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Z - Signed Findings Item#7. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW C�f[EFI DIAN, AND DECISION&ORDER A, In the Matter of the Request for Preliminary Plat,by Investment Analytics Group, Case No(s).H-2020-0025 For the City Council Hearing Date of: July 21,2020 (Findings on August 4,2020) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of July 21,2020,incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of July 21, 2020, incorporated by reference) 3. Application and Property Facts(see attached Staff Report for the hearing date of July 21,2020, incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of July 21, 2020, incorporated by reference) B. Conclusions of Law I. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use Planning Act of 1975,"codified at Chapter 65,Title 67,Idaho Code(I.C. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified as Title I I Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by ordinance, established the Impact Area and the Comprehensive Plan of the City of Meridian, which was adopted December 17,2019,Resolution No. 19-2179 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § I I-5A. 4. Due consideration has been given to the comment(s)received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this Decision,which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant,the Community Development Department,the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of July 21,2020, incorporated by reference. The conditions are concluded to be FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(CHUKAR RIDGE—H-2020-0025) - I - Page 120 Item#7. reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon the above and foregoing Findings of Fact which are herein adopted,it is hereby ordered that: 1. The applicant's request for Preliminary Plat is hereby approved per the conditions of approval in the Staff Report for the hearing date of July 21,2020, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Preliminary Plat Duration Please take notice that approval of a preliminary plat,combined preliminary and final plat, or short plat shall become null and void if the applicant fails to obtain the city engineer's signature on the final plat within two(2)years of the approval of the preliminary plat or the combined preliminary and final plat or short plat(UDC 11-613-7A). In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and conforms substantially to the approved preliminary plat, such segments, if submitted within successive intervals of two(2)years,may be considered for final approval without resubmission for preliminary plat approval(UDC 11-613-713). Upon written request and filed by the applicant prior to the termination of the period in accord with 11-6B-7.A,the Director may authorize a single extension of time to obtain the City Engineer's signature on the final plat not to exceed two(2)years. Additional time extensions up to two(2)years as determined and approved by the City Council may be granted. With all extensions,the Director or City Council may require the preliminary plat, combined preliminary and final plat or short plat to comply with the current provisions of Meridian City Code Title 11. If the above timetable is not met and the applicant does not receive a time extension,the property shall be required to go through the platting procedure again(UDC 1I- 6B-7C). Notice of Development Agreement Duration The city and/or an applicant may request a development agreement or a modification to a development agreement consistent with Idaho Code section 67-6511A. The development agreement may be initiated by the city or applicant as part of a request for annexation and/or rezone at any time prior to the adoption of findings for such request. A development agreement may be modified by the city or an affected party of the development agreement. Decision on the development agreement modification is made by the city council in accord with this chapter. When approved, said development agreement shall be signed by the property owner(s) and returned to the city within six(6)months of the city council granting the modification. A modification to the development agreement may be initiated prior to signature of the agreement by all parties and/or may be requested to extend the time allowed for the agreement to be signed and returned to the city if filed prior to the end of the six(6)month approval period. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(CHUKAR RIDGE—H-2020-0025) -2- Page 121 Item#7. E. Notice of Final Action and Right to Regulatory Takings Analysis 1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, denial of a development application entitles the Owner to request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty-eight(28)days after the final decision concerning the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review may be filed. 2. Please take notice that this is a final action of the governing body of the City of Meridian. When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person who has an interest in real property which may be adversely affected by the final action of the governing board may within twenty-eight(28)days after the date of this decision and order seek a judicial review as provided by Chapter 52, Title 67,Idaho Code. F. Attached: Staff Report for the hearing date of July 21,2020. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(CHUKAR RIDGE—H-2020-0025) -3- Page 122 Item#7. By action of the City Council at its regular meeting held on the 4th day of August 2020 COUNCIL PRESIDENT TREG BERNT VOTED AYE AYE COUNCIL VICE PRESIDENT BRAD HOAGLUN VOTED AYE COUNCIL MEMBER JESSICA PERREAULT VOTED COUNCIL MEMBER LUKE CAVENER VOTED AYE COUNCIL MEMBER JOE BORTON VOTED AYE COUNCIL MEMBER LIZ STRADER VOTED AYE MAYOR ROBERT E. SIMISON VOTED (TIE BREAKER) Mayor Robert E. Simison Attest: Chris Johnson City Clerk Copy served upon Applicant, Community Development Department,Public Works Department and City Attorney. By: Dated: 8-4-2020 City Clerk's Office FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(CHUKAR RIDGE—H-2020-0025) -4- Page 123 E Item#7. A STAFF REPORT C: E IDIAN -- COMMUNITY DEVELOPMENT DEPARTMENT HEARING 7/21/2020 -------- Legend DATE: ��PFaject Lflcai�an �'TO: Mayor&City Council FROM: Alan Tiefenbach Associate Planner 208-489-0573 SUBJECT: PP-H-2020-0025 Chukar Ridge LOCATION: The site is located at 4005 N. McDermott Rd., in the NE '/4 of Section 32, Township 4 N.,Range 1W. I. PROJECT DESCRIPTION Preliminary plat consisting of 63 buildable lots, 8 common lots and 5 other lots on 15.42 acres of land in the R-8 zoning district. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 15.42 Future Land Use Designation Mixed Use Neighborhood Existing Land Use(s) Single Family/Rural Proposed Land Use(s) Single Family,63 Lots Lots(#and type;bldg./common) 63 Single Family Phasing Plan(#of phases) 1 phase Number of Residential Units(type 63 of units) Density 4 du/acre Open Space(acres,total 1.24 acres, 17%total open space, 10.2%qualified open [%]/buffer/qualified) space Amenities <20 acres,one required. Physical Features(waterways, McFadden Canal traverses the property along the northern hazards,flood plain,hillside) perimeter. Neighborhood meeting date;#of February 6,2020— 1 attendee signed in. attendees: History(previous approvals) H-2018-0075,DA 2019-005925 Page 1 Page 124 Item#7. B. Community Metrics Description Details Page Ada County Highway District • Staff report(yes/no) No • Requires ACHD Commission Action Yes—ACHD hearing will occur on June (yes/no) 10,2020. Access(Arterial/Collectors/State Primary access is proposed to W. Hwy/Local)(Existing and Proposed) McMillan Rd. and W.Ustick Rd via north/south and west/east collectors being constructed by West Ada School District with development of Owyhee High School.Emergency access will occur along the McFadden Drain easement. Stub Street/Interconnectivity/Cross Access Two southern stubs are proposed that will connect to any future development at the south. Existing Road Network Local public streets Existing Arterial Sidewalks/Buffers A 35'buffer is proposed at the west for future development of Hwy 16. Proposed Road Improvements Local streets are being constructed to serve this development. Distance to nearest City Park(+size) Approx. 3 miles to Reta Huskey Park, 4 miles to Keith Bird Legacy Park,and Heroes Park Distance to other key services Adjacent to future elementary and high school. Fire Service • Distance to Fire Station Fire Station No.2,3.1 miles • Fire Response Time 5 minutes.When SH 16 is constructed, response time will be longer. • Resource Reliability 76%-does meet the targeted goal of 80% or greater • Risk Identification Risk Factor 2. Current resources would not be adequate to supply serve to project. • Accessibility Project meets all required access,road widths and turnaround. • Special/resource needs Project will not require an aerial device; cannot meet this need in the required timeframe if a truck company is required. Closest truck company is 13 minutes travel time. • Water Supply Requires 1,000 gallons per minute for one hour,may be less if buildings are fully sprinklered. Page 2 Page 125 Item#7. Police Service Meridian Police Department -Chukar Ridge Location of new development- 4005 N McDermott Road Time Frame- 03/01/2019-02/29/2020 Level of Service(Los)-Delivered By Reporting District(RD-M718/A096**J Calls for Service(CFS): Response Times: Dispatch to Arrival(all units) Average Response Times by Priority: 'City of Meridian' Priority.3 (MPD Goal is within 3 to 5 minutes) 3:4 Priority 2 (MPP Goal is within a to 20 minutes) 7:1 Priority 2 (MPU Goal is within 25 to 20 minutes) 10:4 Average Response Times by Priority:'M718/Ao96**' Priority 3 5:0 Priority 2 9:4 Priority 1 0:00** Calls for Service (CFS):Calls occurring in RD'M7181A096**' US Count Total i %of Calls for Service split by Priority in'M718/A096**' %of P3 US 7,111 %of P2 CF5 71.4° %of P3 CF5 21.411 %of PO CFS 0.011, Crimes Crime Count Total Crashes *Crash Count Total No comments were received on this West Ada School District application. • Distance(elem,ms,hs) A new elementary and high school are planned for construction adjacent to the site. Wastewater • Distance to Sewer Services McDermott Trunk is being constructed as part of the Owyhee High School Project. • Sewer Shed N.McDermott Trunkshed • Estimated Project Sewer ERU's See application • WRRF Declining Balance 13.91 • Project Consistent with WW Master Plan/Facility Y Plan • Impacts/Concerns Sewer mainlines/manholes are not allowed in common driveways or under sidewalks. Water • Distance to Water Services 0 • Pressure Zone I E 1 • Estimated Project Water ERU's See application • Water Quality Results in two dead-end water mains which may result in poor water quality.Development to the south will eliminate these dead-ends and correct problem. • Project Consistent with Water Master Plan Yes • Impacts/Concerns Development will need to be modeled at each phase at Final Plat to make sure minimum fire flow is met. Page 3 Page 126 Item#7. C. Project Area Maps Future Land Use Map Aerial Map Legend Legend Project Lccaior ' Project Luca fan ed-tH igh DertSity me ium, _ Resid ti Density; r " iderntial _ n - i e I ' I ' Zoning Map Planned Development Map Legend -1 R Legend Project Lacaiiar Project Lcca=ar .' -i City urnitr -8 UT. — Planned Pa,v_- RUT i+ i j JJ R- R-4 RUT III. APPLICANT INFORMATION A. Applicant: Investment Analytics Group—800 W. Main Street#1460,Boise,ID 83702 B. Owner: Robert and Judith Spriggel—4005 N. McDermott Rd,Meridian,ID 83646 Page 4 Page 127 Item#7. C. Representative: Matt