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Shafer View Terrace H-2020-0117 Findings Item#9. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW C�f[EFI DIAN:-, AND DECISION& ORDER , In the Matter of the Request for Annexation of a Total of 40.48-Acres of Land with R-2 (10.66 acres) and R-4(29.82 acres)Zoning Districts; and Preliminary Plat Consisting of 50 Buildable Lots and 10 Common Lots on 39.01-Acres of Land in the R-2 and R-4 Zoning Districts for Shafer View Terrace Subdivision,by Breckon Land Design. Case No(s).H-2020-0117 For the City Council Hearing Dates of: March 9,April 13,May 18, and June 1,2021 (Findings on June 15,2021) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of June 1,2021,incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of June 1, 2021, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of June 1, 2021, incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of June 1,2021, 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(I.C. §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 SHAFER VIEW TERRACE—AZ,PP,PS H-2020-0117 - I Page 159 Item#9. 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of June 1, 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 and Preliminary Plat is hereby approved with the requirement of a Development Agreement per the provisions in the Staff Report for the hearing date of June 1,2021, 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 11-613-713). Upon written request and filed by the applicant prior to the termination of the period in accord with 11-6B-7.A,the Director may authorize a single extension of time to obtain the City Engineer's signature on the final plat not to exceed two(2)years. Additional time extensions up to two(2)years as determined and approved by the City Council may be granted. With all extensions,the Director or City Council may require the preliminary plat, combined preliminary and final plat or short plat to comply with the current provisions of Meridian City Code Title 11. If the above timetable is not met and the applicant does not receive a time extension,the property shall be required to go through the platting procedure again(UDC 11- 6B-7C). Notice of Development Agreement Duration The city and/or an applicant may request a development agreement or a modification to a development agreement consistent with Idaho Code section 67-6511A. The development agreement may be initiated by the city or applicant as part of a request for annexation and/or rezone at any time prior to the adoption of findings for such request. A development agreement may be modified by the city or an affected party of the development agreement. Decision on the development agreement modification is made by the city council in accord with this chapter. When approved, said development agreement shall be signed by the property owner(s) and returned to the city within six(6)months of the city council granting the modification. A modification to the development agreement may be initiated prior to signature of the FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR SHAFER VIEW TERRACE—AZ,PP,PS H-2020-0117 -2- Page 160 Item#9. 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 1. 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 June 1,2021 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR SHAFER VIEW TERRACE—AZ,PP,PS H-2020-0117 -3 Page 161 Item#10. By action of the City Council at its regular meeting held on the 15th day of June 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 6-15-2021 Attest: Chris Johnson 6-15-2021 City Clerk Copy served upon Applicant, Community Development Department,Public Works Department and City Attorney. By: Dated: 6-15-2021 City Clerk's Office FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR SHAFER VIEW TERRACE—AZ,PP,PS H-2020-0117 -4 Page 161 item#s. EXHIBIT A STAFF REPORTC�,WEIIDIAN -- COMMUNITY DEVELOPMENT DEPARTMENT .►A H O HEARING June 1,2021 Legend L_J__ DATE: Continued from:March 9,April 13, and Ppd�ect Lcofl3tor F-1 #0 May 18, 2021 TO: Mayor&City Council -- � -- FROM: Sonya Allen,Associate Planner 208-884-5533 - SUBJECT: H-2020-0117 ; Shafer View Terrace—AZ,PP ; LOCATION: East side of S.Meridian Rd./SH 69, - midway between E. Amity Rd. and E. r Lake Hazel Rd., in the SW 1/4 of Section _ 31,T.3N.,RAE. (Parcels#R7824220044 &#R7824220042) I. PROJECT DESCRIPTION Annexation of a total of 40.48 acres of land with R-2 (10.66 acres) and R-4(29.82 acres)zoning districts; and Preliminary Plat consisting of 50 buildable lots and 10 common lots on 39.01 acres of land in the R-2 and R-4 zoning districts. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 39.01 acres Existing/Proposed Zoning RUT in Ada County/R-2 and R-4 Future Land Use Designation Low Density Residential(LDR)(3 or fewer units/acre) Existing Land Use(s) Agricultural land Proposed Land Use(s) Single-family residential(SFR) Lots(#and type;bldg./common) 50 buildable lots/10 common lots Phasing Plan(#of phases) 2 phases Number of Residential Units(type 50 SFR detached dwellings of units) Density(gross&net) 1.76 units/acre(gross); 3.30 units/acre(net) Open Space(acres,total 5.26 acres(or 18.55%)overall common open space—4.05 [%]/buffer/qualified) acres(or 14.27%)of which is qualified open space Amenities Multi-sport court,tot lot,gazebo shade structure,multi-use pathway Physical Features(waterways, The McBirney Lateral runs along the southern boundary hazards,flood plain,hillside) and through the western portion of the site.Another Page 1 Page 163 Item#9. Description Details Page waterway exists on the eastern portion of the site between the proposed R-2 and R-4 zoned properties. Neighborhood meeting date;#of 10/13/20; 14 attendees attendees: History(previous approvals) This property was previously platted as Lot 4,Block 1, Shafer View Estates,developed in Ada County and recorded in 2002(Bk. 84,Pg.9403). It was deed restricted and was only allowed to be used for open space as defined in the non-farm development section of the Ada County code and the planned development section of the Ada County code for a period of not less than 15 years from the recording date of the subdivision plat. This property was originally proposed to be annexed with the adjacent Apex development but was later withdrawn. B. Community Metrics Description Details P Ada County Highway District • Staff report(yes/no) Yes(draft) • Requires ACHD No Commission Action es/no Access Access is proposed via E. Shafer View Dr.,local street,and E. (Arterial/Collectors/State Quartz Creek St.,collector street Hwy/Local)(Existing and Proposed) Traffic Level of Service ACHD does not set LOS thresholds for state highways. Stub No stub streets exist to this property and no stub streets are Street/Interconnectivity/Cros proposed to adjacent properties. s Access Existing Road Network S.Meridian Rd./SH-69 exists along the west boundary and E. Shafer View Dr. exists along the south boundary. Existing Arterial Sidewalks/ No sidewalks or buffers exist along S.Meridian Rd./SH-69,a Buffers state highway,or E. Shafer View Dr.,a local street Proposed Road Capital Improvements Plan(CIP}f Integrated Five Year Work Plan(IFYWP): • The intersection of Amity Road and Meridian RoadISH-69 is listed in the CIP to be widened Improvements r to 6-lanes on the north leg,6-lanes on the south,7-lanes on the east,and 7-lanes on the west leg,and signalized between 2031-2035. • The intersection of Lake Hazel Road and Meridian Road/SH-69 is listed in the CIP to be widened to 6-lanes on the north leg,6-lanes on the south,7-lanes on the east,and 7-lanes on the west leg,and