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Z - Development Agreement (H-2020-0064) (2021-042520)
ADA COUNTY RECORDER Phil McGrane 2021-042520 BOISE IDAHO Pgs=70 KRISTINA LOWRY 03/17/2021 09:46 AM CITY OF MERIDIAN, IDAHO NO FEE DEVELOPMENT AGREEMENT PARTIES: l. City of Meridian 2. Justin Griffin, Sunrise Rim,LLC, Owner/Developer THIS DEVELOPMENT AGREEMENT (this Agreement), is made and entered into this 16th day of March 1. , 2021, by and between City of Meridian, a municipal corporation of the State of Idaho, hereafter called CITY:whose;address is 33 E. Broadway Avenue, Meridian, Idaho 83642 and Justin Griffin, Sunrise Rim, LLC whose address is 4450 W. Saddle Ridge Drive,Nampa, ID 83687,hereinafter called OWNER/DEVELOPER. 1. CITALS: 1.1 WHEREAS,Owner is the sole owner,in law and/or equity,of certain tract of land in the County of Ada,State of Idaho,described in Exhibit"A",which is attached hereto and by this reference incorporated herein as if set forth in full, herein after referred to as the Property;and 1.2 WHEREAS,Idaho Code§ 67-6511 A provides that cities may,by ordinance, require or permit as a condition of zoning that the Owner and/or Developer make a written commitment concerning the use or development of the subject Property;and ; 1.3 WHEREAS, City has exercised its statutory authority by the enactment of Section ; 11-5$=3 of the Unified Development Code ("UDC"), which authorizes development agreements upon the annexation and/or re-zoning of land; and 1.4 WHEREAS, Owner/Developer has submitted an ;application for a the annexation of 26.34 acres of land from a R-8 (medium density residential) (6.64 acres)and R-15 (medium high density residential)(19.69 acres)zoning districts of the property listed in Exhibit "A", attached hereto, under the Unified Development Code,which generally describes how the Property will be developed and what improvements will be made; and 1.5 WHEREAS, Owner/Developer made representations at the public hearings before Planning and Zoning Commission and the Meridian City Council,as to how the Property will be developed and what improvements will be made;and 1.6 WHEREAS,the record of the proceedings for requested rezoning held before Planning and Zoning Commission and the City Council,includes responses of DEVELOPMENT AGREEMENT—PURA VIDA RIDGE RANCH(H-2020-0064) PAGE I OF 8 Item#6. government subdivisions providing services within the City of Meridian planning jurisdiction, and includes further testimony and comment; and 1.7 WHEREAS, on the 19h day of January, 2021, the Meridian City Council approved certain Findings of Fact and Conclusions of Law and Decision and Order ("Findings"), which have been incorporated into this Agreement and attached as Exhibit`B"; and 1.8 WHEREAS, the Findings require the Owner/Developer to enter into a Development Agreement before the City Council takes final action on final plat; and 1.9 WHEREAS, Owner/Developer deem it to be in its best interest to be able to enter into this Agreement and acknowledges that this Agreement was entered into voluntarily and at its urging and request; and 1.10 WHEREAS, City requires the Owner/Developer to enter into a development agreement for the purpose of ensuring that the Property is developed and the subsequent use of the Property is in accordance with the terms and conditions of this Agreement,herein being established as a result of evidence received by the City in the proceedings for zoning designation from government subdivisions providing services within the planning jurisdiction and from affected property owners and to ensure zoning designation are in accordance with the amended Comprehensive Plan of the City of Meridian on December 19, 2019, Resolution No. 19-2179, and the UDC, Title 11. NOW, THEREFORE, in consideration of the covenants and conditions set forth herein, the parties agree as follows: 2. INCORPORATION OF RECITALS: That the above recitals are contractual and binding and are incorporated herein as if set forth in full. 3. DEFINITIONS: For all purposes of this Agreement the following words,terms, and phrases herein contained in this section shall be defined and interpreted as herein provided for,unless the clear context of the presentation of the same requires otherwise: 3.1 CITY: means and refers to the City of Meridian, a party to this Agreement, which is a municipal Corporation and government subdivision of the state of Idaho, organized and existing by virtue of law of the State of Idaho, whose address is 33 East Broadway Avenue, Meridian, Idaho 83642. 3.2 OWNER/DEVELOPOER: means and refers to Justin Griffin, Sunrise Rim, LLC, whose address is 4450 S. Saddle Ridge Dr., Nampa, ID 83687, hereinafter called OWNER/DEVELOPER, the party that owns and is developing said Property and shall include any subsequent owner(s) and/or developer(s) of the Property. DEVELOPMENT AGREEMENT—PURA VIDA RIDGE RANCH(H-2020-0064) PAGE 2 OF 8 Page 83 Item#6. 3.3 PROPERTY: means and refers to that certain parcel(s)of Property located in the County of Ada,City of Meridian as in Exhibit"A"describing a parcel to be annexed and bound by this Development Agreement and attached hereto and by this reference incorporated herein as if set forth at length. 4. USES PERMITTED BY THIS AGREEMENT: This Agreement shall vest the right to develop the Property in accordance with the terms and conditions of this Agreement. 4.1 The uses allowed pursuant to this Agreement are only those uses allowed under the UDC. 4.2 No change in the uses specified in this Agreement shall be allowed without modification of this Agreement. 5. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY: 5.1. Owners/Developer shall develop the Property in accordance with the following special conditions: a. Future development of this site shall be generally consistent with the preliminary plat, landscape plan, site plan, qualified open space exhibit, site amenity exhibit and conceptual building elevations included in Section VIR of the Staff Report attached to the Findings of Fact and Conclusions of Law attached hereto as Exhibit`B" and the provisions contained herein. b. The design of all structures in the subdivision shall comply with the design guidelines submitted by the Developer for the overall development included in Section VIII.K of the Staff Report and the design standards listed in the Architectural Standards Manual (ASM). An application for Design Review shall be submitted and approved prior to submittal of building permit applications. c. The Ten Mile Creek shall remain open as a natural amenity and shall be improved and protected with development of the subdivision in accord with UDC 1 1-3A-6. d. Future development shall comply with the Wildland-Urban Interface Fire Safety Plan approved for this subdivision included in Section VIII.I of the Staff Report. A copy of the plan shall be included in the Covenants, Conditions and Restrictions for the subdivision. e. No building permits shall be issued in Phases 2 or 3 prior to construction of the bridge to the east. 6. COMPLIANCE PERIOD This Agreement must be fully executed within six (6) months after the date of the Findings for the annexation and zoning or it is null and void. 7. DEFAULT/CONSENT TO DE-ANNEXATION AND REVERSAL OF ZONING DESIGNATION: DEVELOPMENT AGREEMENT—PURA VIDA RIDGE RANCH(H-2020-0064) PAGE 3 OF 8 Page 84 Item#6. 7.1 Acts of Default. Either party's failure to faithfully comply with all of the terms and conditions included in this Agreement shall constitute default under this Agreement. 7.2 Notice and Cure Period. In the event of Owner/Developer's default of this Agreement, Owners/Developer shall have thirty (30) days from receipt of written notice from City to initiate commencement of action to correct the breach and cure the default, which action must be prosecuted with diligence and completed within one hundred eighty(180)days;provided,however,that in the case of any such default that cannot with diligence be cured within such one hundred eighty (180) day period, then the time allowed to cure such failure may be extended for such period as may be necessary to complete the curing of the same with diligence and continuity. 7.3 Remedies. In the event of default by Owner/Developer that is not cured after notice as described in Section 7.2, Owner/Developer shall be deemed to have consented to modification of this Agreement and de-annexation and reversal of the zoning designations described herein, solely against the offending portion of Property and upon City's compliance with all applicable laws, ordinances and rules, including any applicable provisions of Idaho Code §§ 67-6509 and 67-6511. Owner/Developer reserve all rights to contest whether a default has occurred. This Agreement shall be enforceable in the Fourth Judicial District Court in Ada County by either City or Owner and/or Developer, or by any successor or successors in title or by the assigns of the parties hereto. Enforcement may be sought by an appropriate action at law or in equity to secure the specific performance of the covenants, agreements, conditions, and obligations contained herein. 7.4 Delay. In the event the performance of any covenant to be performed hereunder by either Owner/Developer or City is delayed for causes that are beyond the reasonable control of the party responsible for such performance, which shall include, without limitation, acts of civil disobedience, strikes or similar causes,the time for such performance shall be extended by the amount of time of such delay. 7.5 Waiver. A waiver by City of any default by Owner/Developer of any one or more of the covenants or conditions hereof shall apply solely to the default and defaults waived and shall neither bar any other rights or remedies of City nor apply to any subsequent default of any such or other covenants and conditions. 8. INSPECTION: Owner/Developer shall, immediately upon completion of any portion or the entirety of said development of the Property as required by this Agreement or by City ordinance or policy,notify the City Engineer and request the City Engineer's inspections and written approval of such completed improvements or portion thereof in accordance with the terms and conditions of this Agreement and all other ordinances of the City that apply to said Property. DEVELOPMENT AGREEMENT—PURA VIDA RIDGE RANCH(H-2020-0064) PAGE 4 OF 8 Page 85 Item#6. 9. REQUIREMENT FOR RECORDATION: City shall record this Agreement, including all of the Exhibits, and submit proof of such recording to Owner/Developer, prior to the third reading of the Meridian Zoning Ordinance in connection with the re-zoning of the Property by the City Council. If for any reason after such recordation, the City Council fails to adopt the ordinance in connection with the annexation and zoning of the Property contemplated hereby,the City shall execute and record an appropriate instrument of release of this Agreement. 10. ZONING: City shall,following recordation of the duly approved Agreement,enact a valid and binding ordinance zoning the Property as specified herein. 11. SURETY OF PERFORMANCE: The City may also require surety bonds, irrevocable letters of credit, cash deposits, certified check or negotiable bonds, as allowed under the UDC, to insure the installation of required improvements, which the Owner/Developer agree to provide, if required by the City. 12. CERTIFICATE OF OCCUPANCY: No Certificates of Occupancy shall be issued in any phase in which the improvements have not been installed,completed,and accepted by the City, or sufficient surety of performance is provided by Owner/Developer to the City in accordance with Paragraph 11 above. 13. ABIDE BY ALL CITY ORDINANCES: That Owners and/or Developer agree to abide by all ordinances of the City of Meridian unless otherwise provided by this Agreement. 14. NOTICES: Any notice desired by the parties and/or required by this Agreement shall be deemed delivered if and when personally delivered or three (3) days after deposit in the United States Mail, registered or certified mail, postage prepaid, return receipt requested, addressed as follows: CITY: with copy to: City Clerk City Attorney City of Meridian City of Meridian 33 E. Broadway Ave. 33 E. Broadway Avenue Meridian, Idaho 83642 Meridian, Idaho 83642 OWNER/DEVELOPER: Justin Griffin, Sunrise Rim, LLC 4450 W. Saddle Ridge Dr. Nampa, ID 83687 14.1 A party shall have the right to change its address by delivering to the other party a written notification thereof in accordance with the requirements of this section. 15. ATTORNEY FEES: Should any litigation be commenced between the parties hereto concerning this Agreement,the prevailing party shall be entitled,in addition to any other relief as may be granted, to court costs and reasonable attorney's fees as determined by a Court of competent jurisdiction. This provision shall be deemed to be a separate contract between the parties and shall survive any default, termination or forfeiture of this Agreement. DEVELOPMENT AGREEMENT—PURA VIDA RIDGE RANCH(H-2020-0064) PAGE 5 OF 8 Page 86 Item#6. 16. TIME IS OF THE ESSENCE: The parties hereto acknowledge and agree that time is strictly of the essence with respect to each and every term,condition and provision hereof,and that the failure to timely perform any of the obligations hereunder shall constitute a breach of and a default under this Agreement by the other party so failing to perform. 