Adams,the Land Group Inc—462 E. Shore Dr. #100,Eagle,ID 83616 IV. NOTICING Planning&Zoning City Council Posting Date Posting Date Newspaper Notification 5/15/2020 7/3/2020 Radius notification mailed to properties within 300 feet 5/13/2020 7/1/2020 Public hearing notice sign posted 5/23/2020 7/11/2020 on site Nextdoor posting 5/13/2020 7/l/2020 V. STAFF ANALYSIS A. Future Land Use Map Designation(https:llwww.meridianciu.or /�compplan) This property is designated Mixed Use Neighborhood on the City's Future Land Use Map(FLUM) contained in the Comprehensive Plan. The purpose of this designation is to assign areas where neighborhood-serving uses and dwellings are seamlessly integrated into the urban fabric. The intent is to avoid predominantly single-use developments by incorporating a variety of uses. Land uses in these areas should be primarily residential with supporting non-residential services. Employment opportunities for those living in the neighborhood are encouraged. Connectivity and access between the non-residential and residential land uses is particularly critical in MU-N areas. This property was annexed and zoned to Medium-Density Residential (R-8) in October of 2018 as part of the Owyhee High School Annexation. The project included a high school surrounded by new detached single family residences. At the time of this annexation, the Comprehensive Plan recommended this area for Medium Density Residential. The purpose of the MDR designation is to allow smaller lots for residential purposes within City limits. Uses may include single-family homes at gross densities of 3 to 8 dwelling units per acre. Since this time the recommendations of the Comprehensive Plan have been changed, but development of the property under the standards of the R-8 zone district is now an entitlement. Staff notes there is a 40-acre property to the south of the subject property which is presently not within the City limits. This property is also designated as Mixed Use Neighborhood by the Future Land Use Map. Even though the subject property is already entitled with R-8 zoning, there is still an opportunity to encourage mixed use development within the area as envisioned by the comprehensive plan. A development agreement (H-2019-005925, DA #2019-005925) exists between Bob Spriggel and the City of Meridian with a concept plan that depicts a single family development as envisioned under the previous Comprehensive Plan designation. Page 5 Page 128 Item#7. Comprehensive Plan Policies(https://www.meridiancioy.orglcompplan): 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. R-8 zoning and detached single-family homes are abundant in this immediate area. Within half a mile of the site, there are numerous single family residences and two proposed schools. • "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 142,638 sf of open space. 88,606 square feet of this open space is within the McFadden Drain easement and the remaining 54,032 square feet is proposed as common open space. As discussed below, the project incorporates a small internal pathway loop. 5'wide attached sidewalks are proposed on both sides of all roads. This development is directly adjacent to both a future elementary school (to the west) and Owyhee High School(to the south) of which is anticipated to be completed in the fall of 2021. • "Require pedestrian access in all new development to link subdivisions together and promote neighborhood connectivity". (2.02.01D) Attached sidewalks are proposed on both side of all streets. Sidewalks will be completed to the terminus of stub streets at the south which would connect to any future development of the adjacent 40-acre vacant parcel to the south (currently not within the City). Owyhee High School is being constructed to the southeast of the property, and a new elementary school is planned directly adjacent (east) of the site. The Owyhee High School Development Agreement requires a 10'detached pathway along the north/south collector street being constructed, and detached sidewalks to the subject property. • "Ensure development provides safe routes and access to schools,parks, and other community gathering places. (2.02.01 G)" As mentioned, the property is directly adjacent to sites identified as locations of a new elementary school and new high school. Per the terms of the development agreement between West Ada School District and the City of Meridian (DA 2019- 005924), the District will be required to construct a 10'wide pathway along the north-south collector serving the subject site to W. Ustick Road. The District is also Page 6 Page 129 Item#7. required to construct an east/west collector street from the N/S collector to the subject property. Detached sidewalks or pathways will be required along this street. • "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. • "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. B. Existing Structures/Site Improvements: There is one existing single family residence on the site. This residence will be removed with development of the proposed subdivision. C. Proposed Use Analysis: Single-family detached dwellings are listed as a principal permitted use in the R-8 zoning districts in UDC Table 11-2A-2. D. Dimensional Standards(UDC 11-2): All proposed lots and public streets appear to meet UDC dimensional standards per the submitted preliminary plat. This includes property sizes, required street frontages, and road widths. Development of the subdivision is required to comply with the subdivision design and improvement standards listed in UDC I I-6C-3, including but not limited to streets, common driveways and block face. In addition, all subdivision developments are also required to comply with Subdivision Design and Improvement Standards (UDC I I- 6C-3) regarding common driveways. There are three (3) common driveways proposed; such driveways should be constructed in accord with the standards listed in UDC 11-6C-3D. An exhibit should be submitted with the final plat application that depicts the setbacks,fencing, building envelope, and orientation of the lots and structures accessed via the common driveway; if a property abuts a common driveway 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. 