signalized between 2036-2040. • Amity Road is listed in the CIP to be widened to 5-lanes from Meridian RoadISH-6910 Locust Grove Road between 2036-2040. • Lake Hazel Road is listed in the CIP to be widened to 3-lanes from Linder Road to Meridian Road/SH-69 between 2036-2040. • Lake Hazel Road is listed in the CIP to be widened to 5-lanes from Meridian RoadlSH-6910 Locust Grove Road between 2036-2040. • Amity Road is scheduled in the IFYWP for pavement rehabilitation and pedestrian ramp construction from Meridian Road7SH-69 to Locust Grove Road in 2022. Fire Service • Distance to Fire Station 3.5 miles • Fire Response Time Falls within 5:00 minute response time area-nearest station is Fire Station#6—can meet response time goals • Resource Reliability 87%-does meet the target goal of 80%or greater Page 2 Page 164 Item#9. Description Details P • Risk Identification 2—current resources would not be adequate to supply service (open waterways) • Accessibility Project meets all required access,road widths and turnaround. • Special/resource needs Project will not require an aerial device;can meet this need in the required timeframe if a truck company is required. • Water Supply Requires 1,000 gallons per minute for one hour,may be less if buildings are fully sprinklered. • Other Resources Police Service • Distance to 4 miles . Police Station • Police Response The average emergency response time in the City is just under 4 minutes(meets Time target goal of 3-5 minutes) Meridian Police Department-Shafer View Narth Location of new development- Las.-of N Merldlan Rd Between E Amity Rd&E Lake Hazel FLd ime Frame- Dl/01/2019-12/31f2024 Level of Service ILosl-Delivered By Reporting District IRD-M777) Calls for Service[CFS]: Response Times; Dispatch to Arrival(all units) Average Response Times by Priority- 'City of Meridian' PriorkV 3 3A3 Prrority2 fMPosvwawffhbstolom"esl 7:11 Priority 1 l+str Goof is w![14l015#0 20 mJrwfesl 10:37 Average RespbnSB TirdeS by Priorlty:'Iv1777' Priority 3 5A2 Priority 2 11:43 Priority 1 8:36 Calls for Service(CFS):Calls occurring In RD'M777' CFS count Total 55 %of Calls for Serwice split by Priority in'M777' *of P3 CFS 1.8% *of P2 LXS 74.5% Ag of P4 LT5 21.64L %of PO 0:5 0.0% Crimes Crime Courrt Total 22 Cr'aaltei 'Crash Count.Total 46 Analyst Note(si: Response Time and Calla For Service(CF51 by morlty-Most frequent priority tall types; •Pribei ty 3 balks involved Subject at the Door. •Priority 2 calls most frequently inmkved TrafFC Stapsr Stalked Vehides,and Welfare Checks 1911 Hang Ups)_ •Priority 1 calls m45t frequently involved N4 Contact Order Repgrtr VIN Inspections,and Citizen A55ift5- Crime loccurred date!-Most frequent crimes involved: Driving Under the Influence,and Liquor Law Violations(Open Container IDrlverl,Aloohollc Beverage Possesslon Under Age 21,etc.),and •druglNarcotic Ulalatlons(Possesslon of MarlJuana), 'Crashes-Most frequent crashes were; •41.1,%injury type crashes, •26.1-%property damage reports,and •324-M non-reportable crashes. arioelty Response rsmes ye8ned: Priority 0 type ca Its are no priority type of ca IIa Prliarlty 1 type calls are For non-emergency type of calls where the officer will arrive at the ea rilest oonwenlerKe,and shall obey all tMfit laws_ Priority 2 type calls require an urgent response where the officer will arrive as soon as practical,and should obey all traffic laws. Prlorh,y 3 type calls are an emergency response In which the Irghts and siren and driving as authorlmd far an emergency vehicle by Idaho Cade to facilitate the quick and safe arrival of an officer to the scene. West Ada School District • Distance(elem, ins,hs) Page 3 Page 165 Item#9. • Capacity of Enrollment Ca aci Miles [nn..m kh-1) Schools Mary McPherson Elementary' 481' 675 1.3 • #of Students Victory Middle School 868 IODO 2.8 Enrolled Mountain View High School 2218 2175 3.9 *Enrollment number is estimated for the 2021-2022 school year based on current enrollment and future growth in the respective attendance area.It reflects changes made to the Mary McPherson Elementary attendance area. • #of Students Predicted from 35 school aged children predicted from this development by WASD. this development Wastewater • Distance to Directly adjacent Sewer Services • Sewer Shed South Black Cat Trunk Shed • Estimated Project See application Sewer ERU's • WRRF Declining 14.02 Balance • Project Yes Consistent with WW Master Plan/Facility Plan • Impacts/concerns • Flow is committed • See Public Works Site Specific Conditions Water ) IL • Distance to Water Directly adjacent Services • Pressure Zone 5 • Estimated Project See application Water ERU's • Water Quality None • Project Yes Consistent with Water Master Plan • Impacts/Concerns See Public Works Site Specific Conditions Page 4 Page 166 Item#9. C. Project Area Maps Future Land Use Map Aerial Map (fLegend . (fLegend ' Proyeci Lcca-hor I Prnjeot Lorca on Medium Density Residenfial idnfi ed-Hig :�• - ensify - Residenfi Zoning Map Planned Development Map Legend R1 Legend RUT— ff ; 0Prayeci Lorca-nor IetProject Lacafkm -- R1 ;_1 City Limiit R-$ — Planned Parse R _ RUT R-4 w RUT RUIT A. Applicant: Mary Wall,Breckon Land Design—PO Box 44465,Boise, ID 83711 B. Owners: James Chambers, 39, LLC—5356 N. Troon Pl.,Boise,ID 83713 DWT Investments,LLC—2929 W.Navigator Dr., Ste. 400,Meridian,ID 83642 C. Representative: Same as Applicant Page 5 Page 167 Item#9. III. NOTICING Planning&Zoning City Council Posting Date Posting Date Notification published in 1/15/2021 2/19/2021 newspaper Notification mailed to property owners within 300 feet 1/12/2021 2/16/2021 Applicant posted public hearing notice on site 1/21/2021 2/26/2021 Nextdoor posting 1/12/2021 2/16/2021 IV. COMPREHENSIVE PLAN ANALYSIS(Comprehensive Plan) The Future Land Use Map(FLUM)contained in the Comprehensive Plan designates this property as Low Density Residential(LDR). The LDR designation allows for the development of single-family homes on large and estate lots at gross densities of three dwelling units or less per acre. These areas often transition between existing rural residential and urban properties. Developments need to respect agricultural heritage and resources,recognize view sheds and open spaces,and maintain or improve the overall atmosphere of the area. The use of open spaces,parks,trails and other appropriate means should enhance the character of the area. The proposed development consists of a total of 50 single-family detached dwellings on large lots [i.e. 12,000 square foot(s.f.)minimum] on 39.01 acres of land at an overall gross density of 1.76 units/acre,which falls within the density range desired in LDR designated areas. This property abuts a County subdivision, Shafer View Estates,to the south and will provide a transition to future urban properties to the north, zoned R-4 and R-8. The following Comprehensive Plan Policies are applicable to this development: • "Encourage a variety of housing types that meet the needs, preferences, and financial capabilities of Meridian's present and future residents."(2.01.02D) Only one housing type, single-family detached, is proposed which Staff believes is appropriate due to the large lot sizes and density desired in LDR designated areas. The variety of lot sizes (i.e. 8,600-23,600 sf.) proposed will provide for diversity in styles of homes, which Staff believes will contribute to the variety of housing in the City to meet the preferences and financial capabilities of Meridian's present and future residents. • "Permit new development only where it can be adequately served by critical public facilities and urban services at the time of final approval,and in accord with any adopted levels of service for public facilities and services."