17. BINDING UPON SUCCESSORS: This Agreement shall be binding upon and inure to the benefit of the parties' respective heirs, successors, assigns and personal representatives, including City's corporate authorities and their successors in office. This Agreement shall be binding on the Owner/Developer, each subsequent owner and any other person acquiring an interest in the Property. Nothing herein shall in any way prevent sale or alienation of the Property, or portions thereof, except that any sale or alienation shall be subject to the provisions hereof and any successor owner or owners shall be both benefited and bound by the conditions and restrictions herein expressed. City agrees, upon written request of Owner/Developer, to execute appropriate and recordable evidence of termination of this Agreement if City,in its sole and reasonable discretion,had determined that Owner/Developer have fully performed their obligations under this Agreement. 18. INVALID PROVISION: If any provision of this Agreement is held not valid by a court of competent jurisdiction, such provision shall be deemed to be excised from this Agreement and the invalidity thereof shall not affect any of the other provisions contained herein. 19. DUTY TO ACT REASONABLY: Unless otherwise expressly provided,each parry shall act reasonably in giving any consent,approval,or taking any other action under this Agreement. 20. COOPERATION OF THE PARTIES: In the event of any legal or equitable action or other proceeding instituted by any third party (including a governmental entity or official) challenging the validity of any provision in this Agreement, the parties agree to cooperate in defending such action or proceeding. 21. FINAL AGREEMENT: This Agreement sets forth all promises, inducements, agreements,condition and understandings between Owner/Developer and City relative to the subject matter hereof, and there are no promises, agreements, conditions or understanding, either oral or written, express or implied, between Owner/Developer and City, other than as are stated herein. Except as herein otherwise provided,no subsequent alteration,amendment,change or addition to this Agreement shall be binding upon the parties hereto unless reduced to writing and signed by them or their successors in interest or their assigns, and pursuant, with respect to City, to a duly adopted ordinance or resolution of City. 21.1 No condition governing the uses and/or conditions governing re-zoning of the subject Property herein provided for can be modified or amended without the approval of the City Council after the City has conducted public hearing(s) in accordance with the notice provisions provided for a zoning designation and/or amendment in force at the time of the proposed amendment. 22. EFFECTIVE DATE OF AGREEMENT: This Agreement shall be effective on the date the Meridian City Council shall adopt the amendment to the Meridian Zoning Ordinance in DEVELOPMENT AGREEMENT—PURA VIDA RIDGE RANCH(H-2020-0064) PAGE 6 OF 8 Page 87 connection with the annexation and zoning of the Property and execution of the Mayor and City Clerk. [end of text; signatures, acknowledgements, and Exhibits A and B follow] ACKNOWLEDGMENTS �']t"L•R RN IN WITNESS WHEREOF,the partiea haw ere "executed this agreement and made it effective as hereinabove provided. -3 OWNERS/DEVELOPER Q.,, ►:�:�::a,. ►yi ;Z Sunrise Rim LLC A p ft go woo • By: Justin Griffin Its: CITY OF MERIDIAN ATTEST: By: Mayor Robert E. Simison 3-16-2021 Chris Johnson, City Clerk 3-16-2021 DEVELOPMENT AGREEMENT—PURA VIDA RIDGE RANCH(H-2020-0064) PAGE 7 OF 8 Page 88 STATE OF IDAHO ) ss: County of Ada ) On this ' day of ��� �; ,2021,before me,the undersigned,a Notary Public in and for said State, personally appeared Justin Griffin known or identified to me to be the Sunrise Rim,LLC,and the person who signed above and acknowledged to me that he executed the same on behalf of said Company. IN WITNESS WHEREQFy-14wtK hereunto set my hand and affixed my official seal the day and year in this certificate fi Aisr. COMM1SS1011 t , A', No.42563 ;,,�; Notary Public for Residing at: % --;p4`:• My Commission Expires: 9 c2a, TE OF • STATE OF IDAHO ) ss County of Ada ) On this 16th day of March , 2021, before me, a Notary Public, personally appeared Robert E. Simison and Chris Johnson, known or identified to me to be the Mayor and Clerk,respectively,of the City of Meridian,who executed the instrument or the person that executed the instrument of behalf of said City, and acknowledged to me that such City executed the same. IN WITNESS WHEREOF,I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. (SEAL) Notary Public for Idaho Residing at: Meridian, Idaho Commission expires: 3-28-2022 DEVELOPMENT AGREEMENT—PURA VIDA RIDGE RANCH(H-2020-0064) PAGE 8 OF 8 Page 89 Item#6. EXHIBIT A Legal Description&Exhibit Map for Development Agreement c v 1 ri, J LAN)SURVEYING PLLC I i Pure Vida Ranch Subdivision Date;04110/2020 Job No,;6619 PURE VIDA RANCH SUBDIVISION ANNEXATION DESCRIPTION The following Describes a Parcel of Land being a portion of Government Lot 3 of Section 4, Township 2 North,Range 1 East, Boise Meridian,City of Meridian,Ada County Idaho,and more particularly described as follows: COMMENCING at a found Aluminum Cap Marking the Northwest Corner of said Section 4; From which, the North 114 Corner of said Section 4 bears, North 89043'34" East, 2661.67 feet which is being Monurnenled with a found "Illegible" Aluminum Cap; Thence along the Northerly Boundary Line of the NW 114 of said Section 4, North 89"43'34" East, 1325.81 feet to the Northwest Corner of said Government Lot 3, the POINT OF BEGINNING: Thence continuing along said Northerly Boundary line, North 89°43'34° East, 382.86 feet to a found 1/2"Iron Pine w/"Illegible Cap Thence leaving said Northerly Boundary Line, South 34*16'26"East, 1548.37 feet to a found 5/8" Iron Pin"PLS 780"; Thence, South 29°05'10" East, 83.15 feet to a point on the Southerly Boundary Line of said Government Lot 3; Thence along the Southerly Boundary Line of said Government Lot 3, South 89°43'59" West, 1300.06 feet to the Southwest Corner of said Government Lot 3 which is being Monumented with a found 5/8"Iron Pin'PLS 645"as Shown on Record of Survey No.1485, Records of Ada County, Idaho; Thence leaving said Southerly Boundary, and along the Westerly Boundary Line of said Government Lot 3,North 00`12'11"East, 1356.40 feet to the POINTOF BEGINNING: The above Described Parcel of Land contains 26.34 Acres,more or less. 4/10/ze zo 8281 623 1 Ith Avc,South,Nampa,ID 83651 T.(208)442-0115 C.(208)608-2510 rgray.c1sCgjgniaiIxoin Pura Vida Ridge Ranch H-2020-0064 Pagel Page 90 Item#6. ANNEXATION EXHIBIT 111311 A PORTION OF GOVERNMENT LOT 3 OF SECTION 4, TOWN5HIP 2 NORTH, RANGE I EAST, 8015E MERIDIAN, ADA COUNTY, IDAHO 2020 BASIS OF BEARING: N 89"43'34'E 2651.67' 32 33 E,Leke hazel Road _ °43�g'FL _ T. R lE, 33 N114 Comer 5 4 pLs 1325.81' NWComer "Illegible" B43A5'' T.2N. R,lE. 4 lllepiole' 4431' GoA.Lot 3 POINT OF v 'PLS 645" BEGINNING Scale:l"=250' Tax Parcel No.S1404212550 \ _ I I �s o I V � w 'v \ Cll Ten�� Iit`_ c ` MIS Creek 'f9 N Tex Parcel \\ No.S140421R760 N `o�NL LAND SIv Comer sW Comer \ pS o (�\5 TF `SG.p Govt.Lol4 �80" tl, RF G PLS 13550' 'L,LM3 2i.Bt O o O o �4�/rA/Zo --N 89°54'55'E 1321,02' S 89°4*359`W 1300.06' SEComer S 89°43'59'W 1321.09' Gout.Lot 3 7 COMPASS LAND SURVEYING, PLLC 'PLS4347'I !9 F of 623 11th Avenue South Nampa, ID 83651 FNCE H.y1113 JN 6619 Office:(208)442-0115 Fax:(208)327-2106 -Pura Vida Ridge Ranch H2O20-0064 Page 2 Page 91 Item#6. EXHIBIT B CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW E IDIAI�I�-- AND DECISION&ORDER In the Matter of the Request for Annexation of 26.34 acres of land with R-8 (6.64 acres) and R-15 (19.69 acres)Zoning Districts;Preliminary plat Consisting of 157 Buildable Lots and 35 Common Lots on 26.34 Acres of Land; and,Planned Unit Development with a Request for a Deviation from the Dimensional Standards listed in UDC Table 11-2A-7 to Allow Reduced Building Setbacks in the R-15 Zoning District, by Jay Gibbons, South Beck& Baird. Case No(s). H-2020-0064 For the City Council Hearing Date of: January 5,2021 (Findings on January 19,2021) A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of January 5, 2021, incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of January 5, 2021, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of January 5, 2021, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of January 5, 2021, incorporated by reference) B. Conclusions of Law 1. 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 (LC. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified as Title 11 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 § 11-5A. 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. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR PURA VIDA RIDGE RANCH—AZ,PP,PUD H-2020-0064 - 1 - Page 92 Item#6. 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of January 5,2021, incorporated by reference.The conditions are concluded to be 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 Annexation&Zoning, Preliminary Plat and Planned Unit Development is hereby approved with the requirement of a Development Agreement per the conditions in the Staff Report for the hearing date of January 5,2021, 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 11-6B-7B). 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 Conditional Use Permit/Planned Unit Development Duration Please take notice that the conditional use permit,when granted,shall be valid for a maximum period of two(2)years unless otherwise approved by the City.During this time,the applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval,and acquire building permits and commence construction of permanent footings or structures on or in the ground. For conditional use permits that also require platting,the final plat must be signed by the City Engineer within this two(2)year period. Upon written request and filed by the applicant prior to the termination of the period in accord with 11-5B-6.G.1,the Director may authorize a single extension of the time to commence the FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR PURA VIDA RIDGE RANCH-AZ,PP,PUD H-2020-0064 -2- Page 93 Item#6. use not to exceed one(1)two(2)year period. 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 conditional use comply with the current provisions of Meridian City Code Title I I(UDC 11-5B-6F). 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 67-651IA. 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. E. Notice of Final Action and Right to Regulatory Takings Analysis I. 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 January 5,2021 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR PURA VIDA RIDGE RANCH-AZ,PP,PUD H-2020-0064 -3- Page 94 Item#6. By action of the City Council at its regular meeting held on the 19th day of January 2021. COUNCIL PRESIDENT TREG BERNT VOTED COUNCIL VICE PRESIDENT BRAD HOAGLUN VOTED COUNCIL MEMBER JESSICA PERREAULT VOTED COUNCIL MEMBER LUKE CAVENER VOTED COUNCIL MEMBER JOE BORTON VOTED COUNCIL MEMBER LIZ STRADER VOTED MAYOR ROBERT 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: 1-19-202I City Clerk's Office FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR PURA VIDA RIDGE RANCH-AZ,PP,PUD H-2020-0064 -4- Page 95 Item#6. EXHIBIT A STAFF REPORT E IDIAN COMMUNITY DEVELOPMENT DEPARTMENT HEARING January 5, 2021 Legend DATE: ' P?0:*Loc 0 _ TO: Mayor&City Council — L FROM: Sonya Allen,Associate Planner 208-884-55 ; SUBJECT: H-2020-0064 Pura Vida Ridge.RanchZL LOCATION: 3727 E. Lake Hazel Rd., in the NW '/4 of k W Section 4,T.2N.,R.1 E Parcels: S 1404212550&S]404212750 I. PROJECT DESCRIPTION I I The Applicant requests approval of the following applications: • Annexation of 26.34 acres of land with R-8(6.64 acres)and R-15 (19.69 acres)zoning districts; • Preliminary plat consisting of 157 buildable Iots and 35 common lots on 26.34 acres of land in the R-8 and R-15 zoning districts;and, • Planned Unit Development with a request for a deviation from the dimensional standards listed in UDC Table 11-2A-7 to allow reduced building setbacks in the R-15 zoning district. 11. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 26.34 Existing/Proposed Zoning RUT(Rural Urban Transition)in Ada County(existing)/R- 15(Medium High-Density Residential)(proposed) Future Land Use Designation MHDR(Medium High Density Residential) Existing Land Use(s) Rural residential/agricultural Proposed Land Use(s) Single-family residential Lots(#and type;bldg./common) 157 buildable lots135 common lots Phasing Plan(#of phases) 4 phases Number of Residential Units(type 157 single-family units[30 standard detached,6 attached of units) and 121 townhomes(68 alley-loaded&53 standard)] Density(gross&net) 5.96 unitslacre(gross)and 15.77 units/acre(net)with undevelopable areas—8.23 units/acre(gross)and 16.48 Page l Page 96 Item#6. Description Details I Page units/acre(net) withoul undevelopable areas(i.e. hillside, creek and right-of-way of Lake Hazel Rd.) Open Space(acres,total 4.89 acres for 18.57%)-1/Lake Hazel Rd. buffer,linear [%]/bufferlqualified) open space(mews),50'x 100'common open space areas. UD.87 acres or 41.3% n4th unqualified open space) Amenities A minimum of(1)amenity is required.A 15'x 1 b'shelter with a picnic table on Lot 10. Block 3;an 8'x 12' arbor with 2 benches on Lot 1, Block 10, an arbor with 2 benches on Lot&Block 5; a dirt trail and paved 5' wide pathway on the hillside; and a segment of the City's 10' wide multi-use pathway system along the Ten Mile Creek are proposed. Physical Features(waterways, Ten Mile Creek runs along east boundary; significant hazards, Flood plain, hillside) slope/hillside on southwest portion of site Neighborhood meeting date;#of March 1 1,2020.3 attendees(see sign-in sheet included in attendees: application) History(previous approvals) 'Done B. Community Metrics Description Details Ada County.Highway District ■ Staff report(ycslno) Yes(a Traffic Impact Study was required) • Requires ACH❑ No Commission Action es/no Access One full access&one emergency only access is proposed via Lake (Arterial/Collectors/State Hazel Rd-,an arterial street Hwy/Local)(Existing and Proposed) Traffic Level of Service Lake Hazel &Eagle Roads:Setter than"E"(Acceptable level of service for a 2-lane principal arterial is"E") stub Stub streets are proposed to the west and to the south for extension with Strcetllnterconnectivityl future development; a stub street is planned to this site from the cast Cross Access which wi11 rc[luirc construction of a bridge over the Ten Mil Crock an this site. Existing Road Network Lake Hazel Rd.,no internal streets Existing Arterial Sidewalks 1 None Buffers Proposed Road • Lake Hazel Road is scheduled In the IFYWP to be widened to 5-lanes from Eagle Road to Cloverdale Road in 2024. Improvements • Eagle Road is scheduled to Iha IFYWP to be widened[a 5-lanes from Lake Haze!Road to Amity Road in 2023. The intersection of Lake Hazel Road and Eagle Road is scheduled In the IFYWP to be widened to 5-lanes on the north leg,54arnes on the south,7-lanes east,and 6-lanes on the west leg,and recornstructed1signallzed in 2023. • Lake Hazel Road is listed irn the CIP to be widened to 54anes WPM Locust Grove Road to Eagle Road between 2026 and 2030. The intersection of Lake Hazel Road and Locust Grove Road is listed in the CIP to be widened to 34anes on the north leg,24artes an the south.2-1anes east,and 3-lanes On the west leg, and sig net lzed between 2026 and 2030. Fire Service * Distance to Fire Station 18 miles from Station 94(will be 1 mile from future Station #8) • Fire Response Time Part of this project(northern 1/3+1-)is within 5 minute response time goal,the rest is not Page 2 — Page 97 Item#6. Description Details Pay=e ■ Resource Reliability 78%,-does nor meet the target goal of 80%or greater • Risk Identification ?-current resources would not be adequate to supply service to the proposed project(risk factors include an open waterway&steep hillside with the potential for wildfire if not maintained) ■ Accessibility Meets all required access,road widths&turnarounds ■ Speciallresource needs Aerial device not required ■ Water Supply 1,000 gallons/minute for one hour Police Service + Distance to Police 5.5 miles Station ■ Police Response Time 3:42 minutes • Calls for Service 13 (in RD 'M7891A119')(between 61111 9-5/3 1/20) + %of calls for service Prlorrry3(MPDcoal)$swrl-Jto.minuresl 3:A2 split by priority Priority 2(MPD Gwi ei witMn 9 to 20mirwr�Y 7716 Priority I{h7P6 Gael u w 1hle t3 m rnlnurefl IOA2 • Crimes i (in RD `M7891A119) • Crashes 12(in R❑ 'M7891A 1 19') West Ada School District Erwallrnerrl Can, ity Miles • Distance(clem,ms,hs) "Silver Sage Elemantary 4 rtIm•• 316 425 .s ■ Capacity❑f Schools Victory M I Me School 999 loon 5.6 miles ■ #of Students Enrolled Mountain View HISh5[hool Z519 2173 4.9 irides +•Enrollment at Hnlsaalr-Eleft&Wary IS rorrenrry capped srudants in this aevelopmem well be attending Silver Sage Elementary unxd a nn%y scheal is halt to eliminate oven-r wdlnp at H Phdale Elrraerntary.♦• Wastewater ■ Distance to Sewer Directly adjacent to site Services • Sewer Shed South Black Cat trunk-shed ■ Estimated Project Sewer See application ERU's • W RRF Declining 1 i.9b Balance • Project Consistent with Yes WW Master Plan/Facility Plan ■ Impact/Concerns None Water • Distance to Water Directly adjacent to site Services ■ Pressure Zone 5 ■ Estimated Project Water See application ERU's • Water Quality None • Project Consistent with Yes Water Master Plan + Impacts/Concerns None Page 3 Page 98 1 1 1 {ir It ... _.Iwi t1111 rF. li Ili�� �I=• • �Yf glint • .I'�i� of rIP +Irrngl•irll MR.M.f a fill i�au■ 'µ�y.---r - [-- .. - __'_. 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J :'ii is �=illVlllll Jf111H[II awlra II■Illll 111111111 - plaar■r nn, tuuuil ii ■r � i4l Nilr111 � � 1���1 ill 111111111 " ■■aa 1111ItlFlfl ? la■n if I= L lIHFIFl1 [Irlillll p fuu iI flit �a a■a■1•�i G• �� p� _ 11i11' ilFllllpl :1u nn■ Ill��1 •.. y: ~'n'ra Kal: a u, BIlllltlll n at r Rl' I' I,r,l 111 p11� IISI:. r afb-.- I PIN. —L-AFC E 1 -11 Illil-- - _-_ s =11Hie=_-II11==fill +1a■l lillla = ffE Nllil ---- ■ wig■■l.■1 fun■ ■ ril ■ ui e■rn i i / Item#6. IV. NOTICING Planning& Zoning City Council Posting Date Posting Date Notification published in 711 712020 l l/13/2020 newspaper Notification mailed to property owners within 300 feet 7/14/2020 1 1/10/2020 Applicant posted public hearing 7/23/2020 11/19/2020 notice on site Nextdoor posting 7/14/2020 11/10/2020 V. CO.N1PREHENSIVE PLAN ANALYSIS (Comprehensive Plain) The Future Land Use Map(FLUM)contained in the Comprehensive Plan designates this property as Medium High Density Residential (MHDR), The MHDR designation allows for a mix of dwelling types including townhouses,condominiums, and apartments. Residential gross densities should range from eight to twelve dwelling units per acre. These areas are relatively compact within the context of larger neighborhoods and are typically located around or near mixed use commercial or employment areas to provide convenient access to services and jobs for residents. Developments need to incorporate high quality architectural design and materials and thoughtful site design to ensure quality of place and should also incorporate connectivity with adjacent uses and area pathways, attractive landscaping and a project identity. The subject property is proposed to develop with a mix of residential housing types consisting of single- family detached(30),single-family attached(h) and townhome(121)units at a gross density of 5.96 units per acre, The density calculation includes land area(approximately 7.25 acres)that is undevelopable due to the slope/hillside on the southwest portion of the development (approximately 4 27 acres),the Ten Mile Creek which ties entirely on this property along the east boundary(approximately 2.61 acres),and the right-of-way to the centerline of Lake Hazel Rd. (0.38 of an acre).Without this undevelopable area,the gross density is estimated to be 8.23+1-units per acre,which is consistent with the MHDR FLUM designation. the net density is 16.48+1-units/acre. For the purposes of determining consistency with the density desired in this area, Staff is of the opinion excluding the undevelopable areas of the site from the density calculation is appropriate and the resulting density meets the intent of the Plan. Further,because this site is not located near mixed use commercial or employment areas, Staff believes the proposed density,at the lower end of the desired range, is appropriate for this property. All of the proposed structures except for the single-family detached homes are required to comply with the design standards listed in the Architectural Standards Manual to ensure a high quality architectural design and materials for quality of place. Pedestrian connectivity is proposed throughout the development through sidewalks, pathways, micro-pathways and trails and to adjacent properties for future interconnectivity consistent with the MHDR FLUM designation. Staff finds the following Comprehensive Plan policies to be applicable to this application and appties to the proposed use of this property(staff analysis in italics): + "Provide for a wide diversity of housing types(single-family,modular,mobile homes and mutti-family arrangements)and choices between ownership and rental dwelling units for all income groups in a variety of locations suitable for residential development."(3.07.03B) The proposed mix a/'sirrgle family attached and detached homes and touorhomes will contribute to the variet7,of housing hpes available in the City for Qwnership and rental choices. Page 5 Page 100 Item#6. ■ "Require open space areas within all development."(6.0 1.01 A) An open space exhibit is included in Section IVIII.D that depicts gataliffed open space in t'rcess of the mininium UDC standards listed in UDC 11-3G-3. Proposed qualified open space consists of half'af the Lake Hazel Rd.street barlfet, linear open space(mews) and 50'x 100'cots►lion open space areas. Additional open space is proposed consisting of unimproved hillside with walkingpaths and trails that doesn't count toward qual yied open space. • "Permit new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City."(3.01.01 F) The proposed development is contiguous to the City and can be provided with Qv water and sewer se►Mice. Police and Fire can also provide emergency services to this development. • "Restrict private curb cuts and access points on collectors and arterial streets."(3.05.02D) One (1)public street access(Road 1) and one(1)emergency onit,access is proposed via E. Lake Hazel Rd. • "Coordinate with developers, irrigation districts, and drainage entities to implement the proposed pathway network along canals,ditches, creeks, laterals and sloughs."(3.08.02B) A 10'o4de multi-use pathway is proposed along the Ten Mile Creek which runs along the east boundary of the site. • "Encourage new development to include buffered sidewalks, a sidewalk separated from the motor vehicle land by a planter strip, especially on collector and arterial roadways."(5.01.01J) A 35'wide landscaped street buffer with a detached sidewalk is required along E. Lake Haze!Rd., an entr wav corridor, as proposed. • "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."(2.02.01 A) The proposed plat provides usable common open space areas and a segment oj'the City's multi-arse pathwa-i,-along the Ten Mile Creek as an arnenitv.for the site that will provide connectivity to adjacent developments and safe pedestrian access to the Hillsdale elemewary school and the YMCA to the North. • "Annex lands into the corporate boundaries of the City only when the annexation proposal conforms to the City's vision and the necessary extension of public services and infrastructure is provided."(3.03,03) The proposed development plan is consistent With the City's vision in terms that a mix of residential housing types at a density consistent with the MHDR designation is proposed. Public services and infrastructure are proposed to be provided. • "Encourage compatible uses and site design to minimize conflicts and maximize use of land"(3.07.00) The proposed residential.single Ji rnily and townhouse dwellings and site design should he compatible with future development on adjacent properties to the east and west that are also designated for MHDR uses. Mediate densitv residential uses are designated on the FLUMforfittatre development to the south. • "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) Three(3)different housing tt pes(i.e_single family attached, detached and townhomes)on various lot sizes are proposed in this development which will contribute to the variety of housing options in this area. • "Require pedestrian access connectors in all new development to link subdivisions together to promote neighborhood connectivity as part of a community pathway system." (3.03.03B) A segment of'the City's multi-itse pathway system is proposed along the project:s east boundary along the Ten Mile Creek which will provide connectivitb'with adjacent developments. Several micro path connections are proposed to the multi-arse pathway from adjacent me-ws and several pathwarvs are proposed through internal common areas. Page b Page 101 Item#6. VI. UNIFIED DEVELOPMENT CODE ANALYSIS (UD A. ANNEXATION&ZONING(AZ) Annexation of 26.34 acres of land with R-8 (6.64 acres)and R-15 (19.69 acres)zoning districts is proposed.The area proposed to be zoned R-8 consists of the upper rim area at the southwest corner of the site proposed to develop with single-family detached homes which will provide a transition to future medium density residential development to the south. The area proposed to be zoned R-15 consists of the slope and the lower valley area on the remainder of the site proposed to develop primarily with townhomes with a few single-family attached structures,which should be consistent with future medium high-density residential development to the east and west, The proposed zoning,uses and density are consistent with the MHDR FLUM designation in the Comprehensive Plan for this property as discussed above in Section V. A preliminary plat, landscape plan and conceptual building elevations were submitted showing how the property is planned to develop with 157 single-family detached(30), attached(6) and townhome(121) units (see Section ViIl). The proposed annexation area is contiguous to City annexed property to the north across E. Lake Hazel Rd. and is within the Area of City Impact Boundary. A legal description and exhibit