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PZ - Staff Report 6-4 includes access easement information STAFF REPORT E COMMUNITY DEVELOPMENT DEPARTMENT HEARING June 4,2020 Legend x ' DATE: Project Lflcfl�ian _-- TO: Planning&Zoning Commission FROM: Sonya Allen,Associate Planner -- 208-884-5533 100 SUBJECT: H-2020-0014 Villas at Twelve Oaks East—MDA,AZ i LOCATION: 115 S. Linder Rd. in the NE 1/4 of Section 14,Township 3N.,Range 1 W. L��WTfT1T1�1If�ITf1TI"11I � I I I I I f f f f br�rr nl�Trr�'�`€i� I. PROJECT DESCRIPTION Annexation of 6.63 acres of land with a TN-R zoning district; and modification to the existing Development Agreement(Inst. #2016-095715)for the associated development to the west to include the subject property and proposed development plan in the agreement, and removal of the provision requiring an 8-foot tall concrete fence to be constructed. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 4.59 Future Land Use Designation Commercial Existing Land Use Single-family residential(SFR)and agricultural Proposed Land Use(s) Multi-family residential(MFR) Current Zoning Rl in Ada County Proposed Zoning TN-R(Traditional Neighborhood—Residential) Lots(#and type;bldg/common) NA(property is not proposed to be subdivided) Phasing plan(#of phases) 1 Number of Residential Units(type 64 multi-family apartment units of units) Density(gross&net) 13.94 gross/14.12 net Open Space(acres,total[%]/ 1.59 of an acre(34.6%) buffer/qualified) Page 1 Amenities 10' wide multi-use pathway Physical Features(waterways, The Ten Mile Creek runs along the southern boundary of this hazards,flood plain,hillside) site Neighborhood meeting date;#of October 17,2019;7 attendees attendees: History(previous approvals) AZ-05-056(Hark's Canyon Creek Subdivision DA Inst. #106180812);MDA-13-008 (11 Addendum to DA Inst. 113103818);H-2016-0100(21 Addendum to DA Inst.#2016- 095715) B. Community Metrics Description Details Page Ada County Highway District • Staff report Yes (yes/no) • Requires No ACHD Commission Action es/no • Existing Linder Rd.is improved with 2/3-travel lanes,between 32-33'of pavement,and no curb, Conditions gutter or sidewalk abutting this site.There is 55' of ROW for Linder Rd. (25' from centerline). • CIP/IFYWP Capital Improeements Plan 10112)fiIntegrated Five Year Work glen(IFYWP); Lnder Road is wrrenlly undar eonstruaLi❑n to be widened to 54anes from Frarikiln road to Pine Avenue. Linder Road is listed in the-GI P to bo wide ned to 5-lanes}ram Frank.Ii n Rand to Overland Road between 2031 and 2035. This rs to be a tohpt project mth ITT. • The inter$ectinn of Franklin Road and Linder Road Is fisted in the CIP le be widened to 5- lanes on the north leg, 64anes an the south, 74anes east, and 7-lanes an the wrest log, and signallzed between 2021 and 2025. Access(Arterial/Collectors/State One(1)25'wide driveway access is proposed via S.Linder Hwy/Local)(Existing and Proposed) Rd.,an arterial street Traffic Level of Service Acceptable(Better than"E")—Franklin&Linder Roads Stub Street/Interconnectivity/Cross A cross-access easement exists to this site from the property to Access the north.A driveway at the site's west boundary is proposed to be extended through the site to Linder Rd. Existing Road Network None Existing Arterial Sidewalks/ None Buffers Proposed Road Improvements None Page 2 Fire Service • Distance to Fire Station 2.3 miles from Fire Stations#1 • Fire Response Time Falls within 5 minute response time • Resource Reliability 75%for Fire Station#1;does not meet the target goal of 80% or greater • Risk Identification Risk factor of 2—current resources would not be adequate to supply service to this project(see comments in Section VIII.C) • Accessibility Project meets all required access,road widths and turnarounds • Special/resource needs An aerial device is required;the closest truck company is 4 minutes travel time(under ideal conditions)—Fire Dept. can meet this need in the required timeframe. • Water Supply Requires 1,500 gallons per minute for 2 hours;may be less if building is fully sprinklered,which all are proposed to be • Other Resources NA Police Service • Distance to Police 2.5 miles Station • Police Response 3:5 minutes Time • Calls for Service 577 within a mile of site(3/1/2019—2/29/2020) • Accessibility No issues with the proposed access • Specialty/resource No additional resources are required at this time;the PD already services the needs area • Crimes 67 within a mile of site(3/1/2020—2/29/2020) • Crashes 26 within a mile of site(3/1/2020—2/29/2020) West Ada School District 1.Distance arm rm � es IN- (elem,ms, PerroneFJenwntwy 56Z 650 hs) Meridian Mld@Ie$Choal IM 12M ILA 2.Capacity of Nbaridan H4h Scher 1965 2400 .7 Schools 3.