(3.03.03F) City water and sewer service is available and can be extended by the developer with development in accord with UDC 11-3A-21. • "Encourage compatible uses and site design to minimize conflicts and maximize use of land." (3.07.00) The proposed density and lot sizes should be compatible with the rural residential homes/properties to the south on 1+ acre lots in the County and future urban residential development to the north and east in the City. Page 6 Page 168 Item#9. • "Ensure development is connected to City of Meridian water and sanitary sewer systems and the extension to and through said developments are constructed in conformance with the City of Meridian Water and Sewer System Master Plans in effect at the time of development." (3.03.03A) The proposed development will connect to City water and sewer systems;services are required to be provided to and though this development in accord with current City plans. • "Permit new development only where it can be adequately served by critical public facilities and urban services at the time of final approval,and in accord with any adopted levels of service for public facilities and services."(3.03.03F) City water and sewer services are available to this site and can be extended by the developer with development in accord with UDC 11-3A-21. The emergency response times for Police Dept. and Fire Dept. meets the established goals. • "With new subdivision plats,require the design and construction of pathway connections,easy pedestrian and bicycle access to parks, safe routes to schools,and the incorporation of usable open space with quality amenities."(2.02.01A) A 10 foot wide multi-use pathway is proposed within the street buffer along S. Meridian Rd.ISH--69 as required by the Pathways Master Plan and UDC 11-3H-4C.4. A total of 4.05 acres of qualified open space is proposed along with quality amenities (i.e. sports court, gazebo, tot lot, multi-use pathway). • "Evaluate comprehensive impacts of growth and consider City Master Plans and Strategic Plans in all land use decisions(e.g.,traffic impacts, school enrollment, and parks)." (3.01.01A) The Traffic Impact Study(TIS)was not required by ACHD for this development. WASD submitted comments stating that approximately 35 school aged children are estimated to be generated by this development; enrollment at Mary McPherson Elementary School and Victory Middle School is currently under capacity and Mountain View High School is over capacity(see Section VIII.I).According to the Community Development's school impact analysis, enrollment at Victory Middle School will be slightly over capacity at build-out of building permits already issued in this area at 104%(Mary McPherson will be 95%and Mountain View will be 109%) (see Section VIII.J). The closest City Park to this site is Discovery Park, consisting of 77-acres, to the southeast on E. Lake Hazel Rd., Y4 mile east of S. Locust Grove Rd. A future City Park is designated on the FL UM within a half mile of this site to the west. • "Require all development to create a site design compatible with surrounding uses through buffering, screening,transitional densities, and other best site design practices."(3.07.01A) The proposed site design features a 1:1, 2:1 and 3:1 transition in proposed lots to existing lots in Shafer View Estates to the south. These lots are separated by an existing 41 foot wide easement for the McBirney Lateral which provides an added buffer between rural lots and proposed urban lots. • "Require urban infrastructure be provided for all new developments, including curb and gutter, sidewalks,water and sewer utilities."(3.03.03G) Urban sewer and water infrastructure and curb, gutter and sidewalks are proposed as required with this development. Page 7 Page 169 Item#9. In summary, Staff believes the proposed development plan is generally consistent with the vision of the Comprehensive Plan per the analysis above. V. UNIFIED DEVELOPMENT CODE ANALYSIS( L0 A. Annexation: The proposed annexation is for 40.48 acres of land with R-2 (10.66 acres)and R-4(29.82 acres) zoning districts,which includes adjacent right-of-way to the section line of S. Meridian Rd./SH- 69 and to the centerline of E. Quartz Creek St. A total of 50 residential dwelling units are proposed to develop on the site at an overall gross density of 1.76 units per acre consistent with the associated LDR FLUM designation for the site. Although the proposed density is more consistent with an R-2 (Low Density Residential)zoning district,the Applicant requests R-4 in order to provide a transition in lot sizes between the existing rural residential subdivision to the south(Shafer View Estates) and the future urban residential subdivision approved to the north(Prevail Subdivision),zoned R-8. Larger lots are proposed adjacent to the southern boundary that gradually transition to smaller lots to the north. The property is contiguous to City annexed land and is within the City's Area of City Impact boundary. A legal description and exhibit map of the overall annexation area along with individual legal descriptions and exhibit maps for the R-2 and R-4 zoning districts are included in Section VIII.A. The City may require a development agreement(DA) in conjunction with an annexation pursuant to Idaho Code section 67-6511A. To ensure future development is consistent with the Comprehensive Plan and with the development plan proposed with this application, Staff recommends a new DA is required with this application, containing the provisions noted in Section VIII.A, as discussed below. B. Preliminary Plat: The proposed plat is a re-subdivision of Lot 4,Block 1, Shafer View Estates, developed in Ada County and recorded in 2002 (Bk. 84,Pg. 9403). This lot was deed restricted and was only allowed to be used for open space as defined in the non-farm development section of the Ada County code and the planned development section of the Ada County code for a period of not less than 15 years from the recording date of the subdivision plat. The required time period has elapsed and the lot is now eligible for redevelopment. The proposed preliminary plat consists of 50 buildable lots and 10 common lots on 39.01 acres of land in the R-2 and R-4 zoning districts. The subdivision is proposed to develop in three(3) phases as shown on the phasing plan in Section VII.B. The first and second phases consist of 28.35 acres and is proposed to develop with 50 single-family detached homes at a gross density of 1.76 units per acre and a net density of 3.30 units per acre with an average lot size of 13,444 s.f. The third phase consists of 10.66 acres and is proposed to be platted as one large lot that will be developed at a later date under a separate application by the property owner. This portion of the site is under separate ownership from the rest of the site and was previously illegally split off, therefore,it's ineligible for development until included in a subdivision to create a legal lot for development purposes. Existing Structures/Site Improvements: There are no existing structures or site improvements on this property other than a private drainage facility on Lot 6,Block 6. Page 8 Page 170 Item#9. Proposed Use Analysis: Single-family detached dwellings are listed as a principal permitted uses in both the R-2 and R-4 zoning districts per UDC Table 11-2A-2: Allowed Uses in the Residential Districts. Dimensional Standards (UDC 11-2A): Development of the proposed lots is required to comply with the dimensional