map for the annexation area is included in Section VIII.A along with separate legal descriptions and exhibit maps for each zoning district proposed. The City may require a Development Agreement(DA)in conjunction with an annexation and zoning request pursuant to Idaho Code section 67-651 IA. In curler to ensure the site develops as proposed with this application,staff recommends a DA as a provision of annexation with the provisions included in Section IX. B. PRELIMINARY PLAT The proposed preliminary plat consists of a total of 157 buildable lots and 35 common lots on 26.34 acres of land in the R-8 and R-I5 zoning districts (see Section VIII.B). The proposed dwelling units consist of 30 standard detached,6 attached.and 12I townhome units(69 alley-loaded& 53 standard). The minimum tat size proposed is 1,400 square feet(s.f.)with an overall average lot size of 2,763 s.f.The average lot size in the R-8 district is 5,991 s.f. and the average lot size in the R-15 district is 2,000 s.f. Phasing: A phasing plan was submitted that depicts four(4)phases of development(see Section VIII.B). The first phase is nearest Lake Hazel Rd. with subsequent phases progressing to the south with the last phase at the southwest corner of the site which requires a public street access to be provided from the south.The Fire Dept. is requiring secondary access to be provided from the east or south(or other means as agreeable by the Fire Dept.)prior to development of Phases 2 or 3. Existing Structures/Site Improvements: There is an existing home at the southwest confer of the site that is proposed to be removed with development; this structure should he removed prior to the City Engineer's signature on the final plat for the phase in which it is located(i.e.Phase 4). Dimensional Standards(UDC II-2): All development should comply with the dimensional standards for the applicable district as follows: UDC Tables I 1-2A-6(R-8 district)and 11-2A-7(R-15 district). Page 7 Page 102 Item#6. Design: All subdivisions are required to comply with the subdivision design and improvement standards listed.in UDC I 1-6C-3 (Le. streets, alleys,common driveways,block face,etc.). Traffic calming is proposed on Road 3,which is greater than 700' in length,by narrowing the street down to 24'between Roads 6 and 7 as approved by ACHD. As additional traffic calming and an alternative design to parking lots for guests,the Applicant should consider providing on-street parking with bulb-outs on 33' wide street sections for more of a traditional neighborhood design. The stub street(Road 3) proposed to the south will result in a block face and cul-de-sac length in excess of UDC standards at approximately 1,450' when extended in the future with redevelopment of the property to the south. Due to the topography and significant slope in this area along with the location of the Ten Mile Creek,the design options are limited for this area.Therefore,Staff recommends it's approved with the PUD as an exception to the dimensional standards listed in UDC 11-6C-3 (see PUD analysis section below). Access(UDC 11-3A-3: Access is proposed on the plat via one public street and one emergency only access via E. Lake Hazel Rd.,a residential mobility arterial street; direct access via E. Lake Hazel Rd. is prohibited. One(1) stub street is proposed to the west and two(2) stub streets are proposed to the south for future extension;and one stub street is planned to the east boundary of the site from Poiema Subdivision for interconnectivity as shown below—a bridge is required to be constructed across the Ten Mile Creek to the cast on the subject property in this location. Access to the R-8 zoned portion of the site will be from the south via Eagle Rd. when the adjacent property redevelops—access via Eagle Rd. is not available to this site at this time. FULL EAIE^RaCi1S� v-. E.LAiQE'{lAZEL ROAD �ACCE89 ;0 FUTURE DEVELOPMENT Q ACCEU ` a TO ADJACENT {� PROPERTY .� ACCESS W \ TO ADJACENT' PROPERTY N FUTURE DEVELOPMENT I ACCESS ACCESS TO AOJAC ENT T AOJACERT PROPERTY I PROPERTY i FU URF ■ DEVELOPMENT Yr Two(2)alleys (i.e. Roads 9 and 10)and(11)common/shared driveways are proposed off internal public streets for access to proposed attached and townhome units. All alleys are required to be constructed in accord with the standards listed in UDC 11-6C-3B and all common/shared driveways are required to be constructed in accord with the standards listed in UDC l I-6C-3D.The alley and common/shared driveway sections depicted on the plat comply with LTDC standards. Emergency access should be provided in accord with the phasing plan approved by the Fire Dept. included in Section VII1.13.The Applicant should coordinate with Terri Ricks and Fire Dept.for Page 8 Page 103 Item#6. addressing lots accessed by alleys without frontage on a public street.Address signage for wayfinding purposes should be provided in these areas as well as at the public street for homes accessed via common driveways. Pathways(UDC 11-14-8}: A pedestrian connectivity plan was submitted that depicts sidewalks along streets,pathways through internal common open space areas and micro-pathways through mews providing connections to the multi- use pathway along the creek. A 10' wide multi-use pathway is proposed along the east boundary of the site adjacent to the creek in accord with the Pathways Master Plan,a 5' wide concrete pathway is proposed from Road 4 to Road $ and at the top of the slope in Lot 40,Block 5, and dirt trails are proposed within the unimproved slope area providing connections between the upper ridge and the lower valley lots (see Section 1X.G). These walkways provide pedestrian connections to the shelters with picnic tables and benches proposed as amenities within the development. The pathway along the creek is required to be located within a 14' wide public use easement; the easement should be submitted to the Planning Division prior to submittal of the final plat for City Engineer signature. Sidewalks(UDC I1-3A-17): Sidewalks are required to be provided on both sides of all public streets as set forth in UDC 11-3A-17D. A 7-foot wide detached sidewalk is proposed within the street buffer along E. Lake Hazel Rd. Internal sidewalks are proposed in accord with UDC standards except for adjacent to the 24'wide street sections(i.e. Roads 4,5 and 7)where sidewalks are only proposed in certain areas as shown on the pedestrian connectivity exhibit in Section VIii.G. The Applicant requests an exception to this standard through the PUD to only provide sidewalks in the areas shown and as required by ACHD (see PUD section below). Parkways[UDC I1-3A-171: As all internal sidewalks are attached to the curb,no parkways are proposed or required. Landscaping(UDC I]-3B}: A 35-foot wide street buffer is required along E. Lake Hazel Rd.,an arterial street and entryway corridor, per UDC Table 11-2A-7, landscaped per the standards listed in UDC 11-3B-7C as proposed.A berm and an additional 10 trees are proposed above the minimum requirement. Bushes should be added within the buffer in accord with UDC 11-3B-7C.3,which requires a combination of trees and shrubs along with lawn or other vegetative groundcover. Qualified/required open space area..should be landscaped in accord with the standards listed in UDC l i- 3G-3E as proposed.An additional 44 trees are proposed above the minimum requirement. Landscaping is required along all pathways in accord with the standards listed in UDC 11-3B-12C, landscaping is proposed in excess of UDC standards (an additional 27 trees are proposed)except for along the concrete walkway in the unimproved hillside/slope area.The Applicant requests an exception to this standard with the PUD(see analysis below under PUD section). There are two(2)existing trees on the site that are less than 4"caliper in size that are proposed to be removed; because they are below 4"caliper,no mitigation is required per UDC 1 1-3B-14C.5a. Landscaping is proposed in off-street parking areas within the development. The Applicant is not proposing to landscape or provide irrigation sprinklers on the hillside and proposes to leave the area natural and unimproved.The Applicant states that low growing vegetation currently exists that doesn't require supplemental moisture and installing an irrigation system would cause unnecessary damage to the hillside and that the Homeowner's Association (HUA)will be responsible for reducing fuels on an annual basis at a minimum. Page 9 Page 104 Item#6. Staff and the Fire Dept. is very concerned about the potential danger of wildfires in this area. Therefore,the Fire Dept.is requiring defensible space to be provided—a minimum of 30" (and possibly more for steep topography)from all structures to the undeveloped, natural open space— plantings within this area should be fire-resistant(see Section 1XC for more information).A wildfire safety plan is required to be approved by the Fire Dept. prior to approval of the first final plat.A copy of the approved plan should be included in the CC&R's for the subdivision. Qualified Open Space[UDC 11-3G'): A minimum of 10%of the land area of the development is required to be provided in qualified open space as set forth in UDC 11-3G-3 B. Based on the 26.34 acre site,a minimum of 2.63 acres is required to be provided;a total of 4.9 acres for 18.57%)is proposed,which exceeds the minimum standards. Qualified open space consists of half of the street buffer along E. Lake Hazel Rd., an arterial street; Iinear open space(Le. mews);and open grassy areas of at least 50' x 100' in area. This calculation does not include the hillside where pathiva'i:sltrails are located as that area is proposed to ren2ain natural and not be landscaped per the standards lasted in UDC 11-3G-3E.2, With this area there is approxiniately 10.87 acres(or 41.35%) open space. Qualified Site Amenities(UDC 11-3 A minimum of one(1)qualified site amenity is required for each 20 acres of development area. Based on the 26.34 acre site,a minimum of one(1)qualified site amenity is required. A 10-foot wide 1,631+i-foot long segment of the City's multi-use pathway system is proposed along the east boundary of the site adjacent to the Ten Mile Creek. Additional amenities, in excess of UDC standards,are proposed as to]lows: a 16' x 16' shelter with a picnic table on Lot 10,Block 3;an 8' x 12' arbor with 2 benches on Lot 1,Block 10; an arbor with 2 benches on Lot 8, Block 5; and a dirt trail and paved 5' wide pathway on the hillside on Lot 8, Black 5. Parking(UDC II-3C-6) Oft=street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for residential uses,which requires parking pads to be provided in addition to garage parking spaces based on the number of bedrooms per unit(i.e. 1-2 bedroom units require 2 spaces per unit with at least one of those being in an enclosed garage, the other space may be enclosed or a minimum 10' x 20' parking pad; 34 bedroom units require 4 spaces per unit with at least two of those being in an enclosed garage,the other spaces may be enclosed or a minimum 10' x 20' parking pad). A total of(96)2-bedroom units and a total of(31)3-to 4-bedroom units are proposed in the single-family attached& townhome portion of the development which requires a total of 316 off-street parking spaces (158 covered spaces & 159 uncovered spaces). A parking exhibit was submitted for the proposed development that depicts a total of 254 garage spaces and 62 driveway parking spaces for a total of 316 spaces in accord with the standards listed in UDC Table i 1-3C-6(see Section IX.F). A total of 71 off- street parking spaces are proposed for guests in mini parking lots dispersed throughout the development; and an additional 88+1-parking spaces can be accommodated on-street for a total of 157+1-extra spaces for guests. These calculations exclude the single-%a►rrilt detached portion of'tlze site which will provide of f'street parking in accord with UDC standards; on-street parking will also be available far guests. The Applicant is proposing 20' long x 18'wide parking pads,which are 2' less in width than required.The parking pads should be revised to he 20' x 20' in accord with UDC Table 11-3C-6. On-street parking is allowed with 33' wide street sections but not with 24' street sections (i.e. Roads 4,6 and 7); therefore,"No Parking" signs shall be erected along these streets. Waterways [UDC 11-3,4-61: The Ten Mile Creek runs along the east boundary of this site. As a natural waterway,it's required to remain open as a natural amenity and not be piped or covered and should be improved and protected with development of the subdivision. Page 10 Page 105 Item#6. Per UDC I 1-3A-5C, fencing along natural waterways shall not prevent access to the waterway; no fencing is proposed or desired by the Applicant adjacent to the creek. In limited circumstances and in the interest of public safety, larger open water systems may require fencing as determined by the City Council, Director and/or Public Works Director, The Applicant states water flows year`round in the creek and is shallow and slow flowing at an approximate depth of 18 to 24 inches.The depth of the waterway in relation to the surrounding land is approximately 6' from the top of bank to the bottom of the channel and the width is approximately 15' to 20'. Fencing the creek would likely impede the irrigation district's ability to maintain