PZ - Staff Report 12-17 STAFF REPORT C�
W
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING December 17, 2020 Legend
DATE:
Project Lao tm
TO: Planning&Zoning Commission
FROM: Sonya Allen,Associate Planner
208-884-5533
4 b
SUBJECT: H-2020-0083 -
Southridge South—RZ,PP '
LOCATION: South side of W. Overland Rd., east of S. -
Ten Mile Rd., in the north 11/2 of Section
23,T.3N.,R.1 W.)
I. PROJECT DESCRIPTION
Rezone of 7.15 acres of land from the R-4 to the R-2 zoning district and 28.89 acres of land from the
R-2 and R-4 to the R-8 zoning district; and Preliminary plat consisting of 254 buildable lots and 29
common lots on 83.77 acres of land in the proposed R-2 and R-8 zoning districts.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 83.77
Existing/Proposed Zoning R-2,R-4&R-8 existing/R-2&R-8 proposed
Future Land Use Designation Mostly(78+/-acres)Medium Density Residential(MDR)
(3-8 units/acre)with a small(5.5+/-acres)portion Low
Density Residential(LDR)(3 or fewer units/acre) at
southeast corner
Existing Land Use(s) One(1)single-family home(Rice property)and
vacant/undeveloped land.
Proposed Land Use(s) Single-family residential(SFR)
Lots(#and type;bldg./common) 254 buildable lots/29 common lots
Phasing Plan(#of phases) 4 phases
Number of Residential Units(type 254 SFR detached dwellings
of units)
Density(gross&net) 2.98 units/acre(gross); 5.4 units/acre(net)
Open Space(acres,total 22.3 acres(or 26%)overall common open space— 15.55
[%]/buffer/qualified) acres(or 18.5%)of which is qualified open space
Pagel
Description Details Page
Amenities Clubhouse,swimming pool and tot lot with children's play
equipment
Physical Features(waterways, The Ridenbaugh Canal runs along the northeast boundary
hazards,flood plain,hillside) of the site and is a large open waterway;the Williams
Northwest gas pipeline also bisects the west portion of this
site.
Neighborhood meeting date;#of 4/14/20; 8 attendees
attendees: 2
History(previous approvals) AZ-06-031 (DA#107074205—overall Southridge);PP-06-
031;PBA-08-014(ROS#8550—Parcels#1 and#7);RZ-
11-002;PBA-14-012(ROS#9982);MDA-08-004(Inst.
#1 1 1 102269—replaced DA#107074205);MDA-12-009
(DA#113077158—replaced DA#111102269). CUP-10-
015;MCU-12-003;MCU-14-001 (Southridge Gravel
Mining)
B. Community Metrics
Description Details P
Ada County Highway
District
• Staff report(yes/no) Yes(draft)
• Requires ACHD No
Commission Action
(yes/no)
Access One public street access and one emergency only access is proposed via
(Arterial/Collectors/State Overland Rd.,an arterial street.
Hwy/Local)(Existing and
Proposed)
Traffic Level of Service Better than"E"(Overland Rd.)which is an acceptable Level of Service
(LOS).This site is estimated to generate 2,398 vehicle trips per day.A
Traffic Impact Study(TIS)was not required with this application as it was
included in the original&revised TIS for Southridge Subdivision.
Stub Stub streets are proposed to adjacent properties to the west, south and
Street/Interconnectivity/Cross east;no stub streets exist to this site.
Access
Existing Road Network Overland Rd.exists along the north boundary,no internal streets exist
Existing Arterial Sidewalks/ No sidewalks or buffers exist along Overland Rd.,an arterial street
Buffers
Proposed Road Capl[al Irnpcowernenta Plan;GIP)l Integrated Five Year Wodk Flan;IFYWP):
• Ten Mile Road is scheduled in Iho IFYWP to he xidened 10 5-Lumm horn Orarland!Toad Io
Improvements voury Road n 2022- 3
The[nlemaillon of-OueA[W Flow and Linder Rmd is listed In the CIP Eo he widened to Fr
lanes on the north",9-krras orF[he aaulh.7-lanus cas..and 7-lanes on the wost leg-and
Aignat¢ed bretwean 203fi and 20 W.
Fire Service
• Distance to Fire Station 0.9 of a mile
• Fire Response Time Falls within 5:00 minute response time area-nearest station is Fire
Station#6—can meet response time goals
• Resource Reliability 87%-does meet the target goal of 80%or greater
• Risk Identification 2—current resources would not be adequate to supply service
• Accessibility Project meets all required access,road widths and turnaround.
• Special/resource needs Project will not require an aerial device;can meet this need in the required
timeframe if a truck company is required.
Page 2
Description Details P
• Water Supply Requires 1,000 gallons per minute for one hour,may be less if buildings
are fully sprinklered.
• Other Resources
Police Service
• Distance to Police 4 miles
Station
• Police Response The average emergency response time in the City is just under 4 minutes(meets
Time target goal of 3-5 minutes)
Jarwkw paw k
L,ocatran of new devetaprncnt SDULhUi W Overland Rd&East al S TefiMak Ad
rmr Fra.nr- 5 UDUN19 M3117DR0
LV"I.pfUr-ALv�LM1 11phyrrnd 9Y1ie port ingllistnclJAIM- N751�
Caklm SeMt&JMr : Rmpanw nmm: IN ateh taAp"al Iru unftY
ArrraLe Rnponsc Timm h4 P7ioHmr- 'Ckp A MerldWrl'
arirvityJPa°aG0wY,rsLt,sm. ij d'aI1
Pr.arJp2 WMffigMb.gni 0**J0
PfQfsfy 1 Wft4590-PVM0w 011#4�i-weq 11 a]
fr+�Raepnnrr nmre by Prtor�'M7'S�
Prmelry 2 9 10
pr7�Orrly 7 $:52
LjllifurSenrfrs [CP'S�:CaH4enhrtFlth*In11�'h11357'
CFS C.r Tam! 513
x of Calk for SerAe sPlrt b4 o•1ark-o 6 M7#7'
fi a f.P3 Cf5 0.0%
M JP2 03 78184E
ii of PI M 29.09E
Crimp%
enime rowr rat°+ S7
Cr,sshri
•CFiSfF Caurrs Taul
West Ada School Enra mrmt ca ei nano=
District Mary nk:Phmon Elcrwntary 477 VS 3.9
• Distance(elem, Victory MiMie school am 104p 29
ms,hs) Meridian Hll11,51ma 2M7 # 7S 30
• Capacity of
Schools "Due to the abundant smouni of gfawth Intl*area.West ALd■in actively bulMIrLE new Rl*ok,end 60unduiex am
• #of Students a1"s ehengln& These future Jlude %5 could po-tentia4i atprnd Owyhpp F[Wh SChDDL
Enrolled
• #of Students
Predicted from 178 school aged children predicted from this development.
this development
Wastewater
• Distance to Sewer Directly adjacent
Services
• Sewer Shed South Black Cat Trunk Shed
• Estimated Project See application
Sewer ERU's
• WRRF Declining 14
Balance
• Project Consistent Yes
with WW Master
Page 3
Plan/Facility
Plan
• Impacts/concerns See Public Works Site Specific Conditions
Water
• Distance to Water Directly adjacent
Services
• Pressure Zone 4
• Estimated Project See application
Water ERU's
• Water Quality None
• Project Consistent Yes
with Water
Master Plan
• Impacts/Concerns See Public Works Site Specific Conditions
C. Project Area Maps
Future Land Use Map Aerial Map
Legend Legend
Prayeot Lcou-non 'Axe11
� PYo'�a�Lflcaior
Employm
� a a
Hi h D ##
hAU�eM
� � F
W Rensify
6esid nflaI
rIL --
Page 4
Zoning Map Planned Development Map
(fLegend �� (fLegend 0
Project Luca Sun I Project LflcafK:m
i
RUT City Limit
R1 + a — Purred Paoce's d a
+
TW C
R 1.5 -
R 8 TW R
C.CC R-8
R=
RUT
R1
A. Applicant:
Tamara Thompson, The Land Group—462 E. Shore Dr., Ste. 100, Eagle, ID 83616
B. Owner:
Tim Eck,Endurance Holdings— 1977 E. Overland Rd.,Meridian, ID 83642
C. Representative:
Tamara Thompson, The Land Group—462 E. Shore Dr., Ste. 100,Eagle, ID 83616
III. NOTICING
Planning& Zoning City Council
Posting Date Posting Date
Notification published in
11/27/2020
newspaper
Notification mailed to property
owners within 300 feet 11/23/2020
Applicant posted public hearing
notice on site 12/7/2020
Nextdoor posting 11/23/2020
IV. COMPREHENSIVE PLAN ANALYSIS(Comprehensive Plan)
The Future Land Use Map(FLUM)contained in the Comprehensive Plan designates 5.5+/-acres of
this property as Low Density Residential(LDR)and 78+/-acres as Medium Density Residential
(MDR).