standards of the R- 2 district in UDC Table I1-2A-4 and the R-4 district in(UDC Table 11-2A-5), as applicable. Subdivision Design and Improvement Standards (UDC 11-6C-3): Development of the subdivision is required to comply with the subdivision design and improvement standards listed in UDC 11-6C-3, including but not limited to streets and block face. Block faces are limited to 750' in length without an intersecting street or alley but may extend up to 1,000' where a pedestrian connection is provided as set forth in UDC 11-6C-3F.3. City Council may approve a block face up to 1,200' in length where block design is constrained by certain site conditions that include a large waterway or irrigation facility;block faces over 1,200 feet require a waiver from Council. A 90 degree turn in a roadway may constitute a break in the block face; however, overall pedestrian and vehicular connectivity will be considered when evaluating the appropriateness of block lengths greater than 750' in length—additional pedestrian and/or roadway connections may be required. The face of Block 3 exceeds 1,200' and does not provide a pedestrian connection other than the emergency access driveway which may serve as a pedestrian connection between the proposed subdivision and Shafer View Estates to the south. The Applicant requests City Council approval of the proposed block length due to existing site constraints that include the following: 1)the narrow configuration of the subject property; 2)the location of the McBirney Lateral, a large waterway/irrigation facility,that runs along the southern boundary and through the western portion of the proposed subdivision; and 3)the existing Shafer View subdivision that abuts the site to the south,south of the lateral,which does not include any pedestrian pathways or stub streets to this property.If not approved,the plat should be reconfigured to comply with this standard.An emergency access road for Fire Dept. is proposed between the end of the cul-de-sac and E. Shafer View Rd. but it's not a public access. The cul-de-sac length complies with UDC standards. Access(UDC 11-3A-3) Direct lot access is proposed via E. Shafer View Dr.,an existing local street along the southern boundary of the site, for the lots south of the McBirney Lateral;the lots north of the lateral will be accessed via two(2)accesses from E. Quartz Creek St., a planned collector street along the northern boundary of the site. The UDC(11-3A-3)restricts and limits access points to collector streets where access to a local street is available. Local street access is not available to the northern portion of the proposed development. Due to the configuration of the property,without the easterly second access,the cul-de-sac would exceed the maximum length standard of 500' allowed by the UDC(11-6C-3B.4). Therefore, Staff is supportive of the proposed accesses. An emergency access for the Fire Dept. is proposed between the cul-de-sac and E. Shafer View Drive. A public street connection is not proposed to E. Shafer View Dr. for several reasons, including the following: 1)residents in Shafer View Estates were strongly opposed to the connection; 2)modification to the McBirney Lateral would be necessary to design a public road in that location and the lateral is under the jurisdiction of the Bureau of Reclamation (BOR) and the process for modifications to their canal and an encroachment on their easement is very time consuming(i.e. 12+/-months)with no guarantees of approval; 3) approval from Nampa-Kuna Page 9 Page 171 Item#9. Irrigation District would also be needed has they have irrigation piping located in this area as well;4)a public road through that area would require a new pump system for the Shafer View Estates irrigation system as the road would go through the existing pump system—moving the pump system would also require moving/modifying a large BOR irrigation pipe that feeds the irrigation pump station; and 5)the cost of design and irrigation infrastructure work required to put in a public road is estimated to be $100,000.00 to$150,000.00(see Applicant's explanation for more detail). For these reasons, Staff does not recommend a connection is provided. Access to the R-2 zoned portion of the site is anticipated to be provided from the east as that portion of the site is planned to develop with the Apex development to the east. Direct lot access via S.Meridian Rd./SH-69 and E. Quartz Creek St. is prohibited. Parking(UDC 11-3C): Off-street parking is required to be provided in accord with the standards listed in UDC Table 11- 3C-6 for single-family detached dwellings based on the number of bedrooms per unit. The proposed street sections accommodate on-street parking on both sides of the streets for guests in addition to driveway parking spaces on each lot. Staff is of the opinion sufficient parking can be provided for this development. Pathways(UDC 11-3A-8): A 10' wide detached multi-use pathway is proposed as required within the street buffer along S. Meridian Rd./SH-69 per UDC 11-3H-4C.4 and the Pathways Master Plan. The pathway is required to be placed in a 14-foot wide public use easement,which shall be submitted to the Planning Division prior to submittal for City Engineer signature on the final plat(s)for Phase 1.If the pathway will be located entirely within the right-of-way, a public pedestrian easement is not needed. Sidewalks(UDC 11-3A-1 Sidewalks are required to be provided adjacent to all streets as set forth in UDC 11-3A-17. Where the multi-use pathway is required along S. Meridian Rd./SH-69,the pathway may take the place of the sidewalk. A combination of attached and detached sidewalks are proposed within the development as depicted on the landscape plan. Parkways (UDC 11-3A-1 : Eight-foot wide parkways are proposed along all internal public streets where detached sidewalks are proposed. All parkways should be constructed in accord with the standards listed in UDC 11- 3A-17E. Landscaping(UDC 11-3B): A 35-foot wide street buffer is required adjacent to S. Meridian Rd./SH-69, an entryway corridor; and a 20-foot wide street buffer is required adjacent to E. Quartz Creek St., a collector street, as proposed. Landscaping is required to be installed within the buffer per the standards listed in UDC 11-3B-7C,which require buffers to be planted with a mix of trees and shrubs, lawn,or other vegetative groundcover. Street buffer landscaping is proposed in excess of UDC standards as shown on the landscape plan in Section VII.C. Common open space is required to be landscaped in accord with the standards listed in UDC 11- 3G-3E. At a minimum, one tree per 8,000 square feet of common area is required to be provided along with lawn or other vegetative groundcover. Landscaping is proposed in excess of UDC standards as shown on the landscape plan in Section VII.C. Landscaping is required adjacent to the pathway along S. Meridian Rd./SH-69 per the standards in UDC 11-3B-12C. A 5' wide landscape strip is required on both sides of the pathway planted with a mix of trees, shrubs, lawn and/or other vegetative ground cover. The Landscape Page 10 Page 172 Item#9. Requirements table should include the linear feet of pathway with the required vs.proposed number of trees to demonstrate compliance with UDC standards. Landscaping is required within parkways per the standards listed in UDC 11-3A-17 and 11-3B- 7C. The Landscape Requirements table should include the linear feet of parkways within the development with the required vs.proposed number of trees to demonstrate compliance with UDC standards. There are existing trees on this