FFY ROAD - — — - GRAPHIC SCALE IInch=300 n, 1M91E CCOUHUMTANTS CEDARBROOK SUBDIVISION OPEN SPACE EXHIBIT `roll Brothers April 30,2020 AMERICA'S LUXURY HOME BUILDER' Page 29 Y 1 .- ~ �'ZY F� •F4 r � Page ��I o a BlockLot 1 ' F��; ii1�F��1 kl.� c4*- � .� " -' � � Io-'ll II �I�Ilii ''ll l•�- t+Y Page 31 �y pp I ill; '�4k��$M� •tl � �j lIy ul��.� 'ilF� ,. �i f+ Ik. I Side Pool VILNVI . • �`1 C� ♦4� +art.{.. is 1� �� a�F � �� } ay +►.a r.+ti�� 4 `tip Sport Coint by ■ ool Pond Page i- - 00 o 0 00 Lot 4,Block 13 j j Im - ....x'-RBROOKlow • � �a 1 �H r y Pocket Park Play Area Page 33 E. Pathways Plan (dated: 5/4/20) a I „ E K. +__ W+. � I a i i r '1a i PATHWAYS LEGEND ----- --1 I pow r d LJ REGIONAL PATHWAY — L HOA PATHWAY COMMUNITY SIUEWALNS-- CEDARBROOK Page 34 F. Conceptual Building Elevations t _ law , VA ff � r � ■ _ _ w Page 35 Product for 30' —35' wide lots: NOT APPROVED a� z, Page 36 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, phasing plan, landscape plan, qualified open space exhibit and conceptual building elevations included in Section VIII and the provisions contained herein.Staff recommends the elevations for the homes proposed on the 30'-35'wide lots are revised at least 10 days prior to the City Council hearing to include more design elements/materials to contribute toward a higher quality of design. b. A variety of housing types (i.e. single-family detached, single-family attached,2-family duplex,townhouse) shall be provided within the development in order to provide diversity in housing types as desired in the Comprehensive Plan.Staff recommends a concept plan is provided at the Commission hearing depicting this change. The preliminary plat,landscape plan, qualified open space exhibit and elevations shall be revised accordingly at least 10 days prior to the City Council hearing. c. The detached sidewalk in the street buffer along S. Linder Rd. shall be constructed in its entirety along the frontage of this site with the first phase of development. 2. The final plat(s) submitted for this development shall incorporate the following changes: a. A Type III barricade shall be depicted on the construction drawings at the intersection of S. Brook Land Ave. and W. Twin View St. to prevent access until the street is extended in the future at the request of the Fire Department. b. The face of Block 1 on the west side of W. Silverberry St. exceeds the maximum block length allowed in UDC 11-6C-3F.3—the plat should be revised accordingly. c. Emergency access to the site shall be depicted on the construction drawings consistent with the emergency access plan approved by the Fire Department; all fire lanes shall have a 20-foot wide improved surface capable of supporting an imposed load of 80,000 lbs. 3. The landscape plan included in Section VIII.A.3, dated 4/30/20,shall be revised at least 10 days prior to the City Council hearing as follows: a. Landscaping shall be depicted on either side of pathways as set forth in UDC 11-3B-12C. Calculations shall be included for the linear feet of pathway and the required vs.provided number of trees in the Landscape Calculations table. b. If existing trees are proposed to be removed from the site,the Applicant shall coordinate with Matt Perkins,the City Arborist,to determine mitigation requirements per the standards listed in UDC 11-313-10C.5. Mitigation information shall be included on the plan. If existing trees are proposed to be retained on site,they shall be depicted on the plan. c. The pond proposed on Lot 1,Block 2 shall not comprise more than 25%of the open space area in accord with UDC 11-3G-3B.7. Page 37 d. Depict fencing adjacent to the Calkins Lateral as set forth in UDC 11-3A-6C unless the waterway is proposed to be improved as a water amenity. In such case, documentation shall be submitted as set forth in UDC 11-1A-1 and 11-3A-6C.2 for approval by the Director. e. The location of site amenities shall be depicted on the plan; a detail for each of the amenities shall be depicted on the plan or submitted separately. An additional amenity consisting of children's playground equipment(e.g. climbing structure,slide,swings,etc.)shall also be provided. 4. Future development shall be consistent with the minimum dimensional standards listed in UDC Tables 11-2A-4 for the R-2 district, 11-2A-5 for the R-4 district and 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 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 common driveways; 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. Address signage shall be provided at the public street for homes accessed via common driveways for emergency wayfinding purposes. 8. A perpetual ingress/egress easement shall be filed with the Ada County Recorder for the common driveways,which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment. 9. All existing structures shall be removed from the site prior to signature on the final plat by the City Engineer for the phase in which they are located. 10. A 14-foot wide public pedestrian easement shall be submitted to the Planning Division for the 10-foot wide multi-use pathways proposed within the site,prior to signature on the final plat by the City Engineer. 11. All ponds with a permanent water level are required to have recirculated water and be maintained such that it does not become a mosquito breeding ground as set forth in UDC 11-3G-3B.7. 12. A Certificate of Zoning Compliance and Design Review application is required to be submitted and approved prior to submittal of any building permit applications for the swimming pool facility. 13. An Administrative Design Review application is required to be submitted and approved prior to submittal of any building permit applications for single-family attached dwellings and townhomes, as applicable.Single-family detached dwellings are exempt from this requirement. B. PUBLIC WORKS 1. Site Specific Conditions of Approval 1.1 This proposed development falls within the Interim Southwest Sewer Phasing Plan as developed by the Meridian Public Works Department. As such, it will require the construction of a temporary sewer lift station,trunk line, and pressurized sewer force main. Applicant has proposed an alternate location for the lift station, and Public Works has no issue with the proposal in principle,however the applicant shall be responsible to construct trunk line sewer back up to Linder Road, and along the Linder Road frontage. 