#of Students Due to the abu ndani p mpkinl of growth In the area.West Ada is acLbm ly building new scN.uols,and buuridipries are atways Enrolled ehafong.These future students could pozeniimpw 4tutnd Plea53nt view Elementary,and Owyhee H,gh School. 4.#of students 51 predicted for this development Wastewater • Distance to Sewer Directly adjacent Services • Sewer Shed Ten Mile Trunkshed • Estimated Project See application Sewer ERU's • WRRF Declining 13.9 Balance • Project Consistent Yes with WW Master Plan/Facility Plan Page 3 • Impacts/Concerns Per the Sanitary Sewer Master Plan,this parcel is supposed to connect to sewer on the property to the north and ultimately to W.Franklin Rd.The current configuration has sewer going to the west.Under this configuration the sewage is pumped through two lift stations.It is unknown if the lift stations can handle the extra load.The City wants to avoid sending the waste to the west and through the lift stations.Please direct sewage to the north as shown in the master plan. Water • Distance to Water Directly adjacent Services • Pressure Zone 2 • Estimated Project See application Water ERU's • Water Quality None Concerns • Project Consistent Yes with Water Master Plan • Impacts/Concerns None C. Project Maps Future Land Use Map Aerial Map (fLegend High��Den Legend10 PraiectLflca-non ReSld�"tli F{o'e LocaTMar. Elr�plyment I ,O EAU- o �` `igin 1 i U-Re 5 luy� Ira 8Rl fiC Ill IY W.J ILLn, S1d nfi I II Jill 1 1 1 1 1 1 Fin 7 Il1TffPrr'{"i�� Page 4 Zoning Map Planned Development Map Legend R-4 L'-O L10 0 Legend @ Pro"ea- Lcca=or R..4 � I�Project Luca=or _-- -��I.IT-�- ' rLlfYllk �-- -- +- i Planrr--d Parve a _ R1WTF.L. - C- -N - RU, R 1 R R1 R-8 l UT -----' R1 I I I I I I I f I� RF�n� �l1lTfFrr'�'41� IaF�r.� �l1lTfFrr'�'41� III. APPLICANT INFORMATION A. Applicant: Jim Jewett—776 Riverside Dr., Ste. 204,Eagle,ID 83616 B. Owner: Same as Applicant C. Representative: Josh Beach, Sawtooth Land Surveying—2030 S. Washington Ave.,Emmett,ID 83617 IV. NOTICING Planning& Zoning City Council Posting Date Posting Date Newspaper notification published in newspaper 5/15/2020 Radius notification mailed to property owners within 300 feet 5/13/2020 Public hearing notice sign posted 5/20/2020 on site Nextdoor posting 5/13/2020 Page 5 V. COMPREHENSIVE PLAN ANALYSIS LAND USE: This property is designated Commercial on the Future Land Use Map in the Comprehensive Plan . The Commercial designation will provide a full range of commercial uses to serve area residents and visitors. Desired uses may include retail,restaurants,personal and professional services, and office uses, as well as appropriate public and quasi-public uses. Multi-family residential may be allowed in some cases,but should be careful to promote a high quality of life through thoughtful site design, connectivity, and amenities. The proposed high density multi-family development will provide housing options in close proximity to the rapidly developing Ten Mile area where employment uses are planned to develop. The proposed project is an extension of the Villas at Twelve Oaks project to the west and will share amenities and common open space. A segment of the City's multi-use pathway system is planned along the southern boundary of the site adjacent to the Ten Mile Creek which will provide a pedestrian connection from Linder Rd.to the west to the future employment uses in the Ten Mile area. Goals,Objectives, &Action Items: Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to the proposed use of this