site at the fronts of Lots 1-5,Block 6 along E. Shafer View Dr. If any of these trees are proposed to be removed,mitigation may be required per the standards listed in UDC 11-313-1OC.5. Contact the City Arborist,Matt Perkins,prior to removing any trees from the site to determine mitigation requirements. Noise Mitigation (UDC 11-3H-4D): Noise abatement is required for residential uses adjoining state highways as set forth in the standards listed in UDC 11-3H-4D. A 4-foot tall berm with a 6-foot tall solid wall by Simtek is proposed along S. Meridian Rd. as noise abatement as depicted on the detail on Sheet L1.0 of the Landscape Plan. Architectural elements are proposed to break up monotonous wall planes as required. A detail of the PFOPosed wall that demonstrates eomplinnee with the standffds listed in UPC 11 3H 4D should be submitted with the final plat foF the first phase of development-.Depicted on the revised landscape plan. Qualified Open Space(UDC 11-3 A minimum of 10%qualified open space meeting the standards listed in UDC 11-3G-313 is required for developments over 5 acres in size. Based on the area of the plat, 39.01 acres, a minimum of 3.90 acres of qualified open space is required. A total of 5.26 acres(or 18.55%) of common open space is provided within the overall development,4.05 acres(or 14.27%) of which is qualified per the standards in UDC 11-3G-3B, which exceeds UDC standards(see open space exhibit in Section VILD). Qualified open space consists of half the street buffer along S. Meridian Rd./SH-69, all of the street buffer along E. Quartz Creek St., 8-foot wide parkways, linear open space, and open grassy areas of at least 50' x 100' in area. Lot 9,Block 3 does contain a pond but it does not encompass more than 25%of the required open space area as required. The pond is required to have recirculated water and should be maintained such that it doesn't become a mosquito breeding ground as set forth in UDC 11-3G-3B.7. Qualified Site Amenities(UDC 11-3G1 A minimum of one(1) qualified site amenity is required for developments over 5 acres in size and up to 20 acres,with one(1)additional amenity required for each additional 20 acres of development area. Based on a total of 39.01 acres of development area, a minimum of one(1)qualified site amenity is required. A multi-sport court,tot lot, gazebo shade structure and segment of the City's multi- use pathway system is proposed in excess of UDC standards. Storm Drainage: An adequate storm drainage system is required in all developments in accord with the City's adopted standards, specifications and ordinances. Design and construction is required to follow Best Management Practices as adopted by the City. The Applicant submitted a Limited Geotechnical Engineeringeport for the subdivision. The preliminary plat depicts an existing private drainage facility and existing&proposed ACHD drainage facilities and easements. Page 11 Page 173 Item#9. Pressure Irrigation(UDC 11-3A-1 : Underground pressurized irrigation water is required to be provided for each and every lot in the subdivision as required in UDC 11-3A-15. Utilities (UDC 11-3A-21): Utilities are required to be provided to the subdivision as required in UDC 11-3A-21. Waterways(UDC 11-3A-6): The McBirney Lateral is a large open waterway that lies within a 41-foot wide easement along the southern boundary of the site and through the western portion of the site. Another waterway 38' wide) exists on the eastern portion of the site between the proposed R-2 and R-4 zoned property within r€eel wide NN Pa-ad B m easement;the Applicant verified with the Boise Project Board of Control that the waterway is not within an easement. This project is not within the flood plain. The UDC allows waterways such as this to remain open when used as a water amenity or linear open space as defined in UC 11-1A-1; otherwise,they are required to be piped or otherwise covered per UDC 11-3A-613. The decision-making body may waive this requirement if it finds the public purpose requiring such will not be served and public safety can be preserved. The Applicant is not proposing to improve the McBirney Lateral as a water amenity or linear open space but is proposing to install a 6-foot tall wrought iron fence along the waterway to deter access to the waterway and ensure public safety. The Applicant requests approval of a waiver from Council to allow the waterway to remain open and not be piped. The Applicant states the Boise Project Board of Control opposes any improvements within their right-of-way. The other waterway should be piped or improved as a water amenity or linear open space as required. Fencing(UDC 11-3A-6 and 11-3A-7)• All fencing is required to comply with the standards listed in UDC 11-3A-6C for fencing along waterways and the general fencing standards in 11-3A-7. A mix of 6-foot tall wrought iron and 6-foot tall solid vinyl fencing is proposed adjacent to common areas; 6-foot tall wrought iron fencing is proposed along the McBirney Lateral. There appears to be gaps in the fencing along the lateral on common lots that abut the waterway; fencing should be included in these areas to prevent access to the waterway and to ensure public safety. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual): Conceptual building elevations have not yet been prepared for this development. However,the Applicant did submit several sample photos of 2-story homes that will be similar to those constructed in this development, included in Section VII.E. Single-family detached dwellings are exempt from the design standards in the Architectural Standards Manual. Because homes on lots that abut S.Meridian Rd. and E. Quartz Creek St.will be highly visible,the rear and/or side of structures on lots that face those streets should incorporate articulation through changes in two or more of the following: modulation(e.g.projections, recesses, step-backs,pop-outs),bays,banding,porches,balconies,material types,or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from the subject public street. Single-story structures are exempt from this requirement. Page 12 Page 174 Item#9. VI. DECISION A. Staff: Staff recommends approval of the requested annexation and preliminary plat with the conditions noted in Section VIII per the Findings in Section IX. B. The Meridian Planning&Zoning Commission heard these items on February 4, 2021. At the public hearing,the Commission moved to recommend approval of the subject AZ and PP requests. 1. Summary of Commission public hearing: a. In favor: Jon Breckon,Breckon Land Design((Applicant's Representative) b. In opposition:None C. Commenting: Marvin Ward, Gayle Ward d. Written testimony: Mary Wall,Breckon Land Design e. Staff presenting application: Sonya Allen f. Other Staff commenting on application: None 2. Key issue(s) testimony a. Concern pertaining to safety of access to Lots 2-5,Block 6 accessed via Shafer View Dr. with the configuration of E. Shafer View Dr. and change in grade in that area; b. Preference for 1-acre lots to be provided on the south side of the McBirney Lateral consistent with adjacent existing 1-acre lots in Shafer View Estates. c. Applicant testified they are willing to add more landscaping at the entry to the development near the S.Meridian Rd./SH-69 and E. Shafer View Dr. intersection. 