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. Page 7 Page 130 Item#7. Address signage should be provided at the public street for homes accessed via common driveways for emergency wayfinding purposes. E. Access(UDC 11-3A-3, 11-3H-4): The Chukar Ridge Subdivision is proposed to take access from three primary roads: W. McMillan Road, W. Ustick Road, and(temporarily)N. McDermott Road(see attached access exhibit). Access from W. Ustick and W. McMillan will occur from a north/south public collector roadway (shown in orange on the access exhibit) which would then connect to an east/west local street terminating into the development. The portion of the collector south of the subject property to W. Ustick Road is currently under construction and completion is anticipated this year. The portion of the public roadway north of the subject property to W. McMillan Road is required to be constructed as part of the Gander Creek Subdivision and construction is anticipated to be completed in late 2021. West Ada County Schools are constructing the east/west local street from the collector to the subject property per the 2019 Annexation Development Agreement (an elementary school is anticipated directly west of the subject property). Two stub streets are being provided with this development for any future build out of the property to the south, which is presently not in the City of Meridian limits. No more than 30 lots can be served without a secondary access. There was a secondary emergency access proposed which would(temporarily) occur from the north through Common Lot 2, Block 2 and to a gravel road eastbound along a utility easement adjacent to the McFadden Drain and to N. McDermott Road. However, at some point, a Hwy 16 extension east of the property will be constructed. This would terminate eastbound emergency access along the McFadden Drain. As an alternative, the applicant proposes access westbound along the McFadden Drain and to a north/south collector road that is to be constructed as part of the Gander Creek Subdivision and W. Ada County Elementary School. Meridian Fire has reviewed this plan and agrees with the access. Staff does have concerns with allowing a subdivision of more than 30 homes to be constructed before secondary access is established. Staff recommends as a condition of approval that no more than 30 homes may be constructed without a permanent secondary access. UDC 11-6C-3 prohibits lots with double frontages. This type of road configuration is shown along Lots I-10 of Block 2. Staff recommends a condition that the plat and landscape plan be revised to incorporate a 10'wide buffer in a common lot between the future north/south local street and Lots 1-10 Block 2. NOTE: The City has approved the second phase of the Gander Creek South Subdivisions. This phase does include a stub street in a location that will be extended when the elementary school is developed west of this property. Timing for the extension of this roadway is unknown at this time. ACHD has noted this preliminary plat will go to a hearing on June 10, 2020, after the Planning Commission hearing for this preliminary plat. The applicant has requested this preliminary plat move forward with a recommendation from the Planning Commission with a condition that any ACHD comments will be addressed 10 days prior to the City Page 8 Page 131 Item#7. Council meeting or at the time of final plat. Staff is unsure if ACHD will require significant changes or whether changes would significantly change design of the development. The Planning Commission should discuss whether they are comfortable with moving forward on this application prior to comments from ACHD. F. 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. G. Pathways ( UDC 11-3A-8): Several pathways are proposed with this development and are being requested to be credited toward the qualified open space requirement. The applicant has submitted conceptual exhibits to demonstrate the alignment and distance. The pathways run north/ south along landscaped common open spaces in Block 2 from the southern periphery of the site to McFadden Drain, west a distance of approximately 330 feet west along the McFadden Drain, then north/south though landscaped common space in approximately the center of the development back to the southern perimeter. This entire loop is approximately '/ mile in length. There are several connections to this loop from the sidewalks on the interior road. Staff has requested these common areas along the "loop" include sitting and passive recreating areas. The applicant has agreed to this and proposes the conceptual pathway plan as part of the preliminary plat, with a condition of approval that an updated landscape plan with the final pathway plan will be submitted with the final plat. All pathways will be required to meet the requirements of section H- 3A-8 of the UDC. H. Sidewalks(UDC 11-3A-17): Attached sidewalks are proposed along internal streets in accord with the standards listed in UDC 11-3A-17. I. Parkways (UDC 11-3A-17): No parkways are proposed with this plat. J. Landscaping(UDC 11-3B): The development proposes approximately 142,638 sf of open space. 