property(staff analysis in italics): • "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 high density multi family apartment units will contribute to the variety of residential categories in the City and in close proximity to the Ten Mile area as desired. • "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 and sewer service is available and can be extended by the developer with development in accord with UDC 11-3A-21. • "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 (i.e. mutli family apartments) is proposed in this development which contributes to the variety of housing types in this area. In the abutting Villas at Twelve Oaks project, duplex style and 8-and 12 plex multi family apartments were approved. • "Encourage compatible uses and site design to minimize conflicts and maximize use of land." (3.07.00) The proposed multi family residential use and site design should be compatible with multi family uses to the west, commercial uses to the north and single-family residential uses to the east across Linder Rd. • "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. Page 6 • "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 are required to be provided with development. • "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 multi family residential uses are proposed which are an allowed use in the Commercial FL UM designation. Public services and infrastructure are proposed to be provided. In summary, Staff believes the proposed development plan is generally consistent with the vision of the Comprehensive Plan for this area. VI. STAFF ANALYSIS A. ANNEXATION&ZONING The Applicant requests annexation of 6.63 acres of land with a TN-R(Traditional Neighborhood— Residential)zoning district. A conceptual site plan and building elevations were submitted showing how the property is planned to develop with 65 multi-family apartment units;this project is planned to be an extension of the multi-family project(Villas at Twelve Oaks) in the development process on the adjacent property to the west(see Section VIII.C,D). Multi-family developments are listed as a prinicipal permitted use in the TN-R district per UDC Table 11-2D-2. All future development is subject to the dimensional standards listed in UDC Table 11-2D-6 for the TN-R zoning district. There is an existing home on the site that is proposed to be retained and used as an additional rental/manager's unit. The site plan depicts access to the proposed development via the extension of a driveway at the west boundary of the site and via S. Linder Rd. A non-exclusive vehicular/pedestrian ingress-egress easement (Inst. 113099953) exists to this site from the property to the north that is located approximately 145.3 feet from the west end of the concrete fence along the north boundary; there is an existing 8-foot tall concrete wall constructed on the property line that prevents access between the properties. To facilitate connectivity between the residential project and the abutting commercial development,the Applicant should remove a small section of the wall(up to 24.5 feet in width as allowed by the easement)to allow for a pedestrian connection to be provided as a provision of the amended Development Agreement(DA). Because this property is proposed to be included as part of the multi-family development to the west,the overall common open space and site amenities should comply with the minimum standards listed in UDC 11-3G-3 and 11-4-3-27. Staff has verified the overall common open space and site amenities exceed the minimum UDC standards. To ensure common open space and site amenities are shared between the two sites, Staff recommends a DA provision is included requiring such. The Pathways Master Plan depicts a segment of the City's regional pathway on this site along the north side of the Ten Mile Creek and along the west side of S. Linder Rd. The pathway along the creek is planned to eventually provide a pedestrian connection between Linder and Ten Mile Roads. With the original Twelve Oaks project to the west, a pedestrian bridge was required to be constructed across the creek for a connection