3. Ke, ids)of discussion by Commission: a. In favor of the provision of additional landscaping at the entrance of the subdivision at the intersection of S.Meridian Rd./SH-69 and E. Shafer View Dr. as offered by the Applicant; b. Possibility of reducing the number of homes in the area south of the McBirney Lateral (Lots 2-6,Block 6)to enhance safety in that area; C. Concern pertaining to lack of comments from ITD; d. Would prefer a better transition in lot sizes to the south, specifically Lots 15-17,Block 3 (maybe lose a loth e. Discussion regarding the proposed amenities; f. Opinion that the style and size of the proposed homes should be compatible with adjacent homes in Shafer View Estates. 4. Commission change(s)to Staff recommendation: a. At Staff s request, include a condition for the 38' wide slough/drain on the eastern portion of the site to be contained entirely within a common lot(s)with fencing_required on both sides of the drain consistent with the standards in UDC 11-3A-7A.7b per UDC 11-3A-7A.7a; b. At Staff s request, include a condition requiring the common lot(s)containing the slough/drain to have vegetative groundcover to prevent fire hazard and unsightliness if the waterway is piped; and, C. At Staff s request,modify condition#9 to allow the option for the waterways on the site to be improved as a water amenity as an alternative to being piped as allowed by UDC 11-3A-6C.2 with submittal of construction drawings&relevant calculations prepared by a qualified licensed professional registered in the State of Idaho that demonstrates compliance with the requirements for water amenities as defined in UDC 11-IA-1. d. Include a condition for the entrance to the subdivision at the intersection of S. Meridian Rd./SH-69 and Shafer View Dr. to be improved with additional landscaping as offered by the Applicant; Page 13 Page 175 Item#9. e. Include a condition for one(1)buildable lot to removed in the area of Lots 2-5, Block 6 south of the McBirney Lateral. 5. Outstanding issues for City Council: a. The Commission requested an ITD review of the project and comments prior to the Council hearing; comments from ITD are included in Section VIII.N, b. The Applicant's request for a waiver to UDC 11-3A-6 to allow the McBirney Lateral to remain open and not be piped; c. The Applicant's request for a waiver to UDC 11-6C-3F.3b to exceed the maximum block length allowed of 1,200' as allowed by UDC 11-6C-3F.4; and, d. The Applicant's request for a waiver to UDC 11-3A-3 to allow two (2) accesses via the collector street(E. Quartz Creek St.,) along the northern boundary of the site. C. The Meridian City Council heard these items on March 9",April 13t'and May 18t''-At the Public hearing on May 18t'', Council moved to continue the subject AZ and PP requests to the June l' hearing. 1. Summary of the City Council Public hearing: a. In favor: Jon Breckon,Breckon Land Design(Applicant's Representative) b. In opposition:None c. Commenting: Marvin Ward d. Written testimony: Charles Bovd and Deborah Bovd e. Staff presenting application: Sonya Allen f. Other Staff commenting on application:None 2. Key issue(s)of public testimony: a. Opposition to the lot sizes of the(4)lots accessed via Shafer View Dr.;would like lot sizes of at least 1-acre in size comparable with the 1 to 1.24-acre lot sizes in Shafer View Estates: b. Safety concerns pertaining to driveways so close to Meridian Rd. and the topography in that area which creates poor visibility because of the immediate incline from Meridian Rd.—requests the number of lots are reduced to 2 in that area to ensure no driveway_ s are placed near the top of the hill. 3. Key issue(s)of discussion by City Council: a. Council asked the Applicant if they were willing to pay their proportionate share for a right-turn lane as recommended by ITD—the response was ves,they are. Council would like more information from ITD in regard to when the turn lane would be constructed if funds are allocated for the improvement; what are future plans for widening/turn lanes for this area,how much money needs to be collected for turn lane before it's constructed?Does ITD have any other means of collecting funds for these improvements except through development. b. The safety of the access onto Shafer View from S. Meridian Rd./SH-69 and additional homes with driveways near the intersection conflicting with the topography in that area (incline from Meridian Rd.); C. The Applicant's request for a waiver to exceed the City_ 's maximum block face standards; d. The Applicant agreed to construct a right-turn lane if required by the City to ensure it's done in a timely manner rather than pay their proportionate share to ITD for the improvement. 4. City Council change(s)to Commission recommendation: a. Council continued this project to June 1st in order for Staff&the Applicant to work with ITD on northbound right-turn lane on S. Meridian Rd. onto E. Quartz Creek St. Page 14 Page 176 Item#9. (immediate need vs. long-term). See right turn lane exhibit submitted by the Applicant and conceptually approved by ITD in Section VIT F below. b. Council voted to include a DA provision requiring the developer to construct a northbound right turn lane on S. Meridian Rd./SH-69 onto E. Quartz Creek St. prior to issuance of the first building permit within the first phase of development in accord with ITD standards. C. Council approved the requested waivers to UDC 11-6C-3F to allow Block 3 to exceed 1,200 feet due to existing site constraints:to UDC 11-3A-6B to allow the McBirnev lateral to remain open and not be piped due to Council's finding that the public purpose requiring such will not be served and public safety can be preserved: and to UDC 11- 3A-3 to allow the two(2)proposed accesses via E. Quartz Creek St., a collector street. Page 15 Page 177 Item#9. VII. EXHIBITS A. Annexation Legal Description& Exhibit Map �1 Ifs 1p .,ACCURATE SURPETINS t IIAPfINS -A- ftitPlo- Annexation Land Destriptiorr A parcel of land being a(portion of the north Half of the Southwest Ouarter of Section 311 Township 3 North,Range 1 East of the Boise M-eridian,Ada County,Idaho and all of Lot 4,Block 1 of Shpfer View EstMs Subdivision as reowrdetl in lBook 64 pf PIS#.at Pages 9403 and 9404, Records of Ada Caunlp,said parcel is located in-the North Half of the Southwest Quarter of Section 31,Tuwrislhip 3 North,Range 1 East of the Boise Merldiinan,uda County+.Idaho,being more particularity de bed as folbws, BE:GINN ING at the found aluminum cap man ument at the tartar-amer common to Section 31.T3N,RIE and Section 36.T3N,R1W as perpetuated bV document 103052690.Records of Ada--aunty,from which the fnu nd brass cap at the bcwnship Downer common to Township 3 North.Ranges 1 East and I West and Township 2 North,Ranges S East and 1 west as perpetuated by document 20194)15470,Records of Ada County hears 5 CC 05'17"E a distance of 2669.99 feet; Thence H 83'57'19"Ea long the mid-seEbon line for a diisitance of 2507-75 feet to the northeast{Omer of said Lot 4; Thence S OW 17'00"W along the easterly line Qf swiW Lp#A for a dl5tanCe OF 1342-40 feeC Thence along the wulhi!riy boundary of said Lot 4 th a following fi courses and d istances= 1-) N 99'52'35"W for a d4stanoe of 130A0 fee, 2-) N 23'55'33"W far a distance of 174-53 feet; 3-) N 16'35'10'W fora distance of 254.88 feet; 4.) N 14'42'14"W for a distarrce of 194.52 feet; 5-) N 31'29'55"Vd for a distance of 113.67 feet; 6-) N gy°3X 47'°W fora distance of 147.74 feet; Th ence S 34'28'44"W for a dicta nce of ln43 feet to the mnterline-of E.Shafer mew Drive; Thence N S5'19 49"W along said cent-erline for a distance of IGD.09 feet; Thence leaving said canteellne N 34'41'11"E for a distance of 10753 feet; Thence alorig the sautherly boundaryofsaid Lot 4 the following 15 courses and distances; 1_) N 04'09'19"E for a distance of 90.81 feet; 2,) N 26'42'26"W fora distance of 85.32 feet; 3_) N 56'39'37"W fo4r a distance of 97.95 Beet; 4_) N 75'35'35"W for a distance of 90-f!B feet; r 1 B02 W.Hays St..:&ude 306-Erni9e,ID 83702•Phckw:2054504-227- www.socuratt eunrnarc.amn Page 16 Page 178 Item#9. �4, ACCURATE � r � e a � SURMEfl�l6 3 Ii�PPl�16 5_) N 86"33' 28" VV for a distance of 135.49 feet; 6_) 5 71'44'26"W for a distance of 111,98 feet; 7_) S 60°59' 28"W far a distance of 112.30 feet; &. N 76'52' 47" W for a distance of 210.54 feet; 9j 5 78'31'59"W for a distance of 45.73 feet; 10_) S 51`53' 13" VV for a distance of 147,64 feet; 11.) 