the drain. Because this is not a large open water system with deep,fast flowing current, Staff is not overly concerned; however,any waterway may present a hazard to young children. For this reason and because Staff has not received a determination from the Director or the Public Work's Director on this matter,Staff recommends fencing is installed along the creek to restrict access, unless otherwise waived by City Council. All irrigation ditches crossing the site are required to be piped with development unless used as a water amenity or linear open space as defined in UDC l 1-1 A-1. Floodplain: A portion of this site is currently located within the floodplain, The Applicant's narrative states that once the improvements on Lake Hazel Rd. are complete which will include a larger culvert,the projected floodplain will be within the banks of the creek. A floodplain development permit is required to be obtained For any development within the floodplain prior to construction. Fencing(UDC 11-3A-6, 11-3.4- All fencing is required to comply with the standards listed in UDC 1 1-3A-7. No fencing is proposed on the landscape plan. The Developer is required to construct fencing abutting pathways and common open space lots to distinguish common from private areas per the standards listed in UDC 11-3A- 7A.7. Fencing in accord with this standard should be depicted on a revised landscape plan. As discussed above under"waterways",Staff recommends fencing is installed along the Ten Mile creek in accord with the standards listed in UDC 11-3A-6C,unless otherwise waived by City Council. Utilities(UDC 11-3A-21]: Utilities shall be installed with development in accord with the standards listed in UDC 11-3A-21. Building Elevations/Perspectives: Conceptual building elevations were submitted for the 2-story single- family detached units and townhome (3+attached)structures as shown in Section VIII.H; concept elevations were not submitted for the 2-attached units. Building materials for the single-family detached homes and townhomes consist of variety of vertical and horizontal siding,stucco,brick/stone veneer accents with wood/timber design elements with gable style shingled roofs with metal accent roofing on some elevations. The 2-attached units will be the two end units of the 3+unit townhomes put together back to back-the end units have a kick out on the front corner as shown on Elevation 4. To ensure quality of development within the PUD, Staff recommends design guidelines are submitted for the overall development to be included in the Development Agreement that promote innovative design that creates visually pleasing and cohesive patterns of development in accord with UDC 11-7-1.To ensure complia nee with these guidelines and the design standards in the Architectural Standards Manual,Staff recommends all structures, including single-family detached, are subject to design review. A Design Review application is required to be submitted to the Planning Division and approved prior to submittal of building permit applications for these structures. Page 11 Page 106 Item#6. Perspectives of the built-out development and of the entry of the development are included in Section VIII.H. C. PLANNED UNIT DEVELOPMENT(PUD) A PUD is proposed to enable the development of a mix of single-family detached, attached and townhome units on the site at a gross density of 8.23 units/acre(excluding undevelopable areas)while preserving the natural topography of the property and the Ten Mile Creek. This property has significant topography which prevents development of over 25%of the property for buildable lots. The Applicant states there is a 28' height difference between the valley floor and the rim with an average slope of approximately 40%. Analysis of Compliance with PUD Standards(UDC 11-74): A phasing plan and site amenity plan were submitted as required and are included in Section VIILB &E. Concurrent review of the preliminary plat is requested in accord with UDC 11-7-3C. All of attached and townhome units are subject to the design standards listed in the Architectural Standards Manual (ASM)to ensure quality of design. ,Staff also recommends design guidelines are submitted for the overall development to ensure consistency and that promote innovative design that creates visually pleasing and cohesive patterns on development in the PUD in accord with UDC 11- 7-1. The uses within the PUD area are interconnected through a system of roadways and pathways. Buildings are clustered to preserve scenic: and environmentally sensitive areas in the natural state (i.e. hillside and creek). Eighty(80) square feet of private,usable open space is proposed to be provided for each unit in the form of a front stoop or porch. A variety of housing types is proposed consisting of single-family detached and attached, and townhome units. The proposed gross density is 8.23 units/acre,excluding undevelopable areas(i.e.hillside,creek and ROW of Lake Hazel Rd. to centerline). Deviations from UDC Standards: As part of the PUD,the Applicant requests deviations from the following standards: • UDC Table 11-2A-7 for the. R-15 district-certain dimensional standards as follows(see exhibit in Section V 111.I): R-15 SETBACKS LOT TYPE AL HAS 2-CAA WAGESIN REARFRONT GARAGE SIDE STREET SIDE REAR GE5 SINGLE FAMILY ATIACHEM 2.-0. 0'-0" INI GAR AGE ACCESS DN S-D' 3'-0' TW-0* S-W 24' STREET (ME*) END BLDG SINGLE FAMLY ATTACHED 0'-0- INl CAME ACCESS ON 10'-e 20'-0" 3'-D, 10'-0' 20-e ALLEY t 2WK20'PAC END BLAG $lNGLE FAMILY ATIACHED r-01 0'-V' INl GARAGE ACCESS ON (M� 5-0' S-W lw-e S-01 SHARED DRWEWAY END BLUO i-8 LIDT'S - STANDARD R-8 SETBACKS A"LY Page 12 Page 107 Item#6. No deviations to the setbacks are requested or approved to the setbacks along the periphery of the planned development in accord with UDC I 1-7-4A.I. The Applicant's justification for the reduced setbacks is that the front of the homes face a mew and the common lots provide pedestrian access to the front of each residence. The rear setback varies by the type of access to the garage—33' street.24' street, 20' alley or 20' common/shared driveway. No reductions are requested to side setback(zero side setbacks are allowed for attached units)or to living area from the street. The reduced rear setback for attached units accessed by 24' wide streets and common/shared driveways provides for a utility easement and precludes parking across the garage access on each residence [parking pads are not required for these units as the two(2)required spaces for each unit will be provided in the garage]. The proposed utility easements effectively become setbacks(see note 47 on the plat). The minimum home size will be in excess of 2,000 s.f., including the 2-car garage. Staff is amendable to this request. !Vote:All lots in the R-8 district comply with the required dintensiotral standards as proposer. ■ UDC 1 I-3A-17❑- Sidewalks are required to be provided on both sides of all pub]ic streets. Sidewalks are only proposed to be provided along the east sides of 1he 24' wide street sections(i.e. Roads 4, 6 and 7) adjacent to the parking areas as depicted on the Pedestrian Connectivity Plan in Section VIII.G. ACHD is requiring the sidewalks be extended on the east sides of Roads 4 and 6 along the entire:common lot/parking area. The Applicant's justification for the request is that their housing product type is not a street facing design and the narrow streets are not intended to be pedestrian zones and will create a safety hazard to pedestrians with vehicles backing out of garages. Pathways are provided through mews for pedestrian access to the front doors.Staff'is amendable to this request and believes it preseri es public sufetr. ■ UDC 11-313-12C-Landscaping is required along both sides of all pathways. Landscaping is not proposed along the concrete pathway in the unimproved hillside/slope area. The Applicant's justification for not providing landscaping along the pathway in this area is that the hillside is not proposed to have irrigation due to plant material requirements and erosion concerns. Many trees(27 extra along pathways alone) are proposed in excess of UDC standards in common areas within this development.Staff is amendable to this request. ■ UDC 11-6C-3B.4{cut-de-sacs}and 11-6C-3F(block face)—No streets that end in a cul-de-sac or a dead-end shall be longer than 500' unless approved by Council in the case where there is a physical barrier such as a steep slope,railroad tracks or a large waterway that prevents extension,and where a pedestrian connection is provided from the street to an adjacent existing or planned pedestrian facility. The cul-de-sac measured from Road 7 exceeds 500' at approximately 510'. In residential districts,no block face shall be more than 750' in length without an intersecting street or alley unless a pedestrian connection is provided in which case it can extend to 1,000'.Council may approve a block face up to ],200' in length where block design is constrained by site conditions such as an abutting arterial street or highway, a limited access street, railroad tracks, steep slopes in excess of]0%, an abutting urban project with no adjoining alley or street connections, a public or private education facility or park, a large waterway and/or a large irrigation facility.The face of Block 8 on the east side Road 3, when extended in the future with redevelopment of the property to the south will measure approximately 1.050' in length without a pedestrian connection. Due to the topography and significant slope in this area along with the location of the Ten Mile Creek,the design options are limited for this area. Therefore, Staff recommends the proposed design is approved with the PI.ID as an exception to the dimensional standards listed in UDC 11-6C-3. Page 13 Page 108 Item#6. In approving the planned development,the Council may prescribe appropriate conditions,additional conditions,bonds,and safeguards in conformity with this title that- I. Minimize adverse impact of the use on other property. 2. Control the sequence and timing of the use. 3, Control the duration of the use. 4. Assure that the use and the property in which the use is located is maintained properly. 5. Designate the exact location and nature of the use and the property development. 6. Require the provision for on site or off site public facilities or services. 7. Require more restrictive standards than those generally required in this title. 8. Require mitigation of adverse impacts of the proposed development upon service delivery by any political subdivision, including school districts,which provides services within the city. VIL DECISION A. Staff: Staff recommends approval of the proposed Annexation, Preliminary Plat and Planned Unit Development applications with the provisions in Section IX per the Findings in Section X. B. The Meridian Planning&Zoning Commission heard these items on(continued from August V and September 3") September 17, and October 2?. 2020. At the public hearing on October 77"d, the Commission moved to recommend approval of the proved to the Ci Council.Revised Plans mere submitted Lor the hearing opt October 21""at the request oIthe Conumissio►n Lrom the previous hearing that included a lager more consolidated central common open space area in place of some of the guest parking resulting in an increase of O.36 of an acre of'vommon area to 19.92%,-additional.site amenities consisting of a tot lot with children's play erlui ►vent& (4) work-out stations in dyer etrt spots crlr►►tg the perimeter pathway; architectural designtrirlelines to ensure ri consistent design theme and_t tsalitv ofdei eloPment,_landscape solutions for the hillside and a fa-e preventiona plan,- and the addition of'(2) new product=es for the 24'wide lots between the hillside&Road 3 (2-stor3,&3-star)'). 1. Summary of Commission public hearing_ a. In favor; Jay Gibbons,Applicant's Representative b. In opposition: Annette Alonso representing the Southern Rim Coalition C. Commenting: None d. Written testimony:Jennifer Loyeday e. Staff presenting application. Sonya Allen,Sill Parsons E Other Staff commenting on application:None ?. Key issue(s)of public testimony: a. Opinion that existing roadways in this area cannot support additional traffic without improvements&the schools can't support the influx of chil(Iren this(along with other) developments approved in this area will brim; b. Concern pertaining to the density proposed(i.e. too high)and lack of a buffer to adiacent rural property where a horse facility is located; C. Preference for morellarger open spaces to be provided(which was addressed with the revised plan]; d. Connectivity between the upper and lower portions of the development. e• Protection of the southern rim area and preservation of the natural hillside. 3. Key issued of discussion by Conunission: a. Tie plan for wildfire prevention on the unimproved hillside area: b. Tinting for development of the.R-8 portion at the southwest comer of the site; Page 14 Page 109 Item#6. c. The desire for fencing to be provided along the creek for public safety-, d. The capacity of existing area schools to handle additional children and the new schools planned in this area; ,e The desire for more/larger usable common open spaces to be provided {as addressed with the revised plan),the upper& lower Portions of the development to better inte ated and would like to see a better plan for the hillside. f. In favor of the 3-stoproduct and usable roof area and location of the units against the hillside; g, In favor of the fitness loop amenity and trail system between the upper and lower portions of the development; 4_ Commission changes]to Staff recQtnmendation: a. In favor of the 3-stoLy product rype with the flat roof but wanted the design to tie:in better with the other units—updated elevations should be submitted prior to the Council hearing. 