from the residential neighborhood(Whitestone Estate Subdivision) to the south to the north to Franklin Rd. Because the Pathways Plan at that time didn't depict an east/west pathway along the creek, a pathway was not required between the east and west boundaries. In order to facilitate Page 7 an east/west pathway connection between Linder and Ten Mile Roads and the Ten Mile area, Staff recommends a 10-foot wide pathway is constructed on the overall Twelve Oaks project in accord with the Plan as a provision of the amended DA. With development, a minimum 25-foot wide street buffer is required to be constructed along Linder Rd., landscaped per the standards listed in UDC 11-3B-7C. Typically,a detached sidewalk would be required within the street buffer along Linder Rd.,an arterial street,per UDC 11-3A-17; however, because a segment of the City's multi-use pathway is planned from the creek to the north,Staff recommends a detached 10-foot wide concrete pathway is constructed in lieu of a sidewalk in this location.The sidewalk south of the creek along Linder Rd. may be constructed in the future with the bridge widening project; ACHD is requiring a road trust for those improvements. Conceptual building elevations were submitted that are the same as those being constructed in the original Villas at Twelve Oaks development;no changes are proposed to the elevations in the DA(see Section VIII.D). All future structures are required to comply with the design standards listed in the Architectural Standards Manual. Detailed review of the elevations for compliance with these standards will take place with the Certificate of Zoning Compliance and Design Review application prior to application for building permits. Based on the analysis above in Section V, Staff is of the opinion the requested annexation with the TN-R zoning and proposed development is consistent with the Commercial FLUM designation for this site and uses desired in this area. The proposed annexation area is contiguous to City annexed property and is within the Area of City Impact Boundary. A legal description and exhibit map for the annexation area is included in Section VIII.A. Additional land on the north side of the creek on the adjacent Villas at Twelve Oaks property to the west that was inadvertently not included in the previous annexation boundary legal description is included in the proposed annexation boundary to clean up the zoning in this area. The City may require a development agreement(DA)in conjunction with an annexation pursuant to Idaho Code section 67-6511A. Because a DA exists on the associated project to the west,the Applicant proposes to amend that agreement to include the subject property rather than enter into a new agreement just for this property(see analysis below). Staff recommends additional provisions are included in the amended DA as mentioned above as a provision of annexation of this property. B. DEVELOPMENT AGREEMENT MODIFICATION A modification to the existing Development Agreement(Inst. #2016-095715)is proposed to include the subject property and proposed overall conceptual development plan in the agreement, and removal of the provision requiring an 8-foot tall concrete fence to be constructed(provision#6.1.9.). A legal description for the overall property proposed to be included in the DA is attached in Section VIII.B. The concrete fence/wall was previously required along the east boundary of the original Villas at Twelve Oaks multi-family project to buffer the previous rural residential use on the property proposed to be annexed with this application. Because the residential property is now owned by the same developer as the adjacent project,a fence/wall is no longer needed as a buffer as the project is proposed to be integrated as one development with shared common areas and amenities. Staff is in favor of the proposed modification to the DA with the added provisions noted in Section VI.A. VII. DECISION A. Staff: Staff recommends approval of the proposed Annexation&Zoning and amendment to the Development Agreement per the provisions in Section VIII in accord with the Findings