88,606 square feet of this open space is within the McFadden Drain easement and must remain gravel. The remaining 54,032 square feet is proposed as common open space. Common open space is required to be landscaped with one tree per 8,000 square feet of landscaped area in accord with the standards listed in UDC 11-3G-3E. The preliminary plat complies with this requirement. Page 9 Page 132 Item#7. The preliminary plat sets aside an approximately 52,000 square foot parcel at the east (Lot 40 Block 2)for future development of Highway 16. Between the proposed plat area and the "highway parcel", the landscape plan proposes a landscape buffer of between 50'and 100'feet in width in accordance with UDC 11-2A-6. A 35'wide buffer adjacent to entryway corridors is required; the rest of the buffer is being used for their trail system and common open space. K. Qualified Open Space (UDC 11-3G): The applicant proposes 54,032 square feet of qualified open space, or 10.2%. The majority of this qualified open space comprises a walkway loop and passive recreation area with an approximately 16,500 square foot open space area at the center of the development (please see the conceptual pathway plan). Landscaping will surround a paved trail on the south side of Lot 37 and the length of Block 2 (east perimeter). This open area will connect to the McFadden Drain (which must remain gravel), then the pathway will return south through the center of the development. The landscaping as proposed meets the minimum requirements of 11-3B but it is not reflected on either the preliminary landscape plan or open space exhibits whether any additional amenities such as benches or outdoor seating areas are proposed. Also, the conceptual pathway plan evolved from discussions with staff and the applicant late in the design process. The applicant understands the landscape plan must be revised 10 days prior to City Council to indicate the pathway alignment, type and design of construction, any outdoor seating, and other passive recreation areas. This landscape plan should clearly indicate Lot 25, Block 2, which is both providing emergency access out the McFadden Drain and serving as a walkway to the loop system, to contain landscape strips of a minimum of 10'wide on either side of the gravel access. These requirements have been added as a condition of approval. L. Qualified Site Amenities (UDC 11-3G): Based on the area of the proposed plat (15.4 acres), a minimum of one (1) qualified site amenity is required to be provided per the standards listed in UDC 11-3G-3C. The applicant has proposed one (1) qualified amenity, their pathway loop. As mentioned, this system consists of several lengths of paved walkways running through common open space areas that tie to the Mcfadden Drain as well as proposed sidewalks to complete an approximately '/ mile loop. The proposed qualified open space and trail loop would meet the minimum requirements for at least 10%qualified open space as long as the pathway meets the minimum requirements of UDC 11-3A-8 and were landscaped in accordance with UDC 11-3B-12. As the conceptual pathway plan resulted in discussions with staff and the applicant late in the design process, the applicant understands the landscape plan should be revised to indicate the pathway alignment and any outdoor seating and other passive recreation areas prior to City Council. This has been added as a condition of approval. Page 10 Page 133 Item#7. M. Waterways(UDC 11-3A-�: The Mcfadden Drain runs along the northern perimeter of the property within a 65 foot wide easement. The applicant proposes to use this area for emergency access westbound. The Applicant also proposes to connect their pathway system to this area. The applicant should coordinate with the irrigation district to ensure public access will be authorized within this area. Prevention of public access could affect whether their trail loop receives credits as qualified open space and an amenity. UDC 11-3A-states "Irrigation ditches, laterals, canals, sloughs and drains may be left open when used as a water amenity or linear open space. " The applicant intends to leave the McFadden Drainage open and connect it to their pathway system. Staff does not object to this but is adding a recommendation that the McFadden Drain be landscaped as allowed by the irrigation district. N. Fencing(UDC 11-3A-6, 11-3A-7): 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 and consists of 6' high open style metal fencing along the common areas serving the pathways and 6' vinyl closed style fencing behind(north) the lots on Block 2 adjacent to the McFadden Drain. O. Utilities (UDC 11-3A-21): Public services are available to accommodate the proposed Development. All lots within the subdivision will be provided domestic water and sanitary sewer service by the City via extensions available along the south side of the McFadden Drain. P. Building Elevations (UDC 11-3A-19 I Architectural Standards Manual): The Applicant has submitted sample elevations of the single-family homes for this project(see Section VII.F). The single-family homes are depicted as two-story structures with two-car garages, and a variety of finish materials with stone and lap-siding combinations. The submitted sample elevations appear to meet design requirements for single-family homes. VI. DECISION A. Staff: Staff recommends approval of the requested preliminary plat with the conditions noted in Section IX.A per the Findings in Section IX. Page 11 Page 134 Item#7. B. The Meridian Planning &Zoning Commission heard this item on June 4, 2020. At the public hearing, the Commission moved to recommend approval of the subject Preliminary Plat request. 