The LDR designation allows for the development of single-family homes on large and estate lots at
gross densities of three dwelling units or less per acre. These areas often transition between existing
rural residential and urban properties. Developments need to respect agricultural heritage and
Page 5
resources,recognize view sheds and open spaces,and maintain or improve the overall atmosphere of
the area. The use of open spaces,parks,trails and other appropriate means should enhance the
character of the area.
The MDR designation allows for dwelling units at gross densities of three to eight dwelling units per
acre.
The proposed development consists of a total of 254 single-family detached homes on 83.77 acres of
land at an overall gross density of 3.03 units/acre,which is at the low end but consistent with that
desired in the MDR FLUM designation. The gross density of the LDR designated area is 2.55+/-units
per acre consistent with the LDR designation; and the gross density of the MDR designated area is
3.08 units/acre consistent with the MDR designation.
Larger lot sizes (i.e. 0.32 to 0.78-acre) and zoning(i.e. R-2)are/is proposed as a transition along the
southern and western boundaries to existing 1-to 5-acre rural residential properties. There is also a
grade difference east of the Williams gas pipeline along the southern boundary between the site and
abutting lots in Aspen Cove and Val Vista subdivisions that increases toward the east to a maximum
of 27'+/-at Lot 12,Block 10 and then decreases on the four lots to the east of that to around 15'-18'
below the neighboring properties. This grade difference will assist in buffering existing rural
properties from urban development,preserve view sheds and provide a natural transition. The
Development Agreement also restricts building height along the southern boundary,which will assist
in preserving view sheds as well(see DA for more information).
The existing roadway(i.e. Overland Rd.)abutting this site and the proposed street network within the
subdivision is consistent with the Master Street Map and the South Meridian Transportation Plan.
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)
Only one (1) housing type, single-family detached, is proposed. A variety of lot sizes are
proposed with larger lots along the southern and western boundaries providing a transition
between existing rural residential estate properties in Ada County and proposed smaller urban
lots. Although a variety of lot sizes will provide options for different styles of homes, Staff
recommends another housing type(i.e. single-family attached or townhomes)is provided in
the R-8 zoned area to accommodate the various financial capabilities of future residents.
• "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.
• "Where feasible,encourage large transmission and pipeline utility corridors to function as
transitional buffers,parkland,pathways, and gathering spaces within and adjacent to their
right of way." (3.07.01E)
A multi-use pathway and large common open space/gathering area is proposed within and
along the Northwest gas pipeline corridor/right of way.
• "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. single-family detached) is proposed in this development and in
earlier phases of Southridge to the east; multi family apartments exist and are in the
Page 6
development process directly northeast of this site. To provide more diversity in housing
types in this area,Staff recommends another housing type(Le. single-family attached or
townhomes) is provided in the R-8 zoned portion of this development.
• "Support Valley Regional Transit's(VRT)efforts to construct multi-modal transit centers in
areas of high commercial activity and employment as well as areas with transit-supportive
residential densities." (6.01.01B)
Transit services are available to serve this site via Routes 40 and 42. A Valley Ride park and
ride lot is located within '/mile of the site to the west at the intersection of Ten Mile and
Overland Roads.
• "Encourage compatible uses and site design to minimize conflicts and maximize use of land."
(3.07.00)
The proposed residential development should be compatible with the abutting rural
residential uses to the south as they are both residential in nature. The proposed site design
with larger lots transitioning to estate-size properties, combined with the grade%levation
difference that exists along the eastern portion of the southern boundary will assist in
providing a natural buffer that should minimize conflicts and maximize use of land.
• "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
required to be provided to and though this development in accord with current City plans.
• "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 services are available to this site and can be extended by the developer
with development in accord with UDC 11-3A-21. The Police Dept. is currently providing
service to this property as it's within the City. The Fire Dept. can provide emergency services
and fire protection within established response time goals as the nearest fire station is only a
mile away to the east.
• "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)
A 10 foot wide multi-use pathway is proposed along the frontage of the site adjacent to W.
Overland Rd., along the west side of the Ridenbaugh Canal and along the east side of the gas
pipeline consistent with the Pathways Master Plan. These pathways will assist in providing a
safe route to the future school(i.e. Blue Valley Elementary) on the east side of the larger
Southridge development along Linder Rd. and to the common areas proposed in this
development.
Usable open space is proposed consisting of pathway corridors and(2) large 4-and 5.3-acre
common open space areas. Quality amenities are proposed consisting of a clubhouse with a
swimming pool and tot lot with children's play equipment. Residents of this development will
also be able to use common areas and amenities in the larger Southridge development to the
east.
Page 7
• "Evaluate open space and amenity requirement and criteria for consistency with community
needs and values."(2.02.01B)
A total of 22.3 acres (or 2601o) of common open space is proposed within the development
with 15.55 acres (or 18%) meeting the standards for qualified open space, which exceeds
UDC standards. Two (2) large common areas of 3.8-and 5-acres in size accessible from
multi-use pathways and several other smaller common areas are proposed within the site.
Quality amenities consisting of a clubhouse, swimming pool, tot lot and multi-use pathways
are proposed in accord with UDC standards. Staff is of the opinion the proposed open space
and amenities will meet the community needs in this area. Residents of this development will
also be able to use the common areas and amenities in the larger Southridge development to
the east.
• "Slow the outward progression of the City's limits by discouraging fringe area development;
encourage development of vacant or underutilized parcels currently within City limits."
(4.05.03B)
This site was annexed into the City in 2006 but has yet to be developed. Development of this
vacant/underutilized property is preferred over fringe area development.
• "Evaluate comprehensive impacts of growth and consider City Master Plans and Strategic
Plans in all land use decisions(e.g.,traffic impacts, school enrollment, and parks)."
(3.01.01A)
The TIS estimates this development will generate 2,398 vehicle trips per day. The PMpeak
hour level of service for Overland Rd. is "better than E", which is an acceptable level of
service per the ACHD report.
WASD submitted comments stating that approximately 178 school aged children are
estimated to be generated by this development; enrollment at Mary McPherson Elementary
School, Victory Middle School and Meridian High School is currently under capacity(see
Section VIII.I). According to the Community Development's school impact analysis,
enrollment at all of these schools will be slightly over capacity at build-out of building
permits already issued in this area at 10501o, 108%and 109%respectively (see Section
VIII.J).
The closest City Park to this site is an 18-acre park in Bear Creek Subdivision to the east,
midway between Overland and Victory on the east side of Stoddard Rd.A future City Park is
designated on the FL UM within a mile of this site to the south in the vicinity of the northeast
corner of S. Ten Mile Rd. and W. Victory Rd. Two (2) large 4-and 5.3 acre common areas
are proposed in this development for use by residents.
• "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 proposed as
required with this development.
In summary, Staff believes the proposed development plan is generally consistent with the vision
of the Comprehensive Plan if an additional housing type is added as noted in the above analysis.
Page 8
V. UNIFIED DEVELOPMENT CODE ANALYSIS (UDC)
A. Rezone:
History: This property was originally annexed in 2006(AZ-06-031) with the larger Southridge
Subdivision annexation. A Development Agreement(Inst. #107074205)was required with
annexation which was later amended and replaced with a new agreement(Inst. #111102269—
Southridge MDA-08-004). That agreement was then amended and replaced with a new
agreement which currently governs development of the property(Inst. #113077158—MDA-12-
009).
The proposed rezone is for 7.15 acres of land from the R-4 to the R-2 zoning district and 28.89
acres of land from the R-2 and R-4 to the R-8 zoning district,which includes adjacent Overland
Rd.right-of-way to the section line. A legal description and exhibit map of the rezone area is
included in Section VIII.A.
A total of 254 residential dwelling units are proposed to develop on the site at an overall gross
density of 3.03 units per acre consistent with the associated LDR and MDR FLUM designations
for the site.
Existing Development Agreement(Inst.#113077158):
The existing Development Agreement(DA)requires a minimum of 1,000 and a maximum of
1,286 residential dwelling units to be constructed in the overall 290.87 acre Southridge
development, unless otherwise specifically approved by the City Council through subsequent
applications. This calculation includes 598 apartment units in the R-15 zoning district directly to
the east of the subject property(Southridge Apartments fka DBTV Southridge Farm Property); a
maximum of 250 units in the TN-C zoning district at the southwest corner of W. Overland Rd.
and S. Spanish Sun Way(Beacon at Southridge); and 438 (or balance to total 1,286 units)in the
R-2,R-4 and R-8 zoning districts.
Since the DA was approved,the R-15 and TN-C zoned portions of the site have been removed
from the DA and developed separately under subsequent DA's [Southridge Apartments—Inst.