in Section IX. Page 8 VIII. EXHIBITS A. Annexation&Zoning Legal Description and Exhibit Map 5awtooth Land urveyincj, LL 466 2030 5.WsShinyton Ave. J 044 Warthweat Med_,Ste.6 14 �"?.venue Eaat � Emmett, IQ 83G J 7 Caeur d'Akne,[a 83, 4 June, la 83338 �mt r 1 F: (208)338-8104 P={208}714-4544 F. (208)3c3-r303 F:{208}398-8I06 F={ 08}252 4463 F: (208)324-382 March 4,2020 Annexation Legal Description BASIS OF BEARING for this description is South 89113'17-East between a 5/8"rebar marring the N1 f4 corner of Section 14 and a brass cap mariang the section comer common to Sections 11, 12, 13 and 14, both in T 3 N., R. 1 W., B.M., Ada County, Idaho. A parcel of land being a portion of Lot 6,Block 1 cf Van Hees Subdivision as shown in Book 12 of Plats, at Page 683,Ada County Records and a portion of the Ten Mile Drain, located in the NE114 of the NE114 of Section 14,T. 3 N.,R. 1 W., B.M.,Ada County, Idaho,more palticulady described as follows; COMMENCING at a 513"rebar tap marking the N1/4 corner of said Section 14; Thence South 89013'17"East,€oincidentvah the north line of the NE14 of the NE1f4 of aid Section 14,a distance of 1993.41 feet; Thence South 0033'43"West coincident with the west line of Lot 1, Block 1, of said Van Hees Subdivision, 296.60 feet to the NW comer of said Lot 6,Block 1,of Van Hees Subdivision and the POINT OF BEGINNING; Thence South 89113'17"East,coincident with the north line of said Lot 6,Block 1, of Van Hess Subdivision, 664.51 feet to the€enterli ne of S. Linder Road; Thence South 0033'08"West,coincident with said centerline of S. Linder Road, 233.15 feet; Thence Nolth 89026'52"West 24.99 feet; Thence 37.45 feet along art of said curve and coincident with said south ban kof the Ten Mile drain, having radius of 76.40 feet,a central angle of 2SGOW59", subtended by a chord bearing, South 89a18'15"West, 37.07 feet; Thence South 75015'46"West,coincident YvKh the north line of Whitestone Estates Subdivision, 624.62 feet to a 518'reba r PLS 972; Thence South 7500143"West,coincident with said north line of Whitestone Estes Subdivision, 689.45 feet; Thence Nolth 0033'43"East, 124.41 feet; Thence Nolth 75007'43"East,689.45 feet; Thence Nolth 0033'43"East,276.88 feet to the POINT OF BEGINING; The above described parcel contains 6.63 acres, more or less. P a g e I I 13:12019119393-TVVELVE OAKS EXPANSIGNISurvey%Drawings%Descriptions119393 annexation legal RE;! 1.docx Page 9 SIS OF BEARING c��Y6�r h?:14 CVP.,sr.C.24 5 SrJ3'1 d6a,�77�s7,aal Y� .32 err rzreaoosaar� �—- _, W. FRANKLIN ROAD `�� �4 1.3 i I 3 9 S r ' VAN BEES SLJHUIL IUM AMVFCAKS w r 2,BLz)cK 1 `^ 5 8913,1 3'l]"E _664.5!' f 63 -,4-3'j POWT or fTrGl.vvlNc- LU VAN HEES S OWVMOJV LOT 6,aLocx i J i ' - L1 G'l , NIA 4,6 I ats 5 7 , LU vco WHrTESTCNEF5TATES[WR951CW L07-5 d-9,;A 0CK! i 4MF TAKE I CFi f, faW l , JQNTA , r[ u CtARVF TARE I� CYS4L2 �1r�Cl�hk�T71 011fa DaTAAW2E CFIOR�7dE A199 C?XAD!€hkZ7r CJ 37.4i' 76.a0' 20'G459' LEGEND PROPER7Y SCUWMR'Y L YVE EX�S TMG of€o aR r)r uyE srcrloatu LNE kXW OF WAY Fo^p-v$"qFw AS foTk P m6 fUUW R4A.4S LAP # 5r: W'REWICAP P7S]422! 7, CAC IAT.5D Pa'NT � � RYT37R�INF{7.4�iM1TICk SfCT30f!14 2 FxISFIxG� rn� aER T 3 N„ R, 1 W!, BrX � Ecr: owNFR C+k - 2030 S, WASHZIYG `ON AVE. DWG d VILLAS A!'7WELVE MS EMMETT, ID 83617 19$4 lWNEXATZCN EXHIE T OPEN ooaFt RENTALS LLC P. (208)�9 -81&4 PRQIFCT/ MERID M, IDAHO I �- 398-6105 14393 SAFFT SATE. 9{4{c�720 l as d +irk l -i} WWW.SAWT0oTf1LS-C()M J j�`! Page 10 B. Legal Description&Exhibit Map for Property to be Included in Amended Development Agreement awto th Land Surveying, LL 2Q3Q S, Wssh.g on A— 11144 NKfhwe�.k blvd„Ste. G 1 4 1 1° A,,snua Exst Pmmett, IP 53617 C.,n d'Alene.is W814 jffomd�, 11)633- P: {20113)39b5$1 O4 F: (205)714-A5441 P: 120O)5P2 )-5303 F: (205)3.3a,81 5 F- i2 }?92-4453 F; t205}324.352 March 12, 2020 Devefapment regal Descriptior1 BASIS OF REA1tM4 for tfli5 desonpaw is South 89013'17'E65t between an alum;rrum cap marking the N114 corner of Section 34 and a brass Cbp marking the section corner Cornmon to-Sections 1 i, 12, 13 and 14,kxated In T. 3 N., R- 1 W., B,M-,Ada County,Idahm A parcel of Mild being Lots 