5 65'24'ST W for a distance of 258.22 feet; 12.) 517'39'49"W for a distance of 98.75 feet; n_) S 03'59'SY E for a distance of 50,00 feet; $a-3$fetm 3 longzhc arc of a 275.00fout radIuscurve rlght h"nga central angle of 18'24' 12"and a long chord bearing N 84'38' 15'W a distance of M_00 feet; 1S.) 5 28'48'47"HIV for a distance of 206-91 feet to th-e centerline of E.Shafer View Drive; Thence along said centerline the following 4 tourers and distances., 1.1 103.63 feet along the are of a 500.00 foot radius curve right having a central angle of 91'52'2V and a long chord bearing N 47'59'54" VV For a distance of 103,44 f eet; 2.� N 42"01'36'' W for a distance of 107.12 feet; 1.) 83.86 feet along the arc of a 100,00 foot radius curve left having a central angle of 48"02'45"and a long chard beating N 86'02'56"W a distance of 91.42 feet; 44 5 89'55'39'W for a distance of 219_88 feet to the section line; Thence N 00'45' 17" W along the section line for a distance of 802_03 feet to the REAL P01NT Of BEGINNING, Parcel conta Ins 40.463 acres,more or ie5s- 1602 W. Hays St.,Suite 305 Boise_ ID 887W Phone;20"86422~7 www.arcuratesurweyars corn Page 17 Page 179 Item#9. AIVIVEXA TIOIV MAP PARCEL LYING 1N FHE N 112 OF ME SIN 114, .SEC 7701V 31, T.3N., R.1 E., B.M. 36 3i 714 COR, CP&- fNST. No.103052a80 N 89'57'18" E 2507,75' ^� M LOT 4 BLOCK 1 Cy N SHAFER VIEW ESTATES ZQ 40Aa3t ACRES co rrt —L1 t 05 L14 L 7,3 ; In ti� 1. 172 11 SCALE: 1"=300' O L6 ai z _j to fps a k L22 �+ g L25 Ca C 1 NOTE., SEE SHEET 2 FdR CC� ONE AND CURVE TA& S L a E. SHAFER VIEW DRIVE ° 11463 m L 1 LEGEND ANNEX BOUNDARY ACCURATE � ---------- SEC77QN LINE LINE m � T3N R1 W 38 3T T31V R2W � a , FOUND 3 i 1/2" BRASS CAP A40AI1MENT � r S L!R V E Y I H 6 & M A P P 11.P T2N RZ I W 1 8 r2N R2W r 7602 W.Hays Street#306 FOUND 2" ALUMNUM CAP y l t Boise,Idaho 83702 CP&F INST. No. 1A (208)488-4227 2019-01,5470 ❑ CALCUL I TED POINT q fR % www,accuratesurveyurs.mm Y1� SHEET I OF 2 JOB 20-227 Page 18 Page 180 Item#9. LINE TABLE LJKE BEARif4G D15TANCE L1 N 89'52'35 W 130.4[]' L2 N 23755'33" W 170-53' L-S N t 5'35'10" lk 254_68' L4 N 14'41'14" W 194-52' L-5 'N 31'29'55" W 113.67' Lb N 89'34'347" w 147-74' L7 S 34` 8'44" W 190.43' L8 N SY 118'49" W 100_09' 1-9 N 34741'}1" E 107.53' L10 N 04'00 19 E 90.81I i-11 N 26'4-2'26" W 65.32' L12 N 56730'37" W 87.95' L13 N 75.33'35" W 90.66' L1 d N 86'33'28" W 185.49' L15 S 71`44'26" W 113.68' L16 S 60'59'28" W 11 -aD' 1.17 N 76752'47" W 210-54' L113 8 78-31'59- W 45-73' L 1 9 S 51'-53'13" W 147-64' L20 S 65'.24'50" W 258-22' L21 S 17`40'26" W 98.75' L22 S 03'59'33" E 50-00' L23 S 28'48 47 W 206.97' L24 N 42'01 36 W 107.t 2' L25 S 89-.55-39" w 219,88' CUR VE TABLE CURVE ARC LENGTH RADIUS DELTA ANGLE CHORD BEARING CHDRD LENGTH C 1 88.35' 275.00' l T24 50 S a4730'15 E MOO' G2 103.153' 500-00' 11"52'2.8" K 475974 . 103.E C3 a3.86' M-00' 40'02'45 IN 65'02'58 W $1.4 4. ACCURATE 11463 2 � un4Erl$6 NrYrau s ' �602 w,klpyx�#max��05 Idaho 33702 Piro � wnw.accura�esunre�rarscorn I f J. I 1 SHEET 2 OF 2 JOB 20-227 Page 19 Page 181 Item#9. R-2 Legal Description: krn 9233 WEST STATE STREET I BUSE,11]83714 1 208-639.6939 j FAX208.639-693C January 6,2020 Project No.18-037 Legal Description Portion of Lot 4,Block 1 of Shafer View Estates Exhlhit A A psreel of land being a portion of Lot 4, Block 1 of 511hafor View Estates(Book 84 cf Plats,Pages 9403-94O4, records cf Ada County,I daho)which is situated in the North 112 of the Southwest 1/4 of SeCtipn 31rTorWnsfi ig 3 Murthr Range 1 East,goise fvteridlian,City of Meri{i8n,Ada cou nty,Idaho,and being more particu larly described as follows: BEGINNING at a SIR-Inch rebar marking the Center of said Section 31(aiso being the northeast corner of said Lot 4,Block 1),which bears N89°57'15"E a distance of 2,507.62 feet from an alurninum cap marking the West 1/4 Comer of said Section 31,t hence fo Ilowing t he easterly line of said North 112 of the Southwest 1/4, 540°16'52"W a distance of 1,342.44 feet(formerly 500'15'3WW a distance of 1/342.81 feet to the southeast corner of said N orth 112 of the 54uthw2st 1J4{afro being the scut heart corner of said Lot 4,Stork 11; Thence learning said easterly flee and fallow Mg the southerly I ine of Said Mort h 1/2 of the Soot hwest 114, N 89'S2'31"W a d lstanee Of 130.43 feet to the scut heart corner of Lot 13,Block 1 of said Shafer View Estates; Thence leaving said southerty II ne and foltowIng the boundary of Lot 4,Block 1 the fallowing courses: 1, N23"55'33"w(formerly M2TW32"wl a distance of 170.57 feet; 2, N15'35'10"W(formerly M1e36'09ffW4 a distance of 254.88 feet; 3, N14"41'01"W(formerly M14'42'00W a distance of 393.75feet; 4. N31`15'14'W(formerly M31'16'13-WU a distance of 214.54 feet to a found 1/2-inch rebar, 5- N8g'52'31"W(formerly N89'53'30 )a distance of 23.81 feet to a polptontha northerly line of the 41-foot wide WEIrney Lateral easement; Th ence leavIng the boundary of sa Id Lot 4,SIpCk 1 and following said northerly line the following courses: 1. M77'19'36"E a distance of 75.47 feet; 2_ N75'37'04"t a distance of 27.30 feet to a point on t he cerytedi ne of the 38-foot wide drain ditch easement shown on said Shafer Vlew Estates subdlvkslon plot; Thence leaving said northerly Erie and following sald centertirle the fvll4win8 courses; 1. N06°2V52"W a distance of'-51,79 feet; 2_ N17°26'2rW a distance of i-20,33 feet; 3. 1425°5009"W a distance of 63.96 feet; 4. N31741'30'W a dkstanoe of 99.39 feet; 5. N 50°03'15"W a distance of 94.54 feet; 6_ NS5°05'S9 W a distance of 124.96 feet; 7. N 51°4e3.g W a distance of 99.63 feet; S. N 151"3V51"W a distance of 33.43 fleet; 9. N 67"a5'46"W a distance of 68.04 feet to the northerly line of Salt[Nortb 1/2 of the Southwest 1/4 (also beingthe north"line cf said Lot 4,Block 1): ENGINEERS I SURVEYORS I PLANNERS Page 20 Page 182 Item#9. Tlrarnce lea wing said oe nterl ine and following so id northerly line,N89'571rE a distance of 799.30 feet to the POINT OF BEG INN ENG. Sold pa"contains 10."acres, more or less. kL r,Lt 1245 A 0F � L_ 181.116' I • b • Dt� PAGE 2 Page 21 Page 183 Item#9. F T89.30 Y P P -1 i S a 'ik t � F Y � 3 a th a T M �3 JPSPJ]L I]F/p Title; bate; 01-06-2020 Scale: 1 inch=200 feet File: Trw l: 10.661 Acres; 464381 Sq F ;Gomm n63.4107w 0.01 Feel: FYecision=U331449= P'eximew=39458 Feet 001-s00.1652w 1342.44 M-n77.1936e 75.47 015-n55.0559w 124.96 002-n69.5231w 130.43 009-n75.370416 2730 016wn53.4638w 94.63 003--n23.5533w 170.57 410--nO62852w 151.79 01 G .3$51 w 33.43 04 16.351 Ow 254_$,9 01 1= 172622w 120.33 013zo67A54(5w 0.04 005�=n 14.4 101 w 193.75 012=n25.5009w63-86 q)I 9=nVJ, 715e789.30 04(rt731.1514w 1144.54 013=06.4130w 99.39 CV-nS9.523I w 23.81 014=It5O.O3 I5w"54 Page 22 Page 184 Item#9. ACCURATE SO AVE I'IND I MAPP190 y � '�fRY1GE R4 Rezone Land Description A parcel of land being a portion of Lot 4,Block 1 of Shafer View Estates Subdivl sic n as recorded in Book 64 of Plats at Pages 9403 and 9404, Records of Ada County,said parcel is located in the North Half of the Southwest Quarter of Section 31,Township 3 North, Range 1 East of the Boise