5. Outstandingissue(s)ssuets7 for City Council_ a. The Applicant requests Council approval to not construct fencing along the Ten Mile creek as the UDC doesn't typically require fencing along natural waterways and actually states fencing shal l not prevent access to the waterway—except in limited circumstances and in the interest of public safety,lamer open water systems 1-0 require fencing as determined by City Council(if Council doesn't feel fencingis necessary to preserve public safety,condition Od should be deleted); 1?. The Applicant is submitting revised elevations for the 3-story units prior to the Council hearing and requests approval to submit desigy&iidelines for the overall development after the hearing for inclusion in the DA. The Meridian City Col�ncll heard these te�►�on Decrmber 1_2Q20 And-January 5}202 1-, At the public heating on January 5.202 1.the Councdy to appmvesubject AZ, PP and P-UD requests, - L $ummary—gfjb-c-KitLC -c.hearing:. a. Lalayox—lay_1tiibWJ1Sa_ 2phr,,- 1 -L-RmLm 11ta-Uye 6 In opposition: NLonc Q�� in�g lu ti rif#jn Jennie 1cihn5op,,=Ajjdr y =Qra?in{1Vli�hael Rpr r ueZl d, Written testimony: None 1L Staff presenting annlication: Sonya Allen f O-ftr,�ta ffxDrmn=li-ne niication:None Kc. _imue Of }IIc tCstrmQ a Comments on real estate market for townhomes; l PwpgM owws'_tesJimpny z rdiqg gudity af.proposed.development and consistency with the Comprehensive Plan; c School enrollment and capacity. �_ K���t~is-]s�f diseu�i�n_�ySiL�r��utx�iI: Concern pertaining to demittyoronosed-if it's top high for this area b. Bmihilaty-pf-requidu a_yhaaing plan-Wr n i-cfulg-buildiagtermital ftl-w-iU wincidc vdtb-tk-construction-of anew ftrp-statiasnto better seryeIhr---&Yclgpmcnl=dJes=The burden on area schools; c. Mc the r or__nQt fencing_ r�q§Ugjhc--cmck_tu—,p d. ApprgyaLaftbLa=ptgw��lw Uaciliwt-citru iQa-Qf-the and&Lp=ding uoll er access to the Poeima Dr-aiect to the east Page 15 Page 110 Item#6. q. Concern pertaining to SP�raVal Of theFrQ�ect due to it not inEetine Fire Dept. resource reliability pals.a nortion being outside of fire resnonse time goals and potential far witd#irrs on the-Mlllide. - - - - --- - - - - 4 City Council chane2(s)to Commission rEcommendatiow d. ModificAtio Qndition#3dAD-rpg.uirefc cMg--elbe-bad ide-of thc-lob—tha i the 'fie W Q Creep rates tern t ee -c rm— at wu-wd ft-uy& k, Council included a DA pmvis on that no building ermits be issued for phases 2 and a lzri�x t�oxistruction of the bn����e��u_IX.,A�I�.� Page 15 Page 111 Item#6. VIII. EXHIBITS A. Legal Description & Exhibit Map for Annexation P f LAND SURV'MNG FLLG f ` Pure Vida Ranch Subdivision Date:0OI K020 Jab No.:6619 PARE VIDA RANCH SUBDIVISION ANNEXATION DESCRIPTION The following Describes a Parcel of Land being a portion of Government Lot 3 of Section 4. Township 2 North,Range 1 East, Qotse Mendian,City of Meridian,Ada County Idaho,and more particularly described as follows: COMMENCING at a found Aluminum Cap Marking the Northwest Corner of said Section 4; From which, the North 114 Comer of said Section 4 bears, North 89°43'34" Fast, 2661.67 feet which is being Monumented with a found "Illegible" Aluminum Cap; Thence along the Northerly Boundary Line of the NW 1I4 of said Section 4, North 89'43'34" East, 1325 B1 feet to the Northwest Comer of said Government Lot 3, the POINT OF BEGINNING: Thence continuing along said Northerly Boundary Line, North 89'43'34' East, 382.86 foet in a found 1/2"Iron Pinewl"lllegibte Cap Thence leaving said Northerly Boundary Line, South W16'26'East, 1548.37 feet to a found 50 lion Pin"PLS 780". Thence, South 29'05'10' East, 83.15 feet to a point on the Southerly Boundary Line of said Government Lot 3. Thence along the Southerly Boundary Line of said Government Lot 3, South 89°43'59' West, 1300.06 feet to the Southwest Corner of said Government Lot 3 which is being Monumented with a found 518"Iror•Pin'PL5 645'as Shown on Record of Survey No.1485, Records of Ada County,Idaho: Thence leaving said Southerly Boundary, and along the Westerly Boundary tine of said Government Lot 3,North OW12*11'East,1356,40 feet to the POINT OF BEGINNING The above Described Parcel of Land contains 26.34 Acres•more or less. �t:1la ¢I►o12a z0 8251 Y 623 11 th Avc.South.Nampa,ID 83651 •T.(208)442-011 S C.(208)608.25I0 rway.eI3@gmail,cnm Page 17 Page 112 Item#6. ANNEXATION EXHIBIT 115" A PORTION ❑f GOVERNMENT LOT 3 Of SECTION $, TOWNSHIP 2 NOKTH, RANGE I EAST, 13015E MERIDIAN, ADA COUNTY, IDAHO 2020 OASIS OF SEARW& N B?4334'E 2651,57' 32 33 S.LeJra Hake! Read '431q 73N R1S 3s 114Ganer 5 4'PLS i3R581' NwCarbr "III a T.EX RlK 4 lllagw 4431• Govk.Lot POINT OF •PLS BEGINNING Scale:V=250' Tax Parcel , No.514pd,272550 I CAL Tam hale Crest c In r I Tex Parcel NO.314442IZ750 + •P� �a ��°t��+t tq pQ s Srowvt. swcwp3 Gwl Laxt.B�780" ` ay '1 ¢4� `c n "`�4'S5•E 132i.DT 5—43'59'W 130T&L sE Cones 8251 COMPASS LAND SURVEYING, PLLC s as 43'59•w 1321.09 IP�1.444 ur -I f)t� P �lq:- 623 11th Avenue South Nampa,ID 83651 �Fyc JN6619 Off-ioe:ROB)442-0115 Fax (208)327-2106 Page 18 Page 113 Item#6. G PA LAND SURVEYINO PLLC r Pure Vida Ranch Subdivision Bate:0411 WO20 Job No..6619 R-8 ANNEXATION AREA DESCRIPTION The fallowing Describes a Parcel of Land being a portion of Government Lot 3 of Section 4, Township 2 North,Range 1 East,Boise Meridian,City of Meridian,Ada County Idaho, and being Tax Parcel No. S1404212750,more particularly described as follows: COMMENCING at a found Aluminum Cap Marking the Northwest Corner of said Section 4; from which, the North 114 Comer of said Section 4 bears, North 89643'34' East, 2661.67 feet which is being Monumented with a found "Illegible" Aluminum Cap; Thence along the Northerly Boundary Line of the NW 114 of said Section 4, North 89'43'34'East, 1325.81 feet to the Northwest Comer of said Government Lot 3. Thence leaving said Northerly Boundary Line, and along the Westerly Boundary line of said Government Lot 3, South 00121 I'West,803.83 feet to the POINT OF BEGINNING: Thence leaving said Westerly Boundary Line,North 90"0700"East.227.21 Feet to a point; Thence.South 60'35'33"East,280.04 feet ton paint; Thence,South 32'1911"East,299.15 feet to m point; Thence, South 00'11'50" East. 159,31 feet to a point on the Southerly Boundary Line of said Government Lot 3; Thence along the Southerly Boundary Line of said Government Lot 3, South 89'4359" West, 633.61 feet to the Southwest Corner of said Government Lot 3 which is being Monumented with a found 518'Iran Pin"PLS 645'as Shown on Record of Survey No,1485, Records of Ada County,Idaho; Thence leaving said Southerly Boundary Line, and along the Westerly Boundary Line of said Government Lot 3,North 00'12*11"East,552.57 feet to the POINT OF BEGINNING: The above Described Parcel of Land contains 6.64 Acres,more or less. L� US +8251 of do FL 623 11th Ave.South,Nampa,ID 83651 -T.(308)442-0I 15 -C.(208)fit$-2510•rgmy.cls@gnmil.com Page 19 Page 114 Item#6. REZONE * ANNEXATION EXHIBIT TO A PORTION OF GOVERNMENT LOT 3 DE 5ECTION 4, TOWN5HIP 2 NORTi1, RANGE I EAST, 130512 MERIDIAN, ADA COUNW, IDAHO 2020 BMIS OF BEARING N 89`433C E M.67' 3x 33 E.Laka lta�aJ Road 'A3 §"F 3 T.3N R fE. 39 1A comer $ 4'PL9 1=1191' B`rY 4931" [lovL Ld 9 POINT OF ro "LSB45 BIEGINMOG LINE TALE Scale:I'=F$8' I J LINE BEARING orSTANcE J I i Ta:lal r L1 N g1F00110'E 22721 1 No 81dOd272554 ' L2 S C6°3637 E 2W.04 h U S BY19'11'E 299.15 LA 5 pQ`11'S0"E 15g 31 TOW Parcel .Area 79.Mo. 1 Q ff57,898 3g.Fk � I� M F of-r" ca a ;,, nwa creel, ,aa ti EE8INNJING � 1 R8 Total Parcel Area B.BAAo. 289,23E Sq.Ft \ Tax Parcel swcortm Ka 57404212750sw Gov!Lot LGe-wt 3 ' 21.01�� Q � PFtS t3S50' in A O 4/1p't'4Q', _ 633.bS' �S 88°43'S 13U6,U5 i 56fi.45' _ 3 a 825J' 1SE One Gawt.tot � COMPASS LAND SURVEYING, PLLC sss°a3'ss w 1321.09 ,ALHf347' �r� TRr 0f 623 11th Avenue South Nampa, U 83651 �MCE H Wo !ti s Ofncc:(208)442.0115 Fax.(208)321.2106 . Page 20 Page 115 Item#6. Q �p A PA [.ARID SURVEYING PLLG f CG-� - Pure Vida Ranch Subdivision 17ate:001012020 Job No_:6619 R-15 ANNEXATION AREA DESCRIPTION The following Describes a Parcel of Land being a portion of Government Lot 3 of Section 4, Township 2 North, Range 1 East, Bosse Meridian,City of Meridian,Ada County Idaho, and being Tax Parcel No.81404212550.and a portion of Tax Parcel No. S1404212750, more particularly described as follows: COMMENCING at a found Aluminum Cap Marking the Northwest Corner of said Section 4; From which, the North 114 Comer of said Section 4 bears, North 89°43'34' East, 2661.67 feet which is being Monumented with a found "Illegible` Aluminum Cap; Thence along the Northerly Boundary Line of the NW 114 of said Section 4, North 89°43'34` East, 1325.81 feet to the Northwest Comer of said Government Lot 3, the POINT OF BEGINNING: Thence continuing along said Northerly Boundary Line, North 89'43'34' East, 392.86 feet to a found 1/2"tron Pine w)"Illegible Cap"; Thence leaving said Northerly Boundary Line, South 34`16'26' East, 1548.37 feet to a found 518' Iron Pin"PLS 780'; Thence, South 29'05'10" East, 83.15 feet to a point on the Southerly Boundary Line of said Government Lot 3; Thence along the Southerly Boundary Line of said Government Lot 3, South 89`43'59" West, 666.45 feet to the Southwest Corner of said Government Lot 3 which is being Monumented with a found 5/8' Iron Pin "PLS 645"as Shown on Record of Survey No.1485, Records of Ada County,Idaho; Thence leaving said Southerly Boundary, North 00°1150"West, 159.32 feet to a point; Thence,North 32'19'11"West,299.15 feet to a point. Thence,North 60'35'33`West.280.04 feet to a point; Thence, South 90°00'00" West, 227.21 feet to a point on the Westerly Boundary Line of said Government Lot 3; Thrence along the Westerly Boundary Line of said Government Lot 3.North 00012'11"East, 803.83 feet to the POINT OF BEGINNING: The above Described Parcel of Land contains 19.69 Acres,more or less. 825 K� 623 11 th Ave.South.Nii npa,[D 83651 •T_(208)442-Q115-C.(208)608-2510-rgray.els@gmail.com Page 21 Page 116 Item#6. REZONE * ANNEXATION EXHIBIT "B`I A PORTION OF GOVERNMENT LOT 3 Of 5ECTION 4, TOWN5111P 2 NORTH, RANGE I EA5T, 8015E MERIDIAN, ADA COUNTY, IDAHO 2020 a4sls aF e�Ar�wc: N 88°43'34'M 2951.67' 32 33 S.[eke Haael Road "432f L _ T-3N. RlE, 11 19Gann j -0 'PL5 1325-T1' htW Garner "IIlBgINB" 943.QD' 7-2N 1Z 'Alepll1119' 4431' Gout LM 3 P464T OF ,a 645, BEGINNING LM TABLE Scale;1 25R LINE 9EAF w DiSTANL7 a \ LI MBE E 7C12' od I Tar Perce�l sy N&S140421£550 , ` L2 SFa'3533'E 2 —% � L1 S32'1B'11'E 899.75 L9 $qQ'17'5Q'E 159.31 R-25 21, Total Parcel Area I I is,sse,:. N B57,G96 sq'ri \ 1fP g zy AMs Groek ,� � \.3 g Ll \ 18 sNPOINTOF BEGINHpJG i t 1 ti llotal Parcel Area \ 1 I` 269,235 Sg.ft \ \ I Tear Parcel y d gyz,AL L ANp SWCanar 140.5140421;2750 1 'PLS SW Cor w r 'PL51364 Grnl Lnt a a 21.iZlr$0• Q �� a� _ 1PL5615" s33.fi1' _ 666.45' _ a A251 H$9°S4'55"E 1321.07 5 89'43' 130a.Ofi' SE Gomer 1 COMPASS LAND SURVEYING, PLLC s es'aa's'r w 1321.09 Pis Un �� of 623 11th Avenue South Nampa, ID 83651 410E RA J 61 Office:(208)442-0115 Fax:(209)327-21D5 Page 22 Page 117 B. Preliminary Plat(date.- W24/2020 11/23/2)& Phasing Plan FP46 f fi M- JL Mr WT N j- Ao Mal Page 23 , . �w �-- —1 —1 Page 24 | | | Item#6. EMERGENCY VEHICLE ACCESS TO E.LAKE HAZEL.RD, ''r ri BUILDING PERMITS WILL NOT BE ISSUED FOR PHASES 2 OR 3 UNTIL A STREET CONNECTION, MEETING MERIDIAN'FIRE DEPT.REQUIREMENTS, IS CONSTRUCTED EITHER THROUGH THE ADJACENT CHURCH PROPERTY TO E-LAKE HAZEL RD_,OR THROUGH THE PROPERTY TO THE ff FF�171 . SOUTH TO S_EAGLE RD_.OR BY SOME OTHER PHASE I SECONDARY ACCESS AGREEABLE TO THE MERIDIAN FIRE DEPT. 1111 I `r r BRIDGE TO CHURCH PROPERTY WITH FUTURE +"+ CONNECTION TO s � E,LAKE HAZEL RD, RHASE 2* 44✓ef�`•x" **BUILDING % PERMFTS WILL NOT •r BE ISSUED FOR PHASE 4 UNTIL PUBLIC STREET CONNECTION IS " F PROVIDED PHASE 4** +. PHASE 3* THROUGH THE { �� ADJACENT PROPERTY TO THE SOUTH. STUB STREET TO THE SOUTH WITH FUTURE CONNECTION TO S.EAGLE RD. Phasing Plan 0 zoo 600 Page 25 Page 120 I IMIi■i �i■■ 'P � �� � � ,F• } f sue+ s i ■ n Pura Vida Ridge Ranch SubdMsion Item#6. Sam LL" C.A. Ili - ;-+_ I I I LIJIQSGPE ROq4fl T-' L1AU at c wei_.ccNa+i .• • ... -I. 1 T:�� .,7�'� ... j -mil► , .-'tee. �•- ..rj .' __ -r:"$xu"=-,wn, _ •'.?a, r �'� �pppppp ?- _ ":7- k3& LEGEND F l M1ul•CnLNI SHCEi i� ' q{yam J�`[�''��i�;.yp¢�'y ©� IL U10 Page 27 Page 122 Item#6. _. � PLANE SCNEpIILE s _. . .: HmAPAFT r .....r _=r_r_ � LEGEND U" 1 ' � -MLLP3{WE SiFET 11-13 �y7��yW��— �L.=tqll - - - .. • ,yam �,. 7,� = lit At lk ,ai ""s"-^a w�.. ,.�33LL.".:cam s+ - •T;t~� . .. r.�o. •r � � tt�rcko' Page 28 — Page 123 Item#6. T , PLANT 5CH--DULJill 14- - i ..6- rrn� •+ 7: i, _T �E:YCEi Ltr s �:.� �1LA1�J1F"RNY �,.,•u• �• _•_••_• LLT3 o No,A PART Page 29 Page 124 Item#6. FLMT SCHEDULE --�, W4TL7UgE9g7L115=' 9~ ��r'• + .F... �� � - _I r i s.,�� .. � `r -I-. fie.'~�•�....