1 and 2, Black 1 of Twelve Oaks Sutdiylsion as shown in Back I IM of Plan, at P2ge 15179 and a portion of Lot 6,BJock I of Van Heel 5utdvIsion as shown In Book 12 of Plain at Page 688,Add County Pecords and a portion of the Ten Mile Dram,kxated irk the NE114 of the NEI)4 of SeCtiOn 14,T, 3 N,, R. 1 W-1 f3,M.,Ada County, Tdaho, more particularly described as follows; COMMENCING at an altaminum cap marking the N114 corner of said Section 14; Pienue South ago 13'17"East, coincident vrlth the north line of saGd NEI14 of Sectian 14, a distance of 1328,94 fee; to E 1)16 comer of Said Section 14; Therm South 0030?West, +49.00 feet to the NW corner of said Lot 2, Block t, Tweve Oaks Violas Sub&.ri5on and the POINT OF RLIG WING, Thence South 890 I3'17'East, ooincident with the north line of said Lot 1 and 2❑f Block X,Twelve Oaks 5ubdivl5ion,a distancze of 5%,16 feet, Thence North 89030'ff East, 10&33 facet In a SM"rebw PI.S 5802 marking the Northeast turner of said 4Ct 1,IIIOck 1, Twelve Oaks Subdlvi:�lon, Thence South Da33410 west,tolncMent with the east fine of said Lot 1, Block 1,Twelve Oaks Subdivision,a distance of 250.17 feet to a 5)8*rebar PLS 14221� Theme South 89°13'17'Fast, coincident with the north line of Lot b,Van limes SubdiviSion, 639.51 feet to a W rebar PL5 14221, LPIWce South 0°33'08'West, M.25 Boat to ttie South right of way of Ten We Drain and the begInni ng of a nmr- targlent curve to the left; Thence 37,95 feet along arc of said cow,mirboident with 5ald soutti right of way Of Teri Mile Drain, having radius of 75.40 feet,a central angle of 28 I24 59", Subtended by a chard bea ring South 89018'15"ides[, 37-07 feet; Thence South 75015146"West, colnoident with saW South right of way of Tan Mlle Drain,624.62 feet to a 5/8'rmtmr PL5 972; � h Thence North 0033'55*E;35t, 129.41 feet toil 518"rebar pL5 14221; 'C E Thence South 150074Y West,coinckfent with Bald south right of way of Ten Mile drake, 6D9,45 feet 0 Thence North 0034'18"Bast, 710.64 feet to the POINT OF$66I#IN1FICs, OF Gt , The above described parcel COnta+n5 14.019 acres, more or k�m P oi( I I P:L2019%19393•TINELVF-OAKS E PANSON)Survey%DrewingskDoscripl*ona119303 Deve4aprnent legal.docx Page 11 a45S OF SIR W ................................:..................._.—..--.....sRsar���E 2657.81V F 1116 CDR„SEC ra e329Cgy [7�F j1qU] as W.} 4N�CLFNRQ4D 23za,0 -— ... ms S$QZ 7tiiMUF C105 $ vl j 5118ISN[SfOh 3r*+ L TWRVE OARS T4221 5 891,23"' t- o3 t-Sl• ac $ st�8or 2RU I I� l r LM ALOCKI I VAN FfF 55La19 R75lOVP w, L t015 6'' I R8956GO210 cli I v r tJ gip, tea' i W— _ PCS l4M '`et p 4Yr12iE'TOW ESTATE RAM)NISM r l ZOT5 I-1 :OLOIQ[2 - LINE TAME OWF 'F I t J' .9f' TE x � G}+4RRLFH C3+OR9aEAR6`fG'r�rAh41�E .�' saa°gars tir �a�as 2 �(). A&Wrv. � ���� ws�7r 6UJAI�WIRYZL9E Cry ECPNG f*T0 OR LOT UNE SECrna4u rIME dll RIGHT OF WAY f l F04m+0 994-Z CW Fmm QAAUfc,w1 C+4Pr+rOKA)NEW OFF , SEr""raFav etdW PLS 1422f P ! S—Fr.V2'RMWeW PLS A4221 d CAL W?33�POW 5,E OfV 14 EU5T]hG LOT MAR&ER F,3 A�,,14, I UV., E.M. nrrs rarer owrut5q{pEygLpaL�e: 200 5, WASHINGTON AVE. TWELVE OAKS EXWETT,m 0617 2 9393fi DEVELOPMENT AGREEMENT OPEN DOOR RENTALS LLr= P:( 399-8104 aa�xacr* UG A VARY E7098rT P ( 8)399-8105 19M MTVr aaao Lav rel I-t c Www.,sA w nXmLlL5.CQm J OF, Page 12 C. Overall Conceptual Site Plan to be Included in Amended Development Agreement(dated: 11/25/19) I s EDr i r �a �.. �-R 7 ..1 r �4 cO1~�- f� fEu�lile�l � Page 13 D. Conceptual Building Elevations &Floor Plans(dated: 5/6/16) rn HCE►TVAL GE#94R aMAWIRQs SA 1a +y ' 44" 3 a[ ,. 2 . ❑ �. ❑ r ♦ii ..- LitrSwa. .r 1 t IT'!DPL ICE&-f-WAT"IrrPE 7k +2Iy'e"FRONT ELkV. ER MPE 7.Sly CONCEPTUAL CENQ614RAWMOS IMAG 1 111111 4R.. P. j TPK.h,ErJERHMTdDb rME41Im i q) f #w- -s. - ��ti r �� I ❑ *�,,� - 1 fir . L T — imr! ` — _ gR.ELEVB �I rYi�,a yl�ELeaR i Sx�+7'rtE�i +�i�_CtL/I�r�wat,pa{irFE+•L F14.i Page 14 GDNCEFTIIAL DETMH DRAWINGS s.G.10 IT m 0 �fRrMT El[44T1cF:IwERT1 � "�1�+4�ELE+'Af 141PIEi4FT} Il 3SLDE SLEYAT I N fMQ TTx i 4 S:CE E1F nT"I SOU--I-. 6.61 CONCEPTUAL DESIGN DRAWINGS 5.6.16 F- �.� i,xoalerl:ialli ram. � ✓-_. -zm. Ir [or] — i — 1 FRONT ELEVATION(O1IFLEX❑I,O4.A D7) � e m � REAR ELEVATION(DUPLEX D1M.