1. Summary of Commission Public Hearing a. In favor: Matt Adams, The Land Group, Inc. b. In opposition: None c. Commenting: Matt Adams, the Land Group, Inc. d. Written testimony: None e. Staff presenting application: Alan Tiefenbach f. Other Staff commenting on application: Bill Parsons 2. Key issue(s) of public testimony_ a. None 3. Ke, ids) of discussion by Commission a. Commissioners discussed whether they were comfortable moving forward on this application without ACHD hearing and staff report. At least one Commissioner recommended a continuance. ACHD has since responded in favor of this application, with a condition that the applicant dedicate right of wan improve McDermott Road abutting the site as '/2 of a 46-foot wide street section with curb, gutter and no sidewalk. The applicant is amenable to this and has revised the plat accordingly. b. Commission discussed the shared drives and their concerns with more than three homes sharing a common driveway. Applicant has revised the drawings limiting the homes on the shared drives to three. c. Commission had questions in regard to the sizes of the homes. The applicant responded they would be between 1,400 and 2,000 square feet. d. Commissions inquired into prices of these homes. Applicant responded it would be in the low $200,000's. e. Commission discussed whether the amenities provided accommodated children. Commissioner Grove recommended an amenity to address this. Applicant agree to provide a"tot lot" as an additional amenity. The landscape plan has been updated accordingly. f. Commissioner discussed the 6' height of the sound wall and whether it could be raised. They mentioned they would like to see it higher, and tie into the same type of berm and wall approved for the Gander Creek Subdivision to the south. The applicant is amenable to this and has provided a detail on the landscape plan showing a 6' berm and 6' wall. Page 12 Page 135 Item#7. 4. Commission change(s)to Staff recommendation(A new plat and landscape plan has been updated with the staff report to reflect the chances required by the Commission): a. The applicant shall construct a berm and fence,both of six feet in height, on the east side of the development. b. The applicant shall work with staff to limit shared drives to a maximum of three houses. c. The applicant shall add an additional amenity. 5. Outstandingissue(s)ssue(s) for Council. a. Meridian Fire has commented that the applicant can have more than 30 lots served by a single access if the homes are sprinklered. The applicant requests this be added to condition of approval No.1 (b). C. Council Hearing The Meridian City Council heard these items on July 21, 2020. At the public hearing the Council moved to approve the subject Preliminary Plat request. 1. Summary of the City Council public hearing: a. In favor: Matthew Adams, Applicant's Representative b. In opposition: None c. Commentina: None d. Written testimony: None e. Staff presenting application: Alan Tiefenbach f. Other Staff commenting on application: None 2. Key issue(s) of public testimony a. None 3. Ke, ids) of discussion by City Council: a. Discussion regarding allowing fire sprinkling to serve in lieu of requiring a second point of access if more than 30 homes were built. 4. City Council change(s) to Commission recommendation: a. Chanced staff s recommendation listed in VIII.A.Lb to read: "No more than 30 homes shall be constructed unless one of the following is completed: Option A: Construct roadway crossing of the McFadden Drain to connect to Gander Creek South. Page 13 Page 136 Item#7. Option B: Construct connection south to Ustick Road. Option C: Fire Sprinkle all structures in excess of 30 units (unit 31 throughunit 63 Page 14 Page 137 Item#7. VII. EXHIBITS A. Plat(date 2/'�20 7/2/2020) s r r` IiZ�� o�.� + t-------•1; ` J 'r.0 -ir .C?h:.` 4�AI11! L��y - Tii�f.e if fig f�f-`��`.f f-} - --- - ��a�.� . ��r � i I' rf s ! �-yYV•".'. . ;�k Nf f 1 f! `-�� _ �� 1 s 1 1 i L---•�..-J 1 ----`__• � � �. 51�_ " i�-y 4-.�f_Jr ffs I I..__F—� �' r__��_—� r-__emu.`-i ♦ � — � I�.' r__ __ -_��__ ..� .f. � � _---t i____� i .:� 11. �...�__� Y r I �r r }'+. i js`i i�l! f` •_�.�_a Y•.•.� i__, __i i___i 7 Aci mt gl� • I � !r i � �l ." i rz-ten ..........- ` i I rj�r i' �• I r i I :`• .:.�'s.�.n ' �-I j-- �- I L I l -, -• r�� ` _�---- -- - �__ - ,[ i _ ��TT •w � 7� C Page 15 Page 138 Item#7. B.1 Landscape Plan(date: 2i2n�20 7/15/2020) -- ----- - _ Tree Yr n: ,Calculatiom�'^ � -ate i �,•� I� ��-- _ _ � _ � •.,..:• ream � -- -�'� I - '- .. - - - Preliminary Plat-Landscape Plan lii roa.a. -o Page 16 Page 139 Item#7. B. Pathway Plan(date: 2/20/2020) Pink - Gravel ._� Blue - Asphalt ' - Green - Sidewalk - -4`" �- Orange - Asphalt or Gravel wy F 1 r •� r' �'} ! C. Access Exhibit(date: 5/21/2020) 'R �J�_ L I - I 11.LLLLLLLL!J l.Lli !- . McfV ILLAN RD �- - - - - �`IDT1'II� Gander Crm�k Subtliuisi ULU 97�&rr Ar, Gander Creek P145 2 Stub Street 1 PROJECT ]TE future Elementary 5chagi T COLLECTOR STREET CD f d f LLJ ee CDOwyhee MEh �y School W J IJ LOCAL STREET T TF Vll. UI ICK RD; Page 17 Page 140 D. Hwy 16 Landscaped Buffer as Recommended by Planning Commission(date: June 29,2020) VI* McDermaft Rd WIFJ LandwW hitter E. Emergency Access Exhibit(date: 5/20/2020) QTILI ----_Ip-6: p I 4 Mt .7 416 4k& .......... .......... j- i II 4w r. .. ... lab. L 411 L, ah. 0 4-F 4drl 461 L L; Ll1�%.Idw d _M II r1mimm plmbom� SECONDARY ADDEES CONNNIEPA-nDN47 kW kam w I I-'�•'•••-•w Tow it�IC ho w6n of romml onezzilmml Flom ma tonktl)mrruM Pbmd Frkw*3 crn rxLp:l rg hcn a ruTkw 31-hmKo 13.Ihm m=lu rwd m%idc o crl I Fkft rr0 mmidaknmi =kft M l�moh tia Ann aoriai_CI I Mly 14 C C;M mom". Tha m mc u m ond I Irr I V I dL%%kW s w rth mrsd iKKft a r d9m pmj I m u i k3 mid�ramd Ic hmva Hw Tc I wd CO bon o MvMMmbkK c pzr A,0aemmm %*d%W mamma a chm WJ*mma Drdn mc.Luw&o w.Qwdw C ra6c Scan Oraphk Lwsbk%M m p�"is car.:L pi awandwL a.PC"0:Oa?MCMC,.cam4g d"n huch I&LN m=Rodd OrLw C:Fhp 2arrA 6".rrmmm h*umm m-A 5&mrom ju vo W traigh im MI Page 18 Item#7. F. Fire Phasing Exhibit(date: July 15,2020) GANDER CREEK PHASE 2 STUB STREET SECONDARY ACCESS ,• -- " PHASEI-3DLOTS -17 -' FUTURE PHASE-33 LOTS ! �� PRIMARY ACCESS VYEST II r TO N.OWYHEE STOEtlN PA.' $_ I(, ___ __ . cis' a d io'=r__ �. L •�� y- — 4 ff3 Sound Wall Materials and Second Amenity(date: July 2,2020) rt Page 19 Page 142 Item#7. G. Conceptual Building Elevations(date: 2/25/2020) ' ire � �■■r !" N ram. VIII. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION 1. The preliminary plat, dated 2/20nv,9020 07/2/2020, shall be revised as follows: a. Lot 40,Block 2 shall be restricted to development and reserved for the future expansion of State Highway 16. b. No more than 30 homes shall be eenstmeted tmiess a pemiaaen�seeendafy emer-gene mess:s established.-No more than 30 homes shall be constructed unless one of the followingis s completed.. Page 20 Page 143 Item#7. Option A: Construct roadway crossing of the McFadden Drain to connect to Gander South. Option B: Construct connection south to Ustick Road. Option C: Fire Sprinkle all structures in excess of 30 units (unit 31 through unit 63). E ' eft the west b,,,,,n,1ai=y of Lets 1 10 12leek 7 d. The applicant shall obtain all approvals from the irrigation district to allow public access across the portion of the McFadden Drain easement necessary for a complete connection of the walkway loop system. 2. The landscape plan included in Section VII.C, dated 02i�20 7/15/2020, shall be revised as follows: 10 daysprior-i s„1.,.-.;tt.,l f the City r,.tme-l_ a. The landseape pla-a sha4l pr-evide a detail ef a berm of a berm and wall eembinmi with„„ ti 35' 1. f } } 2 d� TTPC 11 314 ^D.i�itnxxxznc��uxxci-cc 6�3��6�-4�� 6c c -cam�'cga��'c �v .. -� b-. The walkway leep system shall be depieted on the!andseape plan. NWefials an dimensions shall be indiea4ed and shall meet the r-equir-emen�s of 11 3A 8 of the UPC. Gravel is str4etly pr-ahibiied o pt i Tot 25 c. The pathway connection—emergency access through Lot 25 will consist of a 20' gravel access drive, at least 10' of landscape area on either side and a 5' paved walkway. d-. Provide details of the sitting a-ad passive r-eer-ea4iea afeas and depiet their-leeatieft eft th-e revised!a-ndseape plan-. 3. The developer shall landscape along the McFadden Drain as allowed by the irrigation district. 4. Future development shall be consistent with the minimum dimensional standards listed in UDC Table 11-2A-6 for all buildable lots. 5. Off-street parking is required to be provided in accord with the standards listed in UDC Table 1I- 3C-6 for single-family detached dwellings based on the number of bedrooms per unit. 6. An exhibit shall be submitted with the final plat application that depicts the setbacks, fencing, building envelope, and orientation of the lots and structures accessed via the common driveway; if a property abuts a common driveway but has the required minimum street frontage and is taking access via the public street,the driveway shall be depicted on the opposite side of the shared property line from the common driveway as set forth in UDC 11-6C-3D. 7. For the common driveway that serves a dual purpose(i.e. driveway/emergency access), signage shall be provided to notify residents that the common driveway is a no parking zone. 8. Applicant shall construct homes consistent with the homes elevation in Exhibit VH(F). Page 21 Page 144 Item#7. 9. Developer shall comply with all ACHD conditions of approval. 10. The applicant shall comply with all previous conditions of approval associated with this site (H- 2018-0075 and Development Agreement 2019-005924). 11. The Applicant shall have a maximum of two (2)years to obtain City Engineer's signature on a final plat in accord with UDC 11-6B-7. 12. Staff's failure to cite specific ordinance provisions does not relieve the applicant of responsibility for compliance. B. PUBLIC WORKS 1. Site Specific Conditions of Approval 1.1 Sewer mainline/manholes are not allowed in common driveways or under sidewalks. Run service lines down common drive but make sure required separation can be met. 1.2 Sewer mainline connection for property is to the north and west,and is being installed with the Owyhee High School. Service to this property will not be available until such time as these mainlines are accepted by the City. The 14-foot wide compacted gravel roadway over the sewer and water mains along the north and west boundaries must be protected during construction. 1.3 Results in two dead-end water mains which may result in poor water quality. Development to the south will eliminate these dead-ends and correct problem. 1.4 Development will need to be modeled at each phase at Final Plat to make sure minimum fire flow is met. 1.5 A street light plan will need to be included in the final plat application. Street light plan requirements are listed in section 6-7 of the City's Design Standards. 1.6 Applicant shall adjust their sanitary sewer design to remove the mainline out of the common driveway. In this case, service lines shall be extended to the common drive lots from the mainline located in the public right-of-way. 1.7 Utility easement for possible future water main extension must be provided to property to the west via the common driveway. 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 22 Page 145 Item#7. 2.2 Per Meridian City Code(MCC),the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 2.3 The applicant shall provide easement(s)for all public water/sewer mains outside of public right of way(include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat,but rather dedicated outside the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement(on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor,which must include the area of the easement(marked EXHIBIT A)and an 81/2"x 11"map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted,reviewed, and approved prior to development plan approval. 2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year- round source of water(MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available,a single-point connection to the culinary water system shall be required.If a single-point connection is utilized,the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. 