-... r OWAPAW ��swoeav+E Elm M,r, •Y � �� w • J "' '� -- — PLMfr S/JIEpIJ�E w�w Y� 445Y APE EKx-i IFNI 6!i!riA 90 i lA'N 1~Y _Ys . —w..+-•ZG. ..� ,.w..� ■ In we Laramb NOTAPART I oa�am. a yr•.� Page 30 Page 125 Item#6. PLANT S,oM46MIE Dv,V ..� ... ...n� 17 1. A -.r WAPART _- aa�rwr w 0 Il\L°+CGDWE RAH r ram' °' ar:ssxr s �7:�'13ti:��xT{r'�'� �u�uc•ri.oTw __ ...... �JLti'^� .". 't.,,tz•.,.mow...�. ��N_. - T:77' ,,..,„w,..,r y• .... "T!_"4X-!1'd4N!f�d?R�!q""• Ip'I ..vim.•a..-�sr _y ,fl'�'• _ :AI uNoec+Pe Now � } s 7�S'�lF wl:wF'i��: Fi.:'•."CS 3 AT ..Y.==::-"'1:='11S ''�N= ' ti'-._:. 'Y'�'•=#�6p.-.« *r.a'.1� f�:`:� �xr�'ir4.;._�Ms•r -4'�3C? 1���:':'_ 3r a nii: i =:AAA :R. s'ir�*iiv r� �►Pr a �i La_ov Page 31 Page 126 Item#6. a ., ..--..__. IN L2.I0 it ;,==•_- --__� ®: 4� ,:�._.� i - e tip. ,. L _Y I-___—___- I � ��1, b �:••�•� L2.10 Page 32 Page 127 Item#6. D. Qualified Open Space Exhibit [REVISED} _ F] QUALIFIED OPEN SPACE(I"G-3-8-1-A) QUALIFIED OPEN SPACE(1"G-3-B.1-E) L F-1 NON-QUALIFIED OPEN SPACE NON-QUALIFIED OPEN SPACE RIDGE FACE ti COMMON-SHARED DRIVEWAY BUILDING LOT RIGHT OF WAY t 1 OPEN SPACE CALCULATIONS CBMM�ON LOTS&auFFIRS QIJALIF40 QUALIFIED OPEN OPEN ACTUAL SPACE SPACE AREA;SFJ CR[DFT AREA RAIL OF 35-FOOT E.LAKE HAZEL RD.BUFFER(11-3Ci3 B4) 6386 10CRA 6,386 70-FOOT LINEAR MEWS(II-3GG3.61.E) 51,255 100% SUT3 OPEN SPACE(W R 1W MIN I(11-36-3 8.1.AI 165,918 100% 165.A18 OPEN SPACE RIDGE FAKE-NON Q"LIFIEU 154,04 0 OPEN SPACE-DTHER NON❑.UAUFIED 59AZ-2 0% - SNARCD ORWFWAYS 31,144 0% TOTAI-OPENSPACE 469J819 SF 22SA77 SF QUUMFD OPFN SPAM PINDO FD: I28, " Sf L9.92% TGTAL UPC WACF PROWPEa: 469,E19 SF 40,95% N Open Space & Site Coverage Plan Page 33 Page 128 Item#6. E. Planned Unit Development Site Amenities Plan (date: 43012020 1 0/1 2/20) LI,MMS PE PEW REMsurs - t \` tt qp JJ �i"-'i4�':sir �{'�a��•_ 111�PUf!N'!IWI r�v�� ' �'--_._.._ _,-wrrrr..w-...•.r 1 - ---- -- ' . -- —--------- —ILL Page 34 Page 129 Item#6. ---... -- — _� — — --- ...,7-r------� i R-15 ZONING _ _ -�ice{r �. �+ � ,tk -�y+4�{}}�}'�r J� ,•`•��'1 r�K ,wrn�cs w.rH SA.}2 WTpIl1VE SIEET fA 13 -----------------------------r- 1 7I I 7. TF rF .,. ...�;C_ 1.4.- -�-�- N�. L°xcrifc snGCi SRC] --------r---- .� APLAN r n r &A.18 Page 35 Page 130 4 AMENTEU PLAN �'•� -------------- A V 0 0 Nz 33 .. X. N IE !Z- FILJT ZD141NS Page 36 Item#6. as r, eaoreaou; 1 1 1 9 �' �s� 1 ao •'�'iti .�. 1 - �r—wwr----r—mr- 41111114 J11 --wwvp ww sm wo --- err yrwr vrc�w vsww-wwy Mmm--��y� .�--- . 11 - .� 1 �� SEDR -ee �:aer i ENEkf I �,w�= ; EhERCrI Y. a 3i [L A r - v .S'A21 Page 37 Page 132 Item#6. F. Parking Exhibit(REVISED) ' I iitlT I' -- ---------------- ----- 't A nvr ,A H❑using Parking Summary I��r--` �r----� '•� '•f I- -i y f� Or -. ratu w�erw¢aiwmm� a,r.ruv ---L —J . ivsurnAcMEnwrri-iaw+raaHeaMOWN r "wu..w dww w.yl st� wN woes A p.f o.7i11ltt P,udo I ATOM llLL 61 '• �., .. '•. = - .f •rx.wriewso,we vos nnv�a IN me wsorc ruwc cw.nAAnora- FUr tiW, �. Mir FLPT - ° Page 38 Page 133 Item#6. E-LAKE HAZEL ROAD - PURA VIDA RIDGE RANCH SUBDIVISION r R-15 PARKING BY ` BUILDING TYPE LOT TYPE ALL Leis HAS R- 4UANT. PARKING GARA.[�S IN REAR ■ 9NGlE FAIRLY ATTACHED ■ CARA.W ACIM ON ALLEY 3 63 2S2 24'ROAM+ZV.W PAD SNGLE FAMLY ATTACHED -- � GARAGE AC=GN 94 128 ■ 91ARED Ofd 1ENUr h+G PAD) LOTS—STANOAW PAAI4W APPLIES F AN r I14 'y yl ■ r % Page 39 Page 134 Item#6. G. Pedestrian Connectivity Plan(dated: 11/23/20)- REVIS_E_D i � FUT • i i -- Y-ram—T- - ..LSYy � __*�.�.ra y4�fi tom`--�-•�ti+y�a ra'.-+n L+. J-.-�-�3��_�7 h�^_ f WT F6R P � Page 40 Page 135 ' �- � � �� � _ � �-� - -_ � - ��•-�. .: _��_�_ �>r_��fir--`- - . .y� - �!'� -1 � r � ��• � ��� j � r � „� �� + � �.. - - - :' ��""_ v �17N f�..-. � - - �" 1 � f �•, �. I ,7:. .. � �r. - .. ��� L: r.-. :n' vai. q. ,� '- .� 1 ..i' � � � .. ram" — :jai��i�` - -- ... a: _ __ "+i �� �� : �`�- s , .�- +m#e Single-family detached units: w i! | | T!2 |!§ v jig , _ � | ; Kin k§| �Mw §AN �� z © . � , .%. ■ | � � \ �02 \ ' . _ _ — 2■k mill �■T | {� _ & � kw; z - qi!wl .. ■ .. | J2 |a. . U61 Page �7�9 Item#6. Townhome units: f- — � a a r' r� L jog EC jU _mom F_ . pp Hip, `••��1a a RY ii�j a a gw gW � � a -- - All #,! Nod on m Page 43 Page 138 Item#6. oBW AWP Pa. , FYI` ope a acia� g li oil 9�lll�3 i S 04 :P5 2 i1 t I _ 1 l� Note:No elevations were submitted for the single-family 2-attached units—the Applicant states they will look like two end units of the 3+unit attached buildings put together back to hack. The end units have a kick out on the front corner as shown on townhome elevation#4. Page 44 Page 139 11 i ��� FR[}NT ELEVAT1dN r - i PRODUCT °a. -24'X40'WITH 2 CAR GARAGE + DO NOT NEED EXTRA PARKING LOTS REAR ELEVATIDl�f Page 45 I' r, m t i i Page 46 Item#6. I. Reductions to Dimensional Standards in UDC Table 11-2A-7 for the R-15 District E LAKE F147EL ROAD --- — F''— — PURA VIDA RIDGE RANCH - % SUBDIVISION I �•� R-15 SET13ACKS .. \\ LOT TYPE c�A+rc IINN ME � FRONT GARAGE SIDE STREET SdE REAR -AhGq FAIRLY ATTKNEd =�� O'-0,IhT 1i7 STRUT N 70'r]7 PM E7A BLDC 9ha_E FAALY♦TFACHEL d-.e iNT GAFA r■trm dl Iv-0' 70'-•0' ]"fir' IC-0' 27i'' +2V.21T PAD Mc. 8L- 9 `lnf1E FaNLr wTiA•[flCf 4�7'NT . •_H.R41 f�7 EW.Y SYCf; S-f. Eti[� ]N-a" N..'�7 J \t r r ROAD LEGEND � � 4 3 Y ROAD 4 y 1T ROAD SHARED DRIVEWAY 4 \ `' PARKING 1 OTHER r J. Wildland-Urban Interface Fire Safety Plan hops:llweblink.meridianeity.orglWebLink/DocView,apx?id.218752&dbid=0&repo=Meridiat7Cit K. Architectural Design Guidelines htWs:llweblink meridiancity.orglWebLink/Doc view.aspx?id--218753&dbid=0&repo=MeridianOU Page 47 Page 142 Item#6. IX. CITYIAGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION Te ensure quality of development within the PUD;Staff recommends design guidelines submitted for the over-nil development to he included in the Development Agreement that promote ,w ith UDG 11 7 1; these guidelines shiall be submitted at least 10 days prior-to the Gity Council hear-ing. Annexation & Zoning: I. A Development Agreement (❑A) is required as a provision of annexation of this property. Prior to approval of the annexation ordinance, a DA shall be entered into between the City of Meridian, the property owner(s)at the time of annexation ordinance adoption,and the developer. Currently,a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six(6) months of the City Council granting the annexation. The DA shall, at minimum, incorporate the following provisions: a. Future development of this site shall be generally consistent with the preliminary plat, landscape plan,site plan, qualified open space exhibit, site amenity exhibit and conceptual building elevations included in Section VI1I and the provisions contained herein. b. The design of all structures in the subdivision shall comply with the design guidelines submitted by the Developer for the overall development included in Section V111 K and the design standards listed in the Architectural Standards Manual (ASM). An application for Design Review shall be submitted and approved prior to submittal of building pen-nit applications. c. The Ten Mile Creek shall remain open as a natural amenity and shall be improved and protected with development of the subdivision in accord with UDC 1 1-3A-6. d, of the fir t final�for-the s=bd=vici :Future development shall copml.y with the Wildlyncl Urban Intet;Lace Fire Sglety Plan approved for this subdivision included in Section VIII.J. A copy of the wed plan shall be included in the Covenants,Conditions and Restrictions for the subdivision. t—No-bi ilding p d_in_Phasu2_w3 thehridg -4ibc_twt Preliminary Plat: 2. The preliminary plat included in Section VIII.I3, dated August-24 November 23,2020,is approved as submitted. 3_ The landscape plan included in Section VIII.C, dated April 0 October 12,2020,shall be revised as follows: a. Depict bushes within the buffer along E. Lake Hazel Rd. in accord with UDC I 1-313-7C.3. b. Depict fencing abutting pathways ind common open space lots to distinguish common from private areas per the standards listed in UDC I I-3A-7A.7, include a detail of the proposed fence. c. Depict a minimum 30-foot wide(may be increased to account for steep topography)defensible space extending out from any part of adjacent structures to the hillside in accord with Fire Dept. Comments in Section IX.C. Hazardous and fire-prone vegetation shall be prohibited in this area and only fire resistant plants should be utilized for landscaping in this area_ Page 48 Page 143 Item#6. d. Depict fencing along the side/back of lots adjacent to the Ten Mile creek so as not to prevent access to the creek and pr-aserwe oblie saf t., in accord with the standards listed in UDC 11-3A- 6C,efiless othemise mmak,ed by City Gouneil. Council did not feel it was necessai)'to require Lencing to rests ict access to the creek to preserve public safety._ 4. The existing home shall be removed prior to the City Engineer's signature on the final plat for the phase in which it is located(i.e. Phase 4). 3. Submit a 14-foot wide public pedestrian easement for the multi-use pathway along the east boundary of the site adjacent to the Ten Mile Creek to the Planning Division prior to submittal of the final plat for City Engineer signature as required by the Park's Department. 6- For lots accessed via common/shared driveways,an exhibit shall be submitted with the final plat application that depicts the setbacks, fencing, building envelope and orientation of the lots and structures. Driveways for abutting properties that aren't taking access from the common driveway(s) shall be depicted on the opposite side of the shared property line away from the common driveway. Solid fencing adjacent to common driveways is prohibited unless separated by a minimum 5-foot wide landscaped buffer. 7. A perpetual ingress/egress easement for the common driveway(s)is required to 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.A copy of the easement shall be submitted to the Planning Division prior to signature on the final plat. This easement(s) may be depicted on the final plat with a mote rather than as a separate recorded easement. K. All common driveways shall comply with the standards listed in UDC 11-6C-3D. 9. All alleys shall comply with the standards listed in UDC 11-6C-3B.5. 10m The Applicant shall coordinate with Terri Ricks, Land Development,and Joe Bongiorno, hire Dept., for addressing lots accessed by alleys and common driveways without frontage on a public street. Address signage for wayfinding purposes shall be provided at the public street for homes accessed by alleys and common driveways. 11. A floodplain development permit shall be obtained prior to constriction for any development within the floodplain. 12. "No Parking"signs shall be erected on both sides of the 24 27-foot wide street sections(i.e. Roads 4. 6 and 7) and at the alley/street intersections(i.e. Roads 9 and 10). safety plan approved by the Fire Dept. shall be submitted with the fimst final plat applicationi; a note Planned Unit Development(PUD). 14. The dimensional standards in the R-15 zoned portion of the development shall be consistent with the exhibit in Section V1I1.I. 15_ A minimum of SO square feet of private,usable open space shall be provided for each dwelling unit; this requirement can be satisfied through porches,patios, decks and enclosed yards as set forth in UDC 1 1-7-4B. 16. The parking pads far individual lots shall be revised to be 20'x 20' in accord with UDC Table 1 1-3C- 6. 17. An exception was approved to UDC I 1-3A-17D,which requires sidewalks to be constructed on both sides of all public streets,to only require sidewalks along the east sides of the 24 27' wide street Page 49 Page 144 Item#6. sections(i.e. Roads 4,6 and 7) adjacent to the parking areas as depicted on the Pedestrian Connectivity Plan in Section VIII.G and as required by ACHD(i.e. extend the sidewalks on the east sides of Roads 4 and 6 along the entire common lot/parking area). Is. An exception was approved to UDC I I-3B-12C, which requires landscaping to be provided along both sides of all pathways,to not require landscaping along the concrete pathway in the unimproved hillside/slope area on Lot S, Block 5. 19. An exception was approved to UDC I 1-6C-3B.4(cul-de-sacs)and 11-6C-3F (block face),to allow the face of Block S and the cul-de-sac(Road 3)to exceed the maximum length standards as proposed. B. PUBLIC WORKS 1. Site Specific Conditions of Approval 1.1 Sanitary sewer and water mainlines are not allowed in the common driveways serving three or fewer lots. In these cases,service lines shall be extended from the mainlines in the adjacent public roadway_ If the common driveway serves four or more lots, a sewer mainline will be allowed in the driveway,however it shall be private and will be the responsibility of the HOA to maintain.A manhole will be required at the common drive property boundary with the word "Private"on the lid. 12 Remove services located along "Road 7" and add sewer main. 1.3 Do not extend the sewer main to the west property boundary,as parcel S 1404223251 is in a different sewer service area. 1.4 The water mainline at the southwest corner must be connected at the bottom of the hill to the rest of the subdivision. 1.5 The secondary water connection must be completed in phase two,either through the adjacent church property to E. Lake Hazel Rd,OR through the property to the south to S Eagle Rd. This condition reflects MFD's requirement stated on the phasing plan submitted with this record 1.6 Manholes cannot be located in landscaped areas unless they are located within an access road per City standards are provided. 