&❑7) - ILJC U — .. :. _ _ iH1PLE1f 1CI M of o4&a 4 SIDE EL'A"ON{➢l1 rx 1)1-Em&O7) ']31bE ELEVATION(DUPLEX O1 p4,&D74 A8.71 Page 15 CONCEPTUAL13ESIONORA44ING4 5.F.lii =— — 47,+ rNalt Cirw5[Rxq UnMr.a fLFb a oo � � 3 - q ❑ 1 -'eLV1�CvnI10n g}u�L7[Oe6aa Wd C1 P &DE ELEV,4TCH iOf.PLFA CR Da a E]c4+TIMfAMEEKDaDa4i 9Ei 1'STT� CONCEPTUAL DESIGN DRAWINGS 5.6.16 El El E..i: Vol— FRONT! +` ELEVATION[Oi1PLE%D3,136 8 091 �l dwg EJ ICI JI G 1 j REAR ELEVATION(M PLEX W.116&M) �._ � .___....._... ILJ r j. FFI ouaLor A SdE ELEVATION IDI1PlEX O3,O8 d O91 759OE ELEVATION(DUPLEX O3p8 8 DO Page 16 CON-rEP TLIAL CESN]ih DRAY 1,109 SAAS 10 } '..'INBL=110E ELEL'-'ICIh MDR%13MLE 94CE 1E'.AT104 � I I "�.FPf1Ff kl FH,71 CN ��• G.l0.�.riE4 rt 4 EAR ELEVOLU C0NC9P'rUAL OrSIGN DRAWINGS 5.6.16 nfAi — l N Y TYPICAL SIDE ELEVATION 0 y $ IC m L r 2T?NT ELEVATION I ELEVS- '_ GdRAGE 6 3REAR ELEVATION A6N�$2 Page 17 CONCUTLOALEFE916YFORAWINGS SALIG r ri �i .1 �rtan[I api� - R I � t[1 rltl� �f�E E4[��4M 3AOE 4EMn4K ASJ.OJ CONCEPTUAL OF&IGN DRAMNGS 5.6.16 51[1E E:LE'VATFIXJ cu 3T?NT aEVATIGN _ _ FXf.ELEVS. GARAGE d REAR ELEVATION AB.84 Page 18 EWKFZA PUMA 13 wL �- - 4 ' 1 .. 'I R•i 21GDEM6 FLECA PLH4.TtlE 47A2._ 1 OR LEE1EhO 07„ 4 I.�� ,1 co ' O•�EFIQIl6 n'. Xi 0 Ws _,f .ne OpM►4+f+ 1+15 7 ��T/�p{,N hNl TYn4 7 � �•�!�'� �i T r. - -' "�lCOONG FL£i�a4IJ� "*PLi /S2, Page 19 tT3 1 TYPICdi SipE ELEVATION � S _7 0 Q} � ^ZFTw ELEVATION rS�� EXT.ELEV5_ '"` GARAGE 5 �uaa 3R RELEVATION mmrwrso-rt AB„82 Page 20 E. Proposed Amendments to Existing Development Agreement Staff's recommended amendments are noted in underline text. 6.1.9 An 8 feet tall eonefete fenee is r-equir-ed to be eenstnaeted along the east boundafy of th adjaeepA to the Ream pr-epeft-y(Par-eel No. R8956000200)to mateh the existing fenee along the 6.1.9 A pedestrian connection shall be provided between the Villas at Twelve Oaks East propeLty and the commercial property to the north(i.e.Van Hees Subdivision) as facilitated by the previously recorded access easement in the location and width specified in the easement(Inst. #1130999531 6.1.10 A 10-foot wide multi-use pathway shall be constructed along the north side of the Ten Mile Creek and a detached 10-foot wide multi-use pathway shall be constructed along the west side of S. Linder Rd. in accord with the Pathways Master Plan prior to issuance of the first Certificate of Occupancy within the Villas at Twelve Oaks East portion of the development. 6.1.11 A 14-foot wide public pedestrian easement shall be submitted to the Planning Division for the multi-use pathways on the site prior to issuance of the first Certificate of Occupancy within the Villas at Twelve Oaks East portion of the development. 6.1.12 The common open space and site amenities shall be shared between the Villas at Twelve Oaks and the Villas at Twelve Oaks East developments. IX. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION 1. The amended Development Agreement(DA)proposed by the Applicant,including new provisions recommended by Staff as a provision of annexation of this property, shall be signed by the property owner and returned to the Planning Division within six(6)months of the City Council granting the annexation. B. PUBLIC WORKS 1. Site Specific Conditions of Approval 1.1 A street light plan will need to be included in the final plat or building permit application. Street light plan requirements are listed in section 6-7 of the City's Design Standards. 1.2 Per the Sanitary Sewer Master Plan,this parcel is supposed to connect to sewer on the property to the north and ultimately to W. Franklin Rd. The current configuration has sewer going to the west.Under this configuration the sewage is pumped through two lift stations. It is unknown if the lift stations can handle the extra load. The City wants to avoid sending the waste to the west and through the lift stations. Please direct sewage to the north as shown in the master plan.. 