1.2 The applicant has proposed in several locations, sanitary sewer main and/or water mains outside of public right-of-ways and across common areas. In these instances,and in accordance with Meridian Page 38 Public Works Design Standards,the applicant shall be required to construct at a minimum, a 14-foot wide compacted gravel access road over said utilities. 1.3 Provide easement for potential future water main connection from the SE end of W Green Gables Court to Amity Road. 1.4 Each phase must be modeled to ensure fire flow. Second water connection may be required at first phase. 1.5 Existing wells must be decommissioned according to IDWR rules which include employing methods to ensure grout fills the annular space outside of the well casing. Record of abandonment must be provided to the City prior to final plat signature. 1.6 As noted in the Geotechnical Evaluation Report prepared by GeoTek Inc., all artificial fill materials on site must be removed. 2. General Conditions of Approval 2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. Minimum cover over sewer mains is three feet,if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.2 Per Meridian City Code(MCC),the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way(include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility,or 30-feet wide for two. The easements shall not be dedicated via the plat,but rather dedicated outside the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement(on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor,which must include the area of the easement(marked EXHIBIT A)and an 81/2"x 11"map with bearings and distances(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. Page 39 2.7 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at (208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at(208)334-2190. 2.8 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections (208)375-5211. 2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated,road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded,prior to applying for building permits. 2.10 A letter of credit or cash surety in the amount of 110%will be required for all uncompleted fencing, landscaping, amenities, etc.,prior to signature on the final plat. 2.11 All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. Where approved by the City Engineer, an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C- 3B. 2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process,prior to the issuance of a plan approval letter. 2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill,where footing would sit atop fill material. 2.18 The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 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. Page 40 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://weblink.meridiancity.org/WebLink/DocView.aspx?id=187486&dbid=0&r0o=MeridianCitX D. POLICE DEPARTMENT https://weblink.meridianciU.org/WebLink/DocView.aspx?id=186397&dbid=0&repo=MeridianCiU E. PARK'S DEPARTMENT hyps://weblink.meridiancity.org/WebLink/DocView.aspx?id=185339&dbid=0&repo=Meridian City F. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO(COMPASS) https://weblink.meridianciU.org/WebLink/DocView.aspx?id=185866&dbid=0&repo=MeridianCiU G. ADA COUNTY DEVELOPMENT SERVICES https://weblink.meridiancity.orglWebLinkIDocView.aspx?id=184566&dbid=0&repo=MeridianCiiy H. ADA COUNTY HIGHWAY DISTRICT(ACHD) https://weblink.meridiancioy.org/WebLinkIDocView.aspx?id=187415&dbid=0&repo=MeridianCity I. BOISE PROJECT BOARD OF CONTROL https://weblink.meridiancity.org/WebLink/DocView.aspx?id=184501&dbid=0&repo=MeridianCiL J. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID) https://weblink.meridiancioy.orb/WebLink/DocView.aspx?id=184916&dbid=0&repo=MeridianCiu K. CENTRAL DISTRICT HEALTH DEPARTMENT https://weblink.meridianciV.org/WebLink/DocView.aspx?id=184495&dbid=0&r0o=MeridianCitX L. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ) https://weblink.meridiancity.org/WebLink/DocView.aspx?id=184483&dbid=0&repo=MeridianCitX X. FINDINGS A. Annexation and/or Rezone(UDC 11-5B-3E) Page 41 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; Stafffinds the proposed zoning map amendment to R-2, R-4 and R-8 and proposed development is generally consistent with the Comprehensive Plan if the Applicant complies with the provisions in Section IX. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Stafffinds the mix of lot sizes proposed combined with the mix of housing types recommended by Staff, will be consistent with the purpose statement of the residential districts in that a range of housing opportunities will be provided consistent with the Comprehensive Plan. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Stafffinds 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 Stafffinds 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. Stafffinds the proposed annexation is in the best interest of the City if the property is developed in accord with the provisions in Section IX. 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; Stafffinds that the proposed plat, with Staff's recommendations, is in substantial compliance with the adopted Comprehensive Plan in regard to land use, density, transportation, and pedestrian connectivity. (Please see Comprehensive Plan Policies in, Section V of this report for more information) 2. Public services are available or can be made available and are adequate to accommodate the proposed development; Stafffinds 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, Stafffinds 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; Page 42 Staff 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, Staff 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. Staff is unaware of any significant natural, scenic or historic features that exist on this site that require preserving. Page 43