1.7 A Floodplain Development Permit is required to be in place for this development. A flood study has previously been completed. Culvert at.Lake Hazel must be replaced as designed before building on lots in floodplain. Structures will require floodplain permits until LOMR is effective. 1.9 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. 1.9 The geotechnical investigative report prepared by MTI(Materials Testing& Inspection)dated July 16,2019,and updated April 1,2020, indicates some fairly shallow groundwater and soils concerns,and specific construction considerations and recommendations. Groundwater monitoring of the Northeastern (lower) portion of the site indicates that the groundwater levels fluctuate due to influence of Ten.Mile Creek. For these reasons, homes constructed in the northeastern(lower)portion of the site shall be slab on grade construction. The applicant shall be responsible for the strict adherence of the MTI considerations and recommendations to help ensure that homes are constructed upon suitable bearing soils, and that groundwater does not become a problem for the new homes. ^ l_I O Due to the elevation differentials in this development,the applicant shall be required to submit an engineered master grading and drainage plan for approval by the Community Development Department prior to development plan approval. This plan shall establish, at a minimum, the Page 50 Page 145 Item#6. finish floor elevation for each building lot,the finish grade elevations of the rear lot corners,the drainage patterns away from each building pad,the drainage patterns of the overall blocks,and any special swales or subsurface drainage features necessary to control and maintain storm water drainage. Applicant's engineer shall consult the 2012 International Residential Code when establishing the finish floor elevations and drainage patterns away from the building pads. 2. General Conditions of Approval 2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. .Minimum cover over sewer mains is three feet,if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.2 Per Meridian City Code(MCC), the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way(include all water services and hydrants), The easement widths shall be 20-Feet wide for a single utility, or 34-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 8112"x 1 I"map with bearings and distances(marked EXHIBIT B) for review. Both exhibits must be sealed,signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted,reviewed, and approved prior to development plan approval. 2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for the primary source. if a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. 2.6 All irrigation ditches,canals, laterals, or drains,exclusive of natural waterways, intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. 2.7 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at (208)898-5544 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)375-521 1. Page 51 — Page 146 Item#6. 2.9 Street signs are to be in place,sanitary sewer and water system shall be approved and activated, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded,prior to applying for building permits. 2..10 A letter of credit or cash surety in the amount of 110%will be required for all uncompleted fencing, landscaping,amenities,etc.,prior to signature on the final plat. 2.11 All improvements related to public life,safety and health shall be completed prior to occupancy of the structures. Where approved by the City Engineer, an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC Il-5C-3B. 112 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 I 1-12-3H. 2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill,where footing would sit atop fill material. 2.18 The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least I-foot above. 2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer small provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.20 At the completion of the project,the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 2.21 A street light plan will need to be included in the civil construction plans. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272. 2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount of 125%of the total construction cost for all incomplete sewer,water and reuse infrastructure prior to final plat signature. This surety will be verified by a Iine item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit,cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20%of the total construction cost for all completed sewer,water and reuse infrastructure for duration of two years.This surety will be verified by a line item cost estimate provided by the Page 52 Page 147 Item#6. owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887 2211. C. FIRE DEPARTMENT https:llweblink meridiancity.orglWehLinklDocView.aspx?id=194384&dbid=0&repo=MeridianCity D. POLICE DEPARTMENT https://weblink.meridianc ity.orW WebL ink/Doc Vi ew.aspx?id=191277&dbid=0&repo=MeridianCity E. PARK'S DEPARTMENT h11 s:Ilweblink.nzeridicrizc•itti.or IWebLiiiklDocVieiv.as x?id=194261&dbirl--fl&re o=A1eridianCi1y F. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IoAHO(COMPASS) litti2s://weblink.meridiancity.org/WebLink/DocView.aspx?id=l 92 101&dbid=O&reepo=MeridianCity G. NAMPA&MERIDIAN IRRIGATION DISTRICT https://weblink.m eri d i an c i ty.org/W eb L i nk/Do e V i e w.aspx?id=19 2042&dbid=0&repo=MeridianCity H. BSOISE PROJECT BOARD OF CONTROL https://weblink.meridiancity.orgVebLink/DocView.aspx?id=191332&dbid=0&repo=MeridianCity I. NEW YORK IRRIGATION DISTRICT https://weblink.meridianc ity.orglWebLink/DoeV iew.aspx?id=190971&dbid=0&repo=MeridianCity J. CENTRAL DISTRICT HEALTH DEPARTMENT https://weblink.meridiancity.orgJWebLink/DoeView.aspx?id=191387&dbid=0&repo=MeridianCity K. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ) hops://weblink.meridi anci!y.org/W eb L ink/Do e V i ew.aspx?id=1913 92&dbid=0&rep o=MeridianCity L. WEST ADA SCHOOL DISTRICT(WASD) htti2s://weblink.meridiancity.ore/WebLink/DocView.ast)x?id=l 94214&dbid=0&repo=MeridianCity M. ADA COUNTY HIGHWAY DISTINCT(ACHD) https://webl ink.meridianciU.orWWebLink/DocView.aspx?id=194048&dbid=0&repo=MeridianCity Page 53 - Page 148 Item#6. X. FINDINGS A. Annexation&Zoning(UDC 11-513-3E) Required Findings: Upon recommendation from the commission,the council shall make a full investigation and shall, at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; The Cit})Council finds the proposed ann►nexation with R-8 and R-1$zoning and proposed development is generally consistent with the A4HDR FL UM designation in the Comprehensive Plan. (See section V above.lor more information.) ?. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The City Council finds the proposed map amendment and development complies with the purpose statement of the residential districts in that it will contribute toward the range of housing opportunities available within the City consistent with the Comprehensive Plan. 3. The map amendment shall not be materially detrimental to the public health, safety,and welfare; The City Council.inds the proposed►crap amendment should not be detrimental to the public health, safety and weyi2re as the proposed nnedium density residential uses should be compatible ivith adjacent existing rural residential and,future medium and►nedium-high density residential uses. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and The City Council finds City services are available to be provided to this development. Tate school district submitted comments stating that the enrollment capacity at the middle and high schools is currenth,at and over capacity,respectively,-eleme►nta►T school.students can be acconnnniodated at Silver Sage until a new school is built to eliminate overcrowding at Hillsdale. 5. The annexation(as applicable)is in the best interest of city. The CioJ Council finds the proposed annexation is in the best interest of the City- B. Preliminary Plat Findings: In consideration of preliminary plat,combined preliminary and final plat,or short l)lat. the decision- making body shall make the following findings: I. The plat is in conformance with the Comprehensive Plan, The City Council finds that the proposed plat with the Commission's recommendations is in substantial compliance with the adopted Comprehensive Plan in regard to land use, density, transportation, and pedestrian connectivity.Please see Comprehensive Plan Policies in, Section Yq1' this report.for more information. 1 Public services are available or can be made available and are adequate to accommodate the proposed development; The Ci ft,Council finds that public services will be provided to the subject property upon development. (See Exhibit B of'the Stgft'Report for more detailsfrontpublic sert-ice providers.) Page 54 - Page 149 Item#6. 3. The plat is in conformance with scheduled public improvements in accord with the City's capital improvement program; Because Citv water and sewer and anY other utilities will he provided by the development at their own cost, the City Council,finds that the subdivision will not require the expenditure of capital improvement.f irntds. 4. There is public financial capability of supporting services for the proposed development; The Cite Coun nil f rods there is public f inzancial capability aj'supportiing services,for the proposed development based upon comrrments from the public service providers (i.e., Police, Fire, ACHD, etc.). (See Section 1Xformore i►rfarmation,) 5_ The development will not be detrimental to the public health, safety or general welfare;and, The Cite Council is not aware of anv health, safety. or environmen ial problems associated with the plattinag of'this property. ACHD cortsider:s mart safet},iss:tes in their-antalt-si.s. 6.. The development preserves significant natural, scenic or historic features. The City Counncil.finds the proposed development preserves the natural topography(i,e, hillside)and Ten Mile Creek on this property. C. PLANNED UNIT DEVELOPMENT(UDC 11-7-5): Upon recommendations from the Commission,the Council shall make a full investigation and shall,at the public hearing,review the application. In order to grant a planned development request,the Council shall make the fallowing findings: 1. The planned unit development demonstrates exceptional high quality in site design through the provision of cohesive,continuous,visually related and functionally linked patterns of development, street and pathway layout, and building design. The Cify Council,f rods the proposed PUD demonstrates a high quali4 of design through cohesive design elements and design guidelines far the development and the many pathw ys and roadwa)q link the developrnentt together. 2_ The planned unit development preserves the significant natural,scenic and/or historic features. The City Council finds the proposed PUD preserves the natural topograpkv (i.e. hillside) and the Ten Mile Creek on this property. 3. The arrangement of uses and/or structures in the development does not cause damage, hazard, or nuisance to persons or property in the vicinity. The Citjr Council_finds the proposed use and development of'this propert},will not cause damage. hazard or nuisance to persons or property in the vicinity. 4. The internal street, bike and pedestrian circulation system is designed for the efficient and safe flow of vehicles,bicyclists and pedestrians without having a disruptive influence upon the activities and functions contained within the development,nor place an undue burden upon existing transportation and other public services in the Surrounding area. The Ciq'Council,f nds the internal local streets should provide far.sa fe internal access to homes within the developmentt and proposed pathivav network will provide a safe bicycle and pedestrian route to adjacent residential developments and the Hillsdale eleme►rtary school and YMCA! to the north. Page 55 Page 150 Item#6. 5. Community facilities,such as a park,recreational,and dedicated open space areas are functionally related and accessible to all dwelling units via pedestrian and/or bicycle pathways. The City Council finds the proposed common areas and multi-use pathwav amenity along the creek are fienctionally related to the.site design and accessible to all residents through the many pathways and sidewalks provided xlithin the development. b. The proposal complies with the density and use standards requirements in accord with chapter 2, "District Regulations", of this title, The City Council_ nds the proposed residential uses and density complies a ti,ith lire giddelines for PUD's and the AIHDR FLirJM designation,for this site, T. The amenities provided are appropriate in number and scale to the proposed development. The Cit},Council finds inds the proposed pedestrian amenities as well as the shade structures, tables and benches are appropriateibr this development and will,/acililate an active li%style fnr area residents. K. The planned unit development is in conformance with the comprehensive plan. The Citv Council finds the proposed PUD is in general conformance with the Comprehensive Plan. Page 56 Page 151