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. Page 21 2.2 Per Meridian City Code(MCC),the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way(include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat,but rather dedicated outside the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement(on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor,which must include the area of the easement(marked EXHIBIT A)and an 81/2"x I I"map with bearings and distances(marked EXHIBIT B)for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted,reviewed, and approved prior to development plan approval. 2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. 2.6 All irrigation ditches, canals, laterals,or drains, exclusive of natural waterways, intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. 2.7 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at(208)334-2190. 2.8 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections(208)375-5211. 2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded,prior to applying for building permits. 2.10 A letter of credit or cash surety in the amount of 110%will be required for all uncompleted fencing, landscaping, amenities, etc.,prior to signature on the final plat. 2.11 All improvements related to public life, safety and health shall be completed prior to occupancy of the structures.Where approved by the City Engineer, an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-3B. Page 22 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. 2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount of 125%of the total construction cost for all incomplete sewer,water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit,cash deposit or bond. Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20%of the total construction cost for all completed sewer,water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. C. FIRE DEPARTMENT https:llweblink.meridianciU.ory WWebLinkIDocView.aspx?id=186317&dbid=0&repo=MeridianCitE Page 23 D. POLICE DEPARTMENT https://weblink.meridianciV.oLvlWebLinkIDocView.aspx?id=188198&dbid=0&re2o=MeridianCiU E. PARK'S DEPARTMENT https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=189330&dbid=0&repo=Meridian City F. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID) hops://weblink.meridiancity.org/WebLink/DocView.aspx?id=187167&dbid=0&r0o=MeridianCity G. CENTRAL DISTRICT HEALTH DEPARTMENT(CDHD) https://weblink.meridiancity.orQ/WebLinkIDocView.aspx?id=186408&dbid=0&repo=MeridianCity H. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ) https://weblink.meridianciiy.org/WebLink/Doc View.aspx?id=186721&dbid=0&repo=Meridian City I. WEST ADA SCHOOL DISTRICT(WASD) hops://weblink.meridiancity.org/WebLink/DocView.aspx?id=18 7589&dbid=0&r0o=MeridianCity J. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO(COMPASS) https://weblink.meridiancity.or lWebLink/Doc View.aspx?id=188453&dbid=0&repo=Meridian City K. ADA COUNTY HIGHWAY DISTRICT(ACHD) https://weblink.meridiancity.or lWebLink/DocView.aspx?id=187880&dbid=0&repo=Meridian City X. FINDINGS A. Annexation and/or Rezone(UDC 11-513-3E) 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 Applicant is proposing to annex the subject 6.63 acre property with TN-R zoning and develop multi family apartment dwellings on the site at a gross density of 13.9 units per acre consistent with the associated Commercial FLUM designation for this property. (See section V above for more information) 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Stafffinds the proposed map amendment and development complies with the regulations for the commercial district and with the Comprehensive Plan. Page 24 3. The map amendment shall not be materially detrimental to the public health,safety, and welfare; Stafffinds the proposed map amendment should not be detrimental to the public health, safety and welfare as the proposed multi family residential uses should be compatible with adjacent multi- family, single-family and commercial uses in the area. 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 City services are available to be provided to this development. 5. The annexation(as applicable)is in the best interest of city. Stafffinds the proposed annexation is in the best interest of the City. Page 25