#111099621 (RZ-11-002), amended as Inst. #2015-112096 (MDA-15-010); and Overland and
Linder Apartments—Inst. #2017-096818 (H-2017-0093). The conditional use permit(H-201 7-
0077)for the first and second phases of Southridge Apartments approved a total of 476 units; an
amendment to the DA is currently in process to include an updated conceptual development plan
for the third and final phase, which is proposed to contain a total of 164 units. The DA for Linder
and Overland Apartments approved a total of 336 units, currently in the development process.
Previous phases(1-5) of Southridge contain a total of 221 single-family detached units,which
added to the number of units proposed in the subject plat(i.e. 254)total 474 units. This number
exceeds the number of units originally anticipated in the R-2,R-4 and R-8 districts by 36 units;
however,reducing the number of lots would decrease the density in this area to below that
desired in the MDR designated area. Therefore, Staff recommends Council approve the number
of lots proposed with the preliminary plat(i.e. "a subsequent application') in accord with the
DA.
The City may require a development agreement(DA) in conjunction with a rezone pursuant to
Idaho Code section 67-651 IA. Because Staff deems the proposed development to be in
substantial conformance with the existing DA, Staff does not recommend a new DA is required
with this application,nor any modifications to the agreement.
Page 9
B. Preliminary Plat:
History: This property was originally included as mega lots in the preliminary plat(PP-06-031)
for the larger Southridge Subdivision to be re-subdivided in the future but a final plat was never
recorded for the subject property. Record of Survey No. 9982 created the current configuration of
the property(Parcels I and 7).
The proposed preliminary plat consists of 254 buildable lots and 29 common lots on 83.77 acres
of land in the R-2 and R-8 zoning districts. The minimum lot size proposed is 4,369 square feet
(s.f.)with an average lot size of 8,053 s.f.;the gross overall density is 3.03 units/acre with a net
density of 5.4 units/acre.
All of the 254 buildable lots are proposed to develop with single-family residential detached
dwellings.As noted above in Section IV, Staff recommends another housing type(i.e.
attached or townhomes)is provided in the R-8 zoned portion of this development to
accommodate the various financial capabilities of future residents and provide diversity in
housing choices in this area in accord with the goals of the Comprehensive Plan. Prior to the
City Council hearing,the plat should be revised accordingly(i.e.depict zero lot lines on lots
where attached product is proposed) and conceptual elevations of the proposed housing
type(s)should be submitted.
Phasing:
The plat is proposed to develop in four(4)phases as shown on the plat in Section VII.B below.
The first phase will include the entry road and emergency access via Overland Rd. and the land
adjacent to Overland Rd. The second phase is directly to the southeast and includes a large 3.8-
acre common open space park area where a clubhouse, swimming pool and tot lot are proposed in
accord with the DA,which requires these amenities to be constructed prior to occupancy of the
300t'single-family residential dwelling. A bridge over the Ridenbaugh Canal is also proposed to
be constructed with the second phase as recommended by Staff which will provide another access
from the east once a subsequent phase of Southridge to the east is developed. The third phase will
encompass the area at the southeast corner of the development and the fourth phase includes the
area at the southwest corner and west side of the development and includes another large 5-acre
common open space area.Note:Planning and Fire Dept. Staff worked with the Applicant to
amend the phasing plan from that originally submitted to ensure adequate access, timing of open
space/amenities and interconnectivity with the second phase rather than the fourth phase as
originally proposed.
Existing Structures/Site Improvements:
There is an existing single-family home on Parcel#S 1223131250(Rice property)that is proposed
to remain on a lot in the subdivision(i.e. Lot 64,Block 1). This home is required to hook-up to
City water and sewer service within 60 days of it becoming available.Any existing structures
that don't conform to the dimensional standards of the R-8 district in UDC Table 11-2A-6 should
be removed prior to the City Engineer's signature on the final plat in which they are located.
Proposed Use Analysis:
Single-family detached dwellings are listed as a principal permitted uses in both the R-2 and R-8
zoning districts per UDC Table 11-2A-2: Allowed Uses in the Residential Districts.
Dimensional Standards(UDC 11-2A):
Development of the proposed lots is required to comply with the dimensional standards of the R-
2 district in UDC Table I1-2A-4 and the R-8 district in(UDC Table 11-2A-6), as applicable.
Page 10
Subdivision Design and Improvement Standards (UDC 11-6C-3):
Development of the subdivision is required to comply with the subdivision design and
improvement standards listed in UDC 11-6C-3, including but not limited to streets, common
driveways and block face.
There are three(3)common driveways proposed, depicted as"A","B"and"C"on the plat on
Lots 18 and 26,Block 19 and Lot 41,Block 1. Such driveways should be constructed in accord
with the standards listed in UDC 11-6C-3D.A common driveway exhibit is included in Section
VII.0 but is not approved-some revisions are needed to the exhibits in regard to the
building envelope/setbacks for homes at the ends of the common driveways (minimum 20'
wide driveway access needs to be provided to all lots outside of the required parking pad
area); updated exhibits that demonstrate compliance with the setback,building envelope
and lot orientation standards in UDC 11-6C-3D.7 should be submitted prior to or with the
final plat application.Because the placement of homes on Lots 17, 19,25 and 27,Block 10
will likely be beyond the required"hose lay" standards of the Fire Dept., homes on these
lots shall be sprinklered,unless otherwise approved by the Fire Marshall.
A perpetual ingress/egress easement for the common driveways should be filed with the Ada
County Recorder,which should include a requirement for maintenance of a paved surface
capable of supporting fire vehicles and equipment as set forth in UDC 11-6C-3D; a copy of
the recorded easement should be submitted to the Planning Division with the final plat for
City Engineer signature.As an alternative,the easement can be graphically depicted on the
plat with a note including the aforementioned information.
Access(UDC 11-3A-31
One public street access (W. Timberwood Dr.)is proposed via Overland Rd.,an arterial street; an
emergency only access via Overland Rd. is also proposed on Lot 1,Block 1 between Lots 18 and
19. Stub streets are proposed for future extension to the west to Parcel#51223233905,to the
south to Val Vista subdivision, and to the east as depicted on the plat in accord with the
Development Agreement. A bridge is proposed to be constructed over the Ridenbaugh Canal with
Phase 2 for connectivity to the east.
The stub street to the south is proposed to the Nichols property(Parcel#R8954840110). The
Applicant has indicated that the Nichols' have no plans to redevelop their property in the near
future. Staff recommends the Applicant coordinate with the adjacent property to the west of
the Nichols' property(Parcel#R8954830350,Elton's)to determine if a stub street along the
east boundary of their property might be a better option for future development if they plan
to redevelop their property sooner than their neighbors. If so,the plat should be revised
accordingly prior to the City Council hearing.
A 50-foot wide ingress-egress easement(Inst. #107123370) from Overland Rd. is noted on the
plat that has been terminated(Inst. #2019-089220). There is an existing blanket access easement
across the Southridge property to the Rice Parcel(Inst. #2019-089221); once public street access
is dedicated/provided to their property,the easement goes away automatically.
Bulb-outs are proposed on Rio De Plata Dr. for traffic calming. ACHD is requiring many of the
streets within the subdivision to be redesigned to reduce the length of the roadways or to include
the use of passive design elements (not to include stop signs, speed humps/bumps and valley
gutter). The plat should be revised in accord with ACHD's requirements.
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.
Page 11
The proposed street sections accommodate on-street parking on both sides of the streets for guests
in addition to driveway parking spaces on each lot. Staff is of the opinion sufficient parking can
be provided for this development.
Pathways(UDC 11-3A-8):
Ten-foot wide multi-use pathways are proposed on this site within the street buffer along W.
Overland Rd.,along the east boundary adjacent to the Ridenbaugh Canal and along the Northwest
gas pipeline in accord with the Pathways Master Plan and the Development Agreement. A 14-
foot wide public pedestrian easement is required to be submitted for these easements prior
to City Engineer signature on the final plat(s)in which they are located. If the pathway along
Overland will be located entirely in the right-of-way, a public pedestrian easement is not needed.
Sidewalks(UDC 11-3A-1 :
Sidewalks are required to be provided adjacent to all streets as set forth in UDC 11-3A-17. Where
multi-use pathways are required,the pathway may take the place of the sidewalk. Detached
sidewalks/pathways are proposed throughout the development.
Parkways (UDC 11-3A-1 :
Parkways (9.5' wide)are proposed along all internal public streets and should be constructed in
accord with the standards listed in UDC 11-3A-17E.
Landscaping(UDC 11-3B):
A 35-foot wide street buffer is required adjacent to W. Overland Rd., an entryway corridor, as
proposed. Landscaping is required to be installed within the buffer per the standards listed in
UDC 11-3B-7C,which require buffers to be planted with a mix of trees and shrubs,lawn,or other
vegetative groundcover. Just lawn and trees are proposed; Staff recommends a mix of shrubs
and other vegetative groundcover is provided.
Common open space is required to be landscaped in accord with the standards listed in UDC 11-
3G-3E. At a minimum, one tree per 8,000 square feet of common area is required to be provided
along with lawn or other vegetative groundcover.