2.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways,intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. 2.7 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B.Whitney at(208)334-2190. 2.8 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections(208)375-5211. 2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated,road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded,prior to applying for building permits. 2.10 A letter of credit or cash surety in the amount of 110%will be required for all uncompleted fencing, landscaping, amenities, etc.,prior to signature on the final plat. Page 23 Page 146 Item#7. 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.meridianciLy.oMIpublic_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 Page 24 Page 147 Item#7. 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. MERIDIAN POLICE DEPARTMENT https:llweblink.meridiancioy.org/WebLink/DocView.aspx?id=188192&dbid=0&repo=Me ridianCity&cr=1 D. MERIDIAN FIRE DEPARTMENT(MFD) https:llweblink.meridiancity.org/WebLink/Doc View.aspx?id=1913 75&dbid=0&repo=Me ridianCity E. DEPARTMENT OF ENVIRONMENTAL QUALITY https://weblink.meridiancity.org/WebLink/DoeView.aspx?id=1 88718&dbid=O&repo =MeridianCity IX. FINDINGS Preliminary Plat(UDC 11-613-6) In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision making body shall make the following findings: (Ord. 05-1170, 8-30-2005, eff. 9-15-2005) 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; (Ord. 08-1372, 7-8-2008, eff. 7-8-2008) Commission finds the proposed plat is generally in conformance with the UDC if the Applicant complies with the conditions of approval in Section HIT 2. Public services are available or can be made available and are adequate to accommodate the proposed development; Commission finds public services can be made available to the subject property and will be adequate to accommodate the proposed development. Page 25 Page 148 Item#7. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; Commission finds the proposed plat is in substantial conformance with scheduled public improvements in accord with the City s CIP. 4. There is public financial capability of supporting services for the proposed development; Commission finds there is public financial capability of supporting services for the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and Commission finds the proposed development will not be detrimental to the public health, safety or general welfare. 6. The development preserves significant natural, scenic or historic features. (Ord. 05- 1170, 8-30-2005, eff. 9-15-2005) Commission is unaware of any significant natural, scenic or historic features that need to be preserved with this development. Page 26 Page 149 Item#7. From: Matthew Adams To: Alan Tiefenbach Cc: Bill Parsons;Joe Bonaiorno;Tamara Thompson; Brady Lasher(bra dy(cblasherenterprises.com);Michael Thomas Subject: Chukar Ridge Sub-Council Hearing: Pre-Plat Resubmittal Date: Thursday,July 2,2020 12:03:04 PM Attachments: PP 200702 Chukar Ridae PP-Resubmittal OpenSpaceExhibit 119192.1)df PP 200702 Chukar Ridge PP-Resubmittal 119192.pdf External Sender - Please use caution with links or attachments. Good Morning Alan - Per the comments received from P&Z at our hearing on June 4 and summarized in your email received 6.5.20, we are listing the 5 items below as the "Meridian City P&Z Conditions". Each of these comments have been addressed and are reflected on the attached resubmittal. 1. 6'fence and 6' berm along State Highway 16 ( I recommend you use the same landscaping and fencing as Gander Creek South). Complete-Berm and Fence have been added. Refer to Detail 3&4/LP-02. 2. Reduce the common drives to serve no more than 3 residences. Complete—see Driveway A, B, & C/PP-01 3. Add an extra amenity. Complete—In addition to the extensive pathway system amenity we are proposing a tot lot feature in Lot 4/Block 4. See LP-01 and detail 5/LP-02. 4. ACHD recommendations should be finalized. ACHD Staff report approved on consent agenda June 17, 2020 and received via email. Applicant will work with ACHD to complete conditions of approval. All conditions are shown on pre-plat resubmittal. 5. 2nd access will be established prior to Council. Applicant will construct no more than 30 homes with current secondary fire access from McDermott Road. Prior to constructing home number 31 through 63, the applicant will provide one of the following additional solutions to mitigate the future construction of Hwy 16 Expressway. • Construct roadway crossing of the McFadden Drain to connect to Gander Creek South. Graphic Exhibit will be prepared for council presentation. • Construct connection south to Ustick Road. Graphic Exhibit will be prepared for council presentation. • Fire Sprinkle all structures in excess of 30 units (units 31 through unit 63) The sequence and timing of development north and south of this project is unknown and we need to have the above options available. Not listed in the email but discussed at the hearing was the request for a 10' wide buffer on the west edge of the project to mitigate for the future planned street construction by West Ada School District. We have also added the 10-FT buffer behind the lots on the west edge of the development. We are also developing some additional graphics for our presentation to council but plan on simply Page 150 Item#7. bringing those to the hearing. I will provide all exhibits and graphics to you as far in advance of the hearing as possible. Please contact our office with any questions. Thank you, principal I landscape architect matthew t. adams 208.939.4041 I p 208.921.4757 I c 462 e shore dr,ste 100 eagle,idaho 83616 matt(@thelandgroupinc.com THE LAND GROUP I thelandgroupinc.com Page 151