Meridian,Ada County, Idaho,being more particularly described as follows. BEGINNING at the found aluminum cajo rn on u ment at the C[,;arter Corner commontoSection 31,T31NI, R1E and SQrtien 36,T3N, R1W as{perpetuated by document 103C52680,Records of Ada County,from which the found brass cap at the township corner common to Township 3 North,Ranges 1 East and 1 West, arrd Township 2 North,Ranges 1 Cast and 1 West as {perpetuated by document 2019-015470, Records of Ada County bears S 00'05'17' E d distance of 2669.99 feet; Thence N 89'57' 18" E alongthe mid-sect I on line for a distance of 1718.45 feet to a set inch iron pin with a cap stamped PLS 11463; Thence S 67'05' 19"E for a distance of 68.04 feet to a set 5/8th inch iron pin with a cap stamped PLS 11463; Thence S 61'36'51"E for a distance of 33.43 feet to a set 5/&Dneh iron pin with a tap stamped PLS 11463; Thence S 51'46' 38"E for a distance of 99.63 feet to a set 5181 inch iron pin with a cap stamped PLS 11463; Thence 5 55'05'59"E for a distance of 124.96 feet to a set 5f 8th inch iron pin with a cap stamped PLS 11463; Thence S 50'03' 15"E for a distance of 84.54 feet.to a set 5/81h inch iron pin with a cap stamped PIS 11463; Thence S 36'41'30"E for a distance of 99.39 feet to a set S/Mh inch iruri pin witlk a cap stamped PLS 11463; Thence 5 25`54' 09'E for a distance of 53.86 feet to a set 5/Vb inch iron pin with a cap 51amped PLS 11463; Thence S 17' 26' 22"E fora distance of 120.33 feet to a set 5/8t"inch iron pin with a cap stamped PLS 11463; (CONTINUED ON NEXT PAGE) I IW2 W.Haya St_,Suite 305•Donee, ID 83702 • Phone:208-488-4227 www.accuratesurveyars_cam Page 23 Page 185 Item#9. *A rtr ACCURATE SURVEYING II: MA9fING Thence 5OF 28' 52" E for a distance of 151.79 feet to a set 5/81° inch iron pin with a cap stamped PLS 11463; Thence S 75'37'W W for a distance of 2730 feet to a set 5J81h inch iron pin with a cap stamped PLS 114,53; Thence 5 77*19' 36"W for a distance of 75.47 feet to a set 5/811 inch iron pin with a cap stamped PLS 11463; Thence N 99'38'35"W for a distance of 224.09 feet to a found 7:inch iron pin, replaced with a Set 518tn inch iron pin with a cap stamped PLS 11463; Thence S 34'28'44"W for a distance of 190,43 feet to the centerline of E-Shafer View Drive; stamped PLS 11463; Thence N 55' 18'49"W along said centerline fora distance of 100.09 feet,- Thence N 34'41' 11" IF for a distance of 107.53 feet to a set 5/81" inch Iron pin with a cap stamped PLS 11463; Thence N 04'O9' 19" E for a di9anre of 90-81 feet to a found M inch iron pin, replaced with a set 5/Slh inch iron pin with a rap stamped PLS 11463; Thence N 26'42'26"W for a distance of 85.32 feet to a found'A inch Iran pin, replaced with a set 5f8th inch iron pin with a rap stamped PI-S 11463; Thence N 56'39'37�W for a distance of$7.95 feet to a found' inch iron pin,replaced with a set 5/8tn inch iron pin with a tap stamped PLS 1141523; Theme N 75'35'35"W far a distance of 90.88 feet to a found )S Inch iron pin, replaced with a set 5f g`h inch iron pin with a cap stamped PLS 11463; Thence N 86"33' 28"W for a distance of 185-49 feet to a founcl inch iron gin, repiacEd with a set SlVh inch iron pin with a cap stamped PLS 11463; Thence S 71'4-' 26"W for a distance of 113.88 feet to a fou nd'A inch iron pin, replaced with a set 5f81" inch iron pitt with a cap stamped RLS 11463; Thence 5 6D'59' 28' W for a distance of 112.30 feet to a set 5/8" inch iron pick with a cap stamped PLS 11463; (CONTINUED ON NEXT PAGE) 1002 VV. Hays St.-Suite 305• Boise. ID 53702 • Phone: 206-488-4227 www.occk1 ratesu rveyors.cum Page 24 Page 186 Item#9. ACCURATE �. 4 SDRVEYIN8 $ MAPPINe s '�f�PY1C� T# ence N 76'52'47" bit for a distance of 210.54 feet to a found A inch iron pin, replaced with a set S/Mh inch iron pin with a cap stamped PLS 11463)- Thence S 78`31'59"VV for a distance of 45.73 feetto a found 14 inch iron pin,replaced with a set 5/8"n inch iron pin with a cap starnped PLS 11463; Thence 5 5V 53'13"W for a distance of 147.64 feet to a found YS inchr iron pin, replaced with a set 5/8'h inch iron pin with a cap stamped PLS 11463; Thence 5 65° 24'5V W for a distan:e of 258.22 feet to a found%inch iron pin, replaced with a set 518t1 inch iron pin with a cap stamped PLS 11463: Thence 517'39'W W for a distance of 99.75 feet to a found A Inch Iron pin,replaced with a set 5/81h inch iron pin with a cap stamped PL5114G3, Thence 503'5V 33' E for a distance of 50.00feet to a found inch iron pin, replaced with a set 51V inch iron pin with a cap stamped PLS 11463; Thence 88.39 feet along the arc of a 275.00 foot radius curve right having a central angle of 18' 24' 12" and a long chord bearing N 94'38' 15" W a distance of 88.00 feet to a set 5/81'inch iron pin with a cap stamped PLS 11463; Thence 5 78°48'47"W for a distance of 206991 feet tothe centerline of E.Shafer View Drive; Thence along said centerline 103.63 feet along the arc of a 500.00 foot radius curve right having a central angle of 11"52' 2V and a long chord bearing N 47'59' 54" W for a distance of 103.44 feet; Thence continuing N 42"01'36"W for a distance of 107.12 feet to a set 5/9"inch iron pin with a cap stamped PLS 11463; Thence contlnuIng83.36 feet along the arc of a 100,00foot radius curve left having a central angle of 48'02'45'and a long chord bearing N 66'02'Se W a distance of 3 1.42 feet; Thence 5 89`55'39"W for;�disown i2 of 2 19.98 feet to the centerline of S.Meridian (toad (State Highway 69); Thence N 00'0S' 17'W along said centerline for a distance of 802.03 feet to the REAL POINT OF BEGINNING. Parcel con#ain5 29.822 acres, more or less. fT 114 1-45-74 ' 3 � 1$o2 W. Hays St.,Suite 306 - Boise, Id 83702 •Phone:208-488-4227 - www.accuratesurveyors.com Page 25 Page 187 Item#9. R4 REZO1VE MAP PARCEL LYING IN THE N 112 OF THE SW 1A SECTION 31, T.3N., R.1E., B.M. OP&F INST. No. 114 COR. CP&F 100070D 36 3l INS No.103052660 N 89'57'18" E 1778.45' S_89'57'18" IN Pt5 4398 M LOT 4 BLOCK i 2 CA SHAFER VIEW ESTATEScli Cy Cp oar 29.822E ACRES � s L24 421 L20 fg r h L2J ��Z 7& o SCALE: 1"=300' �� r Q o rl6 01 co U t N NOTE: SEE SHEET 2 FOR �� r L12 L10 N N LINE ANO CURVE TA64ES ~ ^] w L28 1 v A o^ L31 C3 C 7� !� g N C AryO wma '� E. SHAFER VIEW DRIVE L 1146 3 s 1 .21 f9 R LEGEND BOUNDARY �LqN.D��G ------ SECTION LINE ' FOUND 3 1/2" BRASS CAP MONUMENT t I rr�bf ,ACCURATE T3N R7W 36 31 T3N R2W JR FOUND 2" ALUMINUM CAP m SURVEYING $ MAPPING *306 T2N RP W_1 T2N FOUND 1/2" IRON PIN, REMOVED d 6 R2W AND REPLACED NTH 5/8" IRON AN, � � 1602 Mays Street P"ALLIUNUM CAP, PLS 11463 ti Bomise,Idaho 202 CP&F INST Na �; (2087 488.4227 2019-015470 O SET 518"IRON PIN 2" ALUM. CAP, PLS 1 f463 ,P E wmv.accuratewrveyors.com ❑ CALCULATED POINT ER Y 1 C SHEET 1 OF 2 JOB 20-227 Page 26 Page 188 Item#9. LINE TABLE LINE BEARING DISTANCE L i S 67`05'19" E 68.04' L-2 S 61'36'51" E 33.43' L3 S 51'46'38" E 99-63' 1_4 S 55'05'59" E 124.96' L5 5 5G"03'15" E 84.54' L6 S 36'41'30" E 99-39' L 7 S 25'50 09" E 63.86' L8 S 17'26'22" E 120.33' L9 5 06'28'52" E 151.79' L10 S 7535'46" L 1 i S 77 19'36" W 75.47 L 12 N 89'38'36" W 124.09' L 13 S 34'28'44" W 190.43' N, 55'18'49" W 100-09 L 15 N 34741 11 E 107.53' L16 N 04'09'19" E 9a.51' L17 N 26'42'26" W 85.32' L I S N W39'37" W 87-95' L19 N 75'35'35" W 90.88' L20 N BV33'28" W 1 MAT L21 S 71'44 26 W 1 13-88' L22 S W59' 8" W 112-30' L23 N 76 52'47" W 210.54' L24 S 78'31'59" W 45.73' L25 S 51'53'13" W 147-64' L26 S 6524'5{1" 1W 258.22' L27 S 1739'49" W 98.75' L28 S 03'58'33" E 55.00 L29 5 28'48'47 W 206.91 L30 N 42'01'36" W 1 D7.12' L31 S 89'55'39" W 219-88' CURVE TABLE GLJRVE ARC LENGTH RADIUS DELTA ANGLE CHORD BEARING CHORD LENGTH