Landscaping is required along pathways per the standards in UDC 11-3B-12C.Five-foot
wide landscape strips are required on both sides of pathways planted with a mix of trees,
shrubs,lawn and/or other vegetative ground cover.A minimum of one(1)tree per 100
linear feet of pathway is required.No landscaping is proposed along the pathway adjacent
to the Ridenbaugh Canal.If trees are not allowed within NMID's easement,an additional
minimum 5-foot wide area shall be provided outside of the easement in a common lot(s)for
the required trees; bushes and vegetative groundcover should be provided in accord with
UDC standards on either side of the pathway as required.A minimum of 5-feet of
landscaping needs to be provided between Lot 41,Block 1 and the adjacent pathway.
Landscaping is proposed within parkways as shown on the landscape plan. Because 9.5-foot wide
parkways are proposed,trees within parkways are restricted to Class 11 trees as proposed.
There are no existing trees on the site except for those on the Rice property; therefore,mitigation
is not required.
Qualified Open Space(UDC 11-3G�:
A minimum of 10%qualified open space meeting the standards listed in UDC 11-3G-313 is
required for developments over 5 acres in size;because this property is 83.77 acres, a minimum
of 8.38 acres of qualified open space is required.
A total of 22.3 acres(or 26%) of common open space is provided within the overall development,
15.55 acres (or 18.5%)of which is qualified per the standards in UDC 11-3G-3B,which exceeds
UDC standards(see open space exhibit in Section VII.E). Qualified open space consists of half
Page 12
the street buffer along Overland Rd., linear open space, and open grassy areas of at least 50' x
100' in area. Parkways along local streets also count toward the qualified open space requirement
if they comply with the standards listed in UDC 11-3G-3B.5;parkways were not included in the
open space calculations. This development will also be able to use the common open space areas
in the larger Southridge development to the east as they will be governed by the same HOA.
Qualified Site Amenities(UDC 11-3G1.
A minimum of one(1) qualified site amenity is required for developments over 5 acres in size
with one(1) additional amenity required for each additional 20 acres of development area.
Based on a total of 83.77 acres of development area, a minimum of four(4)qualified site
amenities are required. A clubhouse, swimming pool,tot lot with children's play equipment and
three (3)different segments of multi-use pathways are proposed in accord with UDC standards
and the Development Agreement. This development will also be able to use the site amenities in
the larger Southridge development to the east as they will be governed by the same HOA.
Storm Drainage:
An adequate storm drainage system is required in all developments in accord with the City's
adopted standards, specifications and ordinances. Design and construction is required to follow
Best Management Practices as adopted by the City. The Applicant submitted a Stormwater
Drainage Report for the subdivision.
Williams Northwest Gas Pipeline:
The Williams Northwest gas pipeline crosses the southwest corner of this site within a 75-foot
wide easement in common lots. Landscaping(grass) and a portion of the multi-use pathway is
proposed within the easement(trees are prohibited).
All construction and maintenance activities within the easement/right-of-way shall comply with
the Williams Developers' Handbook and any other associated requirements. The Applicant shall
include Williams in the initial planning stages to avoid project delays and so that safe
development practices in the vicinity of the pipeline can be attained.
Waterways(UDC It It
The Ridenbaugh Canal is a large open waterway that runs along the northeast boundary of this
site. The Irrigation District(NMID)has a 140-foot wide total easement for the canal with 60 feet
being on this property(Inst. #800640). The easement does not encroach on any of the proposed
buildable lots.
The UDC allows waterways such as this to remain open when used as a water amenity or linear
open space as defined in UC I I-IA-1; otherwise,they are required to be piped or otherwise
covered per UDC 11-3A-6B. The decision-making body may waive this requirement if it finds
the public purpose requiring such will not be served and public safety can be preserved.
The Applicant is not proposing to improve the waterway as a water amenity or linear open
space and requests Council approval of a waiver to leave the waterway open; fencing (6-foot
tall open style metal to match existing fencing)is proposed to preserve public safety along
the multi-use pathway.Because the Ridenbaugh Canal is a large facility and is mostly open
throughout the City and because fencing is proposed between the pathway and the canal to
preserve public safety, Staff recommends approval of the request.
Fencing(UDC 11-3A-6 and 11-3A-7)•
All fencing is required to comply with the standards listed in UDC 11-3A-6C for fencing along
waterways and the general fencing standards in 11-3A-7.
Six-foot tall open style metal fencing(i.e. chain link)to match existing fencing is proposed
between the multi-use pathway and the Ridenbaugh Canal to preserve public safety. Six-foot tall
Page 13
solid vinyl fencing is proposed adjacent to common areas that are visible from the street in accord
with UDC standards. The existing 6-foot tall solid masonry fencing along the southern boundary
of the subdivision was required to be constructed as a provision of the DA and is proposed to
remain.
Building Elevations(UDC 11-3A-19 I Architectural Standards Manuan:
The Applicant submitted sample elevations of the homes planned to be constructed in this
development which are included in Section VIII.F. A mix of 1-and 2-story homes are proposed
in a variety of finish materials and colors; lot dimensions are depicted indicating the style of
homes proposed on different lot sizes within the development. Single-family detached dwellings
are exempt from the design standards in the Architectural Standards Manual.
The Development Agreement limits the height of homes in this development along the southern
boundary shared with Val Vista and Aspen Cove subdivisions to a maximum height of 22 feet
[measured from either the mid-point of the front of the lot at the top back of curb,or the mid-
point of the rear of the lot(whichever is more restrictive)],to the average height of the highest
roof surface. In the event the maximum height of the home as so measured is lower than the top
of the 6-foot tall masonry fence,then the maximum height may be increased so that the maximum
height is equal to the elevation of the top of the fence at midpoint of the rear of the lot.
The lots along this boundary are also required to provide a minimum 50-foot rear setback and are
limited to no more than 14 lots as proposed per the approved conceptual development plan.
The Development Agreement requires the Applicant to submit and obtain Design Review
approval prior to the City Engineer's signature on the final plat for each phase of
development; or submit and obtain City Council approval(or a development agreement
modification)of plans that propose specific and detailed architectural guidelines for this
development and that address(at a minimum)variety in structures within a block,building
mass,building materials,rooflines,colors and architectural styles(provision#6.3.13). Staff
recommends the rear and/or side of 2-story homes that face W.Overland Rd.incorporate
articulation through changes in two or more of the following: modulation(e.g.projections,
recesses, step-backs,pop-outs),bays,banding,porches,balconies,material types,or other
integrated architectural elements to break up monotonous wall planes and roof lines that
are visible from the subject public street.
A Certificate of Zoning Compliance and Design Review application is required to be
submitted to the Planning Division for the clubhouse and swimming pool facility and
approved prior to submittal of building permit applications for this facility. The design of
the clubhouse shall comply with the design standards listed in the Architectural Standards
Manual.
VI. DECISION
A. Staff:
Staff recommends approval of the requested rezone and preliminary plat with the conditions
noted in Section VIII per the Findings in Section IX.
Page 14
VII. EXHIBITS
A. Rezone Legal Descriptions&Exhibit Map
L EGAL DESCRIFnON
{ THE Page Iof2
9 LAND
anhw—dGROUP
September 1.Or 2020
Project No.:116165
5OUTHRIDG E SO UTH SUBDIVISION
R-Z,AREA 1 REZONE DESCRIPTION
A parcel of land bcated in the Northwest gtuarter of section 23.Township 3 North,Range 1 west,Boise
merid ian,City of Meridian,Ada County,Idaho,being more particula rly described as follows:
Commencing at the Northwest Corner OfSection 23 of said Township 3 North,Range 1 west;
Thence south OW56'19"westr 2629.46 feet on the west line of said Section 23 to the'Nest one quarter
Corner of said section 23;
Thence5outh 89'04'17'Eastr a distance of 934.55feet on the east-west midsection line of said
Section 23 to the Southwest corner of Parcel"6"as shown on Record of Survey No.10035 of Ada County
Records;
Thence North 22'09'32'west,a distance Of 5213.19 feet on the westerly boundary I ine Of said Pane I B;
Thence leaving the waste Hy Line of said Pa rce I B,5o trth 89°16'08"East,a distance of 151.97 feet;
Thence North&B'17'27"East,a distance of 30.49 feet;
Thence south 21'20'10'Eastr a distance of 1.60feetto a point onthe westerly boundary line of Parcel
B of said Record of Survey No_10035,said point being the POINT OF BEGINNING;
Thence on the westerly boundary line of Parcel B ofsaid Record of survey No.1D035 for the
following courses and distances:
Thence south 89'16'08"East,a dicta nce of 0.68feet to a paint of curve;
Thence 25.41 feet on the arc of a curve to the left*said curve having a radius of 20.43feet,a
central angle of 71'15'53",a chord bea ring of North 54'13'05'East,and a chord length of
23 E0 feet to a point of reverse Eurve;
Thence 184.71 feet an the arc of a curve to the right,said curve having radius of 233.34feet,a
central angle of 45'21'22",a chord bearing of North 41't 5'S0'Eastr and a chard length of
179.93 feet;
Thence North 47`39'35"West,a d istance of 213.39 feat a portion of sa id line being on the
exterior boundary line of said Parcel"B"of Record of survey No_10035,to a point on a curve on
the Eenter ine of west overland Road;
Thence 179.99feet on the arc of a curve to the left,said curve having a radius of 10MUC feet~a
central angle of 10'18'45",a chord bearing of North 56'49'41'East,and a chord length of
179.7d feet on said west oveda nd Road Eenteriine;
Thence leaving said centerline and westerly boundary line of Parcel Br south 27'49,21"East;a
distance of 127.95 feet to a point of curve;
Thence 7.12 feet On the a rc of a curve to the left,said curve having a radius of 200M feet,a
central angle of 02'02'19",a drard bea ring of South 29'50'30'East,and a chord length of 7.12
feet to a point of compound curve;
462 East Shore Dive,SuIL 100.Ease,Idak 85616 206.MJ a641 thNandgroupinc.[am
Page 15
Septern her N.2D24
Page 2
Thence 70.22'eet an the arc&a ra roe to the Ieksaid mrvefrawfmSa radius of2O0.DO fee s,a
centres ar-Gle a-20`07'017.a chord bearing&Sbuth 99'55'IW fast and a chord kr_sth of
69.86 fee-z,
Thence 5ou`h 4r3'55'Q'Easy a dis}ance cvF 63924 Feet to a pant of rrin=
Thence 204.h3 Feet an the o-rc cpF a curve to tie le-,sai6 cur%%e having a radius of 3OD_O0 fart a
centred argyle of 39'GT 54',a chard hearting of rxrth 6g°31'07' East and a rFord lerq;th of
290.69:5`et;
Thence 5orh W 03'34'Erika&7mnce cvF 294.0 feet to a point of curve,
Thence 119L 31 Feet are the ars of a curve to the rigM.said curve having a radird of 150.01 feel,a
centrzr ar:sle 4�'-45'34 23'.a chord hewinG of Sauffi W 09'IX West and a chard lenGth of
116.19 feet;
Thence North 89°03'34'Wesk a dL,:tNknce of 811.37 feet to a pc4rtc ofcum;
Thenr r 175L 15 feet are the ars of a eurvr to the right,mid cur ee having a radius of 150.03 feet,a
rerrtral.ar%Gle of 6W 5T 02'.a chard hewing of North 55'M'33"W kst,and a chord length cvF
IE5.H Feet;
Thence Nosh 21'Z%D'10'WEstr a distmce or 246.25 feet tD the POINT OF EEGrNNING.
The atrave dcscnbed parcel corrm,ns 6_M acres more or Le
PREPARED 9V:
The:Lend Graup,kv— �.LA AXr4
43
James R.YIU:shhum g.ktA
Sire Pterruss F Larassae A-c%wrture CieI EnEinceirr} prL5
dQ E.Share Mire,akt!LOC•.Er5k,IGenra a35KE F F 20E.339'Chi1•wffm.thE;w praupinr:mrn
Page 16
LEGAL DESCRIRTION
:, on#2. THE ry Page 1OF2
LAN
GROUP
September 10,2020
Project No.:116165
SOUTHRIDGE SOUTH SUBDIVISION
R-2,AREA 2 REZONE DESCRIPTION
A parcel of land located in the Northwest Quarter of Section 23,Township 3 North,Range 1 West,Boise
Meridian,City of Meridian,Ada County, Idaho,being more particularly described as follows:
Commencing at the Northwest Comer of Section 23 of said Township 3 North,Range 1 West;
Thence South 00*56'19"West,2529.48 feet on the West line of said Section 23 to the West One Quarter
Corner of said Section 23;
Thence South 89*04'17"Fast a distance of 834.55 feet on the east-west mid-section line of said
Section 23 to the Southwest oorner of Parcel"B"as shown on Record of Survey No. 10035 of Ada County
Records;
Thence North 22*09'32"West,a distance of 520.19 feet on the westerly boundary line of said Parcel B;
Thence leaving the westerly Line of said Parcel B,South 99' 16'08" East a distance of 151.97 feet,-
Thence North 88*17'27" East a distance of 30.48 feet;
Thence South 21*20'10" East:a distance of 1.40 feet to a point on the westerly boundary lime of Parcel
B of said Record of Survey No_10035;
Thence on the westerly boundary line of Parcel B of said Record of Survey No. 10035 for the fol lowing
courses andi distances:
Thence South 89' 16'08"East,a distance of 0.68 feet to a point of curve,
Thence 25.41 feet on the arc of a curve to the left,said curve having a radius of 20.43 feet,a central
angle of 71'15'53",a ch o rd bea ri ng of North 54'13'05"East,and a chord length of 23-80 feet to a
point of reverse curve,,
Thence 194.71 feet on the arc of a curve to the right'said curve having a radius of233.34 feet,a central
angle of 45'21'22",a ch o rd bea ri ng of No rth 41'15'50" East,and a chord l ength of 179.93 feet;
Thence North 47*39'35"West,a distance of 215.39 feet a portion ofsaid line being on the exterior
boundary line of said Parcel"B"of Record of Survey No. 10035,to a point on a curve on the centerline
of West Overland Read,
Thence 179.99 feet on the arc of a curve to the left,said curve having a radius of 1A00.00 feet,a central
angle of 10°18'45",a chord bearing of No rth 66°49'41'East,a nd a c ho rd length of 179.74 feet o n said
West Overland Road centerline;
Thence leaving said centerline and westerly boundary line of Parcel B,South 27*49'21"East,a distance
of 127.95 feet to a point of curve,
Thence 7.12 feet on the arc of a curvets the left,said curve having a radius of 200.00 feet,a central
angle of 02'02'19",a chard bea ring of South 28'50'30"East,and a cho rd length of 7.12 feet to a point
of compound curve;
Thence 70.22 feet on the arc of a curve to the left,said curve having a radius of 200.00 feet,a central
angle of 20'07'01",a chord bearing of South 3T 55'10"East,and a chord length of 69-86 feet;
Thence South 49°58'40" East,a distance 4539.24 feet to a point of curve;
462 East Share orlwt,su1te 104.Eagle, Idaho 83616 208 939.4041 thelandgroupinc cam
Page 17
September 11r 2020
Page 2
Thence 204_fi3 feet on the arc of a curve to the left,said curve having a radius of 300.0d feet,a central
angle of 39'04'54",a chord bearing of5outh 65*31'07"East,and a chord length of 200.69 feet;
Thence South 890 03'34"East,a distance of 399.44feet to the POINT OF BEGINNING;
Thence continuing South 89*03'34'East,a distance of 305.17 feet to a point of curve,
Thence 69.16 feet on the arc of a curve to the left,said curve havi ng a radius of 55.00 feet,a
central angle of 72*02'44 a chord bearing of North 54*55'04"East,and a chord length of
64_69 feet;
Thence North 180 53'42" East,a distance of 27.05 feet;
Thence South 00°14'06" East,a distance of 52.66 feet to a paint of curve;
Thence 87.52 feet on the arc of a curve to the right,said curve havi ng a radiu s of 55.00 feet, a
central angle of91*10'32",a chord bearing of South 45'21'10"West,and a chord length cf
78.58 feet;
Thence North 890 03'34"West,a distance of 244.56 feet to a point of curve,
Thence 111.97 feet on the arc of a curve to the right,said curve having a radius of 149.19 feet,a
central angle of 42*54'57"r a chord bearing of North 67*40'52"West,and a chord length of
109.36 feet;
Thence North 460 10'53"West,a distance of 7.55 feet to the PCHNT OF BEGINNING.
The above described parcel contaifls 0.35 acres more or less_
PREPARED BY: r1
The Land Group, Inc. LAN ;!f�
780 9
10-2020
of-
James R.Washb-im VIL
Site Planning■Landscape A rchitecwre■Uy d Engineering■Surveying
462 E Share drive,Suite MG■Eagler Jdahn d33616■P 208.939.4041■www.thdandgmupinc.€om
Page 18
LEGAL DESCRIPTION
THE
L A N D Page 1 OF 2
�= GROUP
September 10,2020
Project No.:116165
SOUTHRIDGE SOUTH SUBDIVISION
R-8 REZONE DESCRIPTION
A parcel of land located in the Northwest Quarter of Section 23,Township 3 North,Range 1~blest,Boise
Meridian,City of Meridian,Ada County, Idaho,being more particulariy described as follows:
Commenring at the Northwest Corner of Section 23 of said Township 3 North,Range I Vilest;
Thence South 00*56'19'West,2629.48 feet on the West line of said Section 23 to the West One Quarter
Corner of said Section 23;
Thence South 89*04'17" East,a distance of 834.55 feet on the east-west mid-section line of said
Section 23 to the Southwest corner of Parcel"B"as shown on Record'of Survey No. 10035 of Ada County
Records-
Th en cc North 22*09'32"West,a distance of 520.19 feet on the westerly boundary line of said Parcel B;
Thence leaving the westerly Line of said Parcel B,South 89° 16'08" East a distance of 151.97 feet;
Thence North 88*17'27"East,a distance of 30.48 feet;
Thence South 21*20'10" East,a distan ce c f 1.40 feet to a point on the westerly boundary line of Parcel
B of said Record of Survey No_10035;
Thence on the westerly boundary line of Parcel 6 of said Record of Survey No. 10035 for the following
courses and distances:
Thence South 89' 16'08" East,a distance of0.68 feet to a point of curve,
Thence 25.41 feet on the arc of a curve to the left,said curve having a radius of 20.43 feet,a central
angle of 71°15'53",a chord bearing of North 54D 13'05'East,and a chord length of 23,90 feetto a
point of reverse curve,
Thence 184.71 feet on the arc c f a curve to the right,said curve having a radius of 233.34 feet,a central
angle of 45°21'22",a chord beadng of No rth 41D 15'50'East,a nd a c ho rd length of 179.93 feet;
Thence North 47*39'35"West,a distance of 215.39 feet a portion of said line being on the exterior
boundary line of said Parcel"B"of Record of Survey No- 10035,to a point on a curve on the centerline
of West Overland Road,
Thence 179.99 feet on the arc of a curve to the left,said curve having a radius of 1000.00 feet,a central
angle of 10°18'45",a chord bearing of North 66D 49'41'East,and a chord length of 179.74 feet on said
West Overland Road centerline;
Thence leaving said centerline and westerly boundary line of Parcel B,South 27*49'21''East,a distance
of 127.95 feet to a point of cu rve;
Thence 7.12 feet on the arc of a curve to the left,said curve having a radius of 200.00 feet, a central
angle of 02'02'19",a chord bearing of South 28'50'30"East,and a chord length of 7.12 feet to a point
of compound curve;
Th en ce 70.22 feet o n the arc of a cu rve to the left,sai d curve having a radi us of 200.00 feet,a ce ntral
angle of 20°07'01",a ch o rd bea ring of South 39°55'10"East,and a chord length of 69-86 feet;
Th en ce South 49°58'40" East:a distan ce c f 360.48 feet to a poi nt of curve,sa id point being the POINT
OF BEGINNING,
462 East Shore Orlwe,Suite 104.Eagle, Idaho 83616 2118 939.4041 thelandgroupinc cam
rage i y
September 11,2020
Page 2
Thence 276.80 feet on the arc of a curve to the left,said curve having a radius of 275.00 feet,a
central angle cf 57'40' 15",a chord bearing of North 79'53'16" East,and achord length of
2-65.26 feet;
Thence North 51°03'09" East,a distance of 575.25 feet to a point on a curve;
Thence 201.33 feet on the arc of a curve to the left,said curve having a radius of 850.00 feet,a
central angle of 13'34' 16",a chord bearing of North 44'11'50"West,and a chord length of
200.96 feet;
Thence North 39"Di'02" East,a distance of 75.06 feet;
Thence North 14"38'"' East,a distance of 106.48 feet;
Thence North 860 33' 13" East,a distance of 101.99 feet;
Thence South 25"35'04" East,a distance of 45.73 feet;
Thence South 39'58'55" East,a distance of 85.38 feet;
Thence South 67'35'34" East,a distance of 112.36 feet;
Thence North 20"11'27" East,a distance of 103.27 feet;
Thence South 72°17 28" East,a distance of 172_81 feet to a point of curve;
Thence 77_62 feet on the arc of a curve to the left,said curve having a radius of 80.00 feet,a
central angle of 55'35'25",a chord bearing of North 79'54'50" East,and achord length of
74.61 feet;
Thence South 15"07'20" East,a distance of 122.50 feet;
Thence North 86'31'43" East,a distance of 190.50 feet,
Thence South03"28' 17" East,a distance of3.59 feet to a point of curve;
Thence 31.15 feet on the arc of a curve to the left,said curve having a radius of 70.00 feet,a
central angle of 25'30'01",a chord bearing of South 16° 13'19" East,and a chord length of
30.90 feet to a point of compou nd cu rve;
Thence 136.24 feet on the arc of a curve to the left,said curve having a radius of 70.00 feet,a
centra l angle c f 111'30'41",a ch a rd bea ring of So uth 84"43'39"East,and a c hard length of
115.73 feet;
Thence North 39'31'01" East,a distance of 141.01 feet to a paint cf curve;
Thence 232.80 feet on the arc of a curve to the right,said curve having a radius of 130.00 feet,a
central angle of 102°36'12%a chord bearing of South 89"10'53"East,and a chord length of
202.92 feet;
Thence South 37"52'47" East,a distance of 369.31 feet to a paint of curve;
Thence 389.27 feet on the arc of a curve to the right,said curve having a radius of 300.00 feet,a
central angle cf 74'20'42",a chard bearing of South 00°42'26" East,and a chord length of
362.53 feet;
Thence South 36'27 55"West,a distance of 34-82 feetto a paint of curve;
Thence 62.73 feet on the arc of a curve to the left,said curve having a radius of 150.00 feet,a
central angle of 23'57'38",a chord bearing of South 24°29'06"West,and a chord length of
62.27 feet;
Thence North 89"02'41"West,a distance of 60-88 feet to a point of curve;
Thence 98.42 feet on the arc of a curve to the right,said curve having a radius of 300.00 feet,a
central angle cf 18'47'49",a chard bearing of North 79'387 46"West,and a chard length of
97.98 feet to a point of reverse curve;
Site Planning■La ndscape Archite-m e■Civil Engineering■Surwying
462 E.Share Drive,Suite IN.Eagle,Idaho 83616■P 2D8.939.4041■www.the4arvdgri3upinc.com
September 11,2020
Page 3
Thence 98.42 feet on the arc of a curve to the left,said curve having a radius of 300.00 feet,a
central angle of W 47'49",a chord bearing of North 790 38'46"West,and a chord length of
97.98 feet;
Thence North 890 02'41"West,a distance of 252.39 feet to a point of curve,-
Thence 305.36 feet an the arc of a curve to the fight,sai d curve having a rad i us of 850.00 feetr a
central anglecf20'35'O0",a chord beadngof North 78"45'11"West,and a chard length of
303.72 feet,
Thence South 18`53'42"West a distance of 177.29 feet to a point of curve;
Thence 69.76 fee#on the arc of curve to the right,said curve having a radius of 55.00 feetr a
central angle of 72'02'44",a chord bearing of South 540 55'04"West and a chard length of
64.69 feet;
Thence North 890 03'34"West,a distance of 704.61 feet to a point of curve;
Thence 204.63 feet an the arc of a curve to the right. said carve having a radius of 300.00 feet,a
central angle of 33'04'54',a chord bead ng-of North 69'31'07"West,and a chard length of
200.69 feet,
Thence North 49'58'40"W es� a distance of 278.715 feet to the POINT OF BEGI NMNG_
The above described parcel€orrWns 29-89 acres more or less_
PREPARED BY:
The tend Group, Inc.
All 7860
9-10-2020
L�.
rr OF ti
James R.Washburn 1 )k
Site Planning■Landscape Arch te=re■CFrd Engineering■Surveying
462 E.Sh ore Drive,Suite 100•Eagl er Jdaha 83616 4 P 205.939.4041■www.thelandgroupirx.€oen
� W2c�
S FRB
i
yelw..mn..a.e
- — — _ � f,•!. _ _ - +�- 'ems J 'L� �-- I� �� rr
wr 1 HFIDF RlIC M1S � !` � • �
� tir if a
a
I,� _I_IL�^IMP.Ala,AS lar 4e
4HJI`; Shoot 1 of 1
Page 22
B. Preliminary Plat& Phasing Plan (date: 12/7/2020)
-r---7
f
MR
dt
Atf
Mn
PPI
Page 23
M6
IL
FS
46
y
W #
41Lm d .
416
'
I
aws � #
— — _- M cc
AS 41L
fqplip# a .
f d --
' ��{+• " �L -. f+ as � y � _ - - . . +. - —
RR9,�
Page 24
. �_ . . . @=13
1
� � � � � � � --
_ ,
�. , _a���. >W��� _.___.__-_�_�_
_. �§ _ • �--2 �
� 5�z\� - � �
r _ � ._ - , y. _
_
, .
.
-
` - - '« '
■ 4- '_ , _ �_ -
� ` � _
[� , y \ \ � , - {
' s - - 2
/ _ !
�\ sk . \
WL -
� � � _ -
z � / � � \ _ \ 2 _ :�: _ _ •
. �.
-| . t 4.1
,
—
'�\ \ �\
Page 25
r� �? •• ,� ; 6'A8 ' 7nnYg�ultemell� v io v
77
-1 E T �:.......�
- .r •�'` i � �{` . ..., �-' l �n$3 snncxceancoearvurAn[�l
_r•••N' \ ��' w,x -�� Ewsnnsxceunsem.rmonrnrP
iAd 9.95di+a.R
r9A 9Rff4h ,\. H"4
Pmlimiaary Plat-Proposed Zoning Sunnrary .
0
� Z
cA
5 f�6
I o a
a�c
>• I
am
Preliminary Preliminary Plat.Proposed Phawng Summary
PP3
Page 26
C. Common Driveway Exhibits—NOT APPROVED
96
}s!d RMM!iaad }
y 1le aa!ip - 4!4z3 Acmansap uowwoo _ _ y W
ua!s!a!pgn5 41nug a6p!iyluag
- ------ -,-,�
w�
-w
�
I
I I o
Ell
f L- ---„----UPL' L------
-- -Pii _J L_-
{ e — —^--------� ------- i--
I
I I I
I
r4 ——— — m e i i I I
Page 27
Lu
gam=
ml AJcul ee d k
emmeMm . gq! kmiui u,mm0Q : Lu
LiggqmnSqnoSiaBPNq®S ! I
i �
NO
m 49 ON 94
^
a; §`
44,
---- -\. IL .
+ �® | / 4zƒ
L
�\\\\ , -
} w JAI ----------3
�-,-- - ----� I �-� - ----- --- �� �
®- - --- ------
�e-�
� � § ■ \/ ��/ �
e--------------------� E :
-
/ �
Page 28
06
_M £
l(f mod ! |
a mm ma - #mNx km & mQ�a ; | �
�qqm��Sqn■S mP|�q�■S ; . !|
�
Ell
■
� � \
-
�
`
AL
_�__�_\ -j m
-
JR-M�� � �
¥
Il r
�
_ � z ' ' ■ d ■ ! � 2
��- , y '� • 3
40 �
Page 2
D. Landscape Plan (date: 5/17/2020)
C6
Im
NMI
REEL =6 -• - Lr• I -
4ss:x-c�ac^^^
I•Air-!•i.. �
low
�tr.+k:wn
r g11
'--------- r r ___ ______ '
irr I iri• _
I _
14
I — 4
a
o�
i. l
I
__ E4lF
Page 30
__._____.__ ....... _--------------
Li
� � — r+1p i1 •a � �a i.�
•• ... # ' s,«Vowo-�+ca.>#i as 5 � T ri, ..
y -f aP
I {f +
1 .ikri goo"ra�+1_iLim
............
L4 1�
-4
E1M-
Page 31
E. Open Space Exhibit
:r f
f Neai IAFM2 I I. Areai
lk3 4ZA: m911 I lax 14,174 114= S3y�
�—
Naai AMD AM1S wea 17 N9a 12 wea 11 AM14
;37`+ 5413d 17.637 34,fi72' 31,307 25p2B 174,70.4
IL
IL
— r _� _ 1
a IT
to PA -- - _
r /
LMID
GROUP
Page 32
F. Conceptual Building Elevations
+Qp R Lao Wt*h rG"Lot WWMh
N
Ik
+saft'LoI Kndth +NR Lot width
41
Page 33
+5 h L E Width *51ci,-1t ot Width
his
Fir
* k
_ t ! . �* ■w� �nrt J �-�
+34.ft Lot 14!67h
419 41 LOL width
dp
IL
lb
Page 34
VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
A minimum of 10 days prior to the City Council hearing,the preliminary plat(and
landscape plan) shall be revised to include another housing type(s) (i.e. single-family
attached or townhomes)in the R-8 portion of the development; and conceptual elevations of
the additional housing type(s) shall be submitted.Zero lines shall be depicted on the plat or
an exhibit submitted showing where attached product types are proposed
1. Development of the subject property shall comply with the terms of the existing Development
Agreement(MDA-12-009, Inst. #113077158),unless otherwise amended.
2. Development of the subject preliminary plat shall be consistent with the phasing plan
included in Section VII.B.
3. The final plat shall include the following revisions:
a. Include a note prohibiting direct lot access via W. Overland Rd. other than the accesses
approved with this subdivision.
4. The landscape plan submitted with the final plat shall be revised as follows:
a. Depict shrubs along with the required trees within the street buffer along W. Overland
Rd. as set forth in UDC 11-3B-7C.3a.A minimum 35 foot wide street buffer is required.
along W. Overland Rd., an entryway corridor.
b. Landscaping shall be depicted along all pathways in accord with the standards listed in
UDC 11-3B-12C; include a mix of trees(minimum of 1 per 100 linear feet of pathway),
shrubs, lawn, and/or other vegetative groundcover. If landscaping(trees)is not allowed
within NMID's easement for the Ridenbaugh Canal, an additional minimum 5-foot wide
area shall be provided outside of the easement in a common lot(s) for the required trees.
c. Include a minimum of 5-feet of landscaping between Lot 41,Block 1 and the adjacent
pathway in accord with the standards listed in UDC 11-3B-12C.
d. Include a calculations table that demonstrates compliance with the standards for street
buffer(11-3B-7C),pathway(11-3B-12C) and common open space(11-3G-3E.2)
landscaping; include required vs. provided number of trees.
5. Future development shall be consistent with the minimum dimensional standards listed in
UDC Table 11-2A-4 for the R-2 zoning district and UDC Table I1-2A-6 for the R-8 zoning
district.
6. Off-street parking is required to be provided for all residential units in accord with the
standards listed in UDC Table 11-3C-6 based on the number of bedrooms per unit.
7. An exhibit for the common driveways shall be submitted with the final plat application(s)that
depicts the setbacks, fencing,building envelope and orientation of the lots and structures in
accord with UDC 11-6C-3D.7. All common driveways shall be constructed in accord with the
standards listed in UDC 11-6C-3D.
8. A perpetual ingress/egress easement shall be filed with the Ada County Recorder for all
common driveways,which shall include a requirement for maintenance of a paved surface
capable of supporting fire vehicles and equipment as set forth in UDC 11-6C-3D. This may
be accomplished through a separate recorded easement submitted to the Planning Division
with the final plat for City Engineer signature; or,the easement may be graphically depicted
on the plat with a note including the aforementioned details.
Page 35
9. Address signage shall be provided at the public street for homes accessed via common
driveways for emergency wayfinding purposes.
10. Ten-foot(10')wide multi-use pathways shall be constructed on the site as depicted on the
landscape plan. Fourteen-foot(14')wide public pedestrian easements shall be submitted in
accord with Park's Department requirements per the Pathways Master Plan for all multi-use
pathways within the site that are outside the public right-of-way. Coordinate the details of the
easements with Kim Warren,Park's Department.
11. All existing structures that don't conform to the dimensional standards of the district shall be
removed prior to signature on the final plat by the City Engineer on the phase in which they
are located.
12. All construction and maintenance activities within the 75-foot wide Northwest gas pipeline
easement/right-of-way shall comply with the Williams Developers' Handbook and any other
associated requirements. The Applicant shall include Williams in the initial planning stages to
avoid project delays and so that safe development practices in the vicinity of the pipeline can
be attained.
13. The Ridenbaugh Canal shall be piped as set forth in UDC 11-3A-6B,unless otherwise waived
by City Council.Note: The Applicant requests a waiver to this standard to allow the canal to
remain open and not be piped.
14. A Certificate of Zoning Compliance and Design Review application is required to be
submitted to the Planning Division for the clubhouse and swimming pool facility and
approved prior to submittal of building permit applications for this facility. The design of the
clubhouse shall comply with the design standards listed in the Architectural Standards
Manual.
15. In accord with the Development Agreement(Inst. #113077158—MDA-12-009),the height of
homes along the southern boundary of the subdivision shared with Val Vista and Aspen Cove
subdivisions shall be limited to a maximum height of 22 feet [measured from either the mid-
point of the front of the lot at the top back of curb, or the mid-point of the rear of the lot
(whichever is more restrictive)],to the average height of the highest roof surface. In the event
the maximum height of the home as so measured is lower than the top of the 6-foot tall
masonry fence,then the maximum height may be increased so that the maximum height is
equal to the elevation of the top of the fence at midpoint of the rear of the lot. The lots along
this boundary are also required to provide a minimum 50-foot rear setback.See provisions
#6.3.8 and#6.3.10.
16. In accord with the Development Agreement(Inst. #113077158—MDA-12-009),the
Applicant shall submit and obtain Design Review approval prior to the City Engineer's
signature on the final plat for each phase of development; or submit and obtain City Council
approval(or a development agreement modification)of plans that propose specific and
detailed architectural guidelines for this development and that address(at a minimum)variety
in structures within a block,building mass,building materials,rooflines,colors and
architectural styles (provision#6.3.13).
17. The existing home on Parcel#S 1223131250(Rice property)that is proposed to remain on a
lot in the subdivision(i.e. Lot 64,Block 1) shall be required to hook-up to City water and
sewer service within 60 days of it becoming available as set forth in MCC 9-1-4 and 9-4-8.
At such time,the septic tank shall be abandoned and the well solely used for irrigation
purposes.
Page 36
18. The address of the existing home on Parcel#S 1223131250(Rice property)that is proposed to
remain on a lot in the subdivision(i.e. Lot 64,Block 1)shall be changed with development to
the street from which access is taken(S. Rio De Oro Pl.); coordinate with Terri Ricks, Land
Development on the new address.
19. The homes on Lots 17, 19,25 and 27,Block 10 shall be provided with residential fire
sprinklers,unless otherwise approved by the Fire Marshall, as they appear to be beyond the
required"hose lay" standards of the Fire Dept.If the location of the home does not require a
"hose lay"exceeding 150 feet from the nearest point of fire truck access (i.e. the end of the
shared driveway) to reach the most remote portion of the structure, the Fire Marshall may
waive this requirement.
B. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1 The farthest north connection in Overland currently is connecting right at an existing
PRV. This connection needs to move south of the T that connects to the PRV. If the
water main connection is moved south by one lot it should provide enough distance to
connect outside of the PRV.
1.2 There needs to be a water valve between the two connections on Overland for
redundancy purposes.
1.3 The City does not want public sewer lines in common driveways as shown for Driveway
C. Either reroute sewer line or place road over top of sewer line.
1.4 Locate Infiltration Trenches to eliminate sewer service line crossings.No sewer
mainlines in common drives, only sewer services(reminder that a maximum of three
services are allowed into a manhole,with a minimum 30-degrees of angle separation).
1.5 The geotechnical investigative report for this development,prepared by STRATA, dated
12/26/2007,which was prior to the termination gravel mining operation. Once the
operation ceased,the site was reclaimed in preparation for the proposed subdivision in
accordance with Dept. of Lands and project geotechnical engineer requirements. The
existing soils consist of well-graded sands and gravels which are extremely well-suited
for the proposed development as a subdivision according to Jason Densmer,PE,project
engineer.
2. General Conditions of Approval
2.1 Sanitary sewer service to this development is available via extension of existing mains
adjacent to the development. The applicant shall install mains to and through this
subdivision; applicant shall coordinate main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to
provide service. Minimum cover over sewer mains is three feet, if cover from top of pipe
to sub-grade is less than three feet than alternate materials shall be used in conformance of
City of Meridian Public Works Departments Standard Specifications.
2.2 Water service to this site is available via extension of existing mains adjacent to the
development. The applicant shall be responsible to install water mains to and through this
development, coordinate main size and routing with Public Works.
2.3 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
Page 37
the final plat as set forth in UDC 11-5C-3B.
2.4 Upon installation of the landscaping and prior to inspection by Planning Department staff,
the applicant shall provide a written certificate of completion as set forth in UDC 11-313-
14A.
2.5 A letter of credit or cash surety in the amount of 110%will be required for all incomplete
fencing, landscaping, amenities,pressurized irrigation,prior to signature on the final plat.
2.6 The City of Meridian requires that the owner post with the City a performance surety in
the amount of 125% of the total construction cost for all incomplete sewer, water
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 applicant shall be required to enter into a
Development Surety Agreement with the City of Meridian.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.
2.7 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, and water
infrastructure for a duration of two years.This surety amount will be verified by a line item
final cost invoicing 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.
2.8 In the event that an applicant and/or owner cannot complete non-life, non-safety and non-
health improvements, prior to City Engineer signature on the final plat and/or prior to
occupancy, a surety agreement may be approved as set forth in UDC 11-5C-3C.
2.9 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.
2.10 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.
2.11 Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
2.12 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.13 All grading of the site shall be performed in conformance with MCC 11-1-4B.
2.14 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.
2.15 The 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.
2.16 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.
2.17 At the completion of the project, the applicant shall be responsible to submit record
— Page 38
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.
2.18 Street light plan requirements are listed in section 6-7 of the Improvement Standards for
Street Lighting (http://www.meridiancity.org/public_works.aspx?id=272). All street
lights shall be installed at developer's expense. Final design shall be submitted as part of
the development plan set for approval, which must include the location of any existing
street lights. The contractor's work and materials shall conform to the ISPWC and the City
of Meridian Supplemental Specifications to the ISPWC. Contact the City of Meridian
Transportation and Utility Coordinator at 898-5500 for information on the locations of
existing street lighting.
2.19 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 signature of the final plat by the City Engineer.
2.20 Applicant shall be responsible for application and compliance with and NPDES permitting
that may be required by the Environmental Protection Agency.
2.21 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 Water
Department at(208)888-5242 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.
2.22 Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9 4 8. Contact the Central District Health Department for
abandonment procedures and inspections.
2.23 The City of Meridian requires that pressurized irrigation systems be supplied by a year-
round source of water (MCC 9-1-28.C.1). 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 development plan approval.
2.24 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.
C. FIRE DEPARTMENT
hggs://weblink.m eridia n c i 0y.ory/WebLink/Doc View.aspx?id=218082&dbid=0&repo=MeridianC
hty
Page 39
D. POLICE DEPARTMENT
https://weblink.meridianciV.org/WebLink/DocView.gyp x?id=217080&dbid=0&repo=MeridianC
ky
E. PARK'S DEPARTMENT
https://weblink.m eridia n c i ty.org/WeUink/Doc View.aspx?id=21742 6&db id=0&rep o=Meridia n C
hty
F. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO(COMPASS)
https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=217744&dbid=0&repo=MeridianC
ky
G. CENTRAL DISTRICT HEALTH DEPARTMENT
https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=217149&dbid=0&repo=MeridianC
hty
H. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ)
https://weblink.meridiancity.ofglWebLinkIDocView.aspx?id=217367&dbid=0&repo=MeridianC
hty
I. WEST ADA SCHOOL DISTRICT(WASD)
https://weblink.meridiancioy.org/WebLink/Doc View.aspx?id=218116&dbid=0&repo=MeridianC
hty
J. COMMUNITY DEVELOPMENT SCHOOL IMPACT ANALYSIS
https://weblink.meridiancity.org/WebLink/Doc View.asp x?id=218003&dbid=0&repo=MeridianC
Lty
K. NAMPA&MERIDIAN IRRIGATION DISTRICT
No comments were received.
L. ADA COUNTY HIGHWAY DISTRICT(ACHD)
https://weblink.meridianciU.org/WebLink/Doc View.aspx?id=218126&dbid=0&repo=MeridianC
Lty
Page 40
IX. 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;
Stafffinds the proposed zoning map amendment to R-2 and R-8 and subsequent development
is consistent with the Comprehensive Plan.
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Stafffinds the proposed map amendment will allow for the development of single family
detached homes which will contribute to the range of housing opportunities available within
the City consistent with the purpose statement of the residential districts.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
Stafffinds the proposed zoning map amendment should not be detrimental to the public
health, safety and welfare.
4. The map amendment shall not result in an adverse impact upon the delivery of services by
any political subdivision providing public services within the city including,but not limited
to, school districts; and
Stafffinds the proposed zoning map amendment will not result in an adverse impact on the
delivery of services by any political subdivision providing public services within the City.
5. The annexation(as applicable)is in the best interest of city.
This Findings is not applicable as the application is for a rezone, not annexation.
B. Preliminary Plat Findings:
In consideration of a preliminary plat,combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
1. The plat is in conformance with the Comprehensive Plan;
Stafffinds that the proposed plat is in substantial compliance with the adopted Comprehensive
Plan in regard to land use, density and transportation with Staff's recommendation to include
another housing type (i.e. single-family attached and/or townhomes). (Please see
Comprehensive Plan Policies in, Section V of this report for more information)
2. Public services are available or can be made available and are adequate to accommodate
the proposed development;
Stafffinds that public services will be provided to the subject property with development. (See
Exhibit B of the Staff Report for more details from public service providers.)
3. The plat is in conformance with scheduled public improvements in accord with the City's
capital improvement program;
Page 41 —
Because City water and sewer and any other utilities will be provided by the development at
their own cost, Staff finds that the subdivision will not require the expenditure of capital
improvement funds.
4. There is public financial capability of supporting services for the proposed development;
Staff finds there is public financial capability of supporting services for the proposed
development based upon comments from the public service providers(i.e.,Police,Fire,ACHD,
etc). (See Section VIII for more information)
5. The development will not be detrimental to the public health, safety or general welfare;
and,
Staff is not aware of any health, safety, or environmental problems associated with the platting
of this property. ACHD considers road safety issues in their analysis.
6. The development preserves significant natural, scenic or historic features.
Staff is unaware of any significant natural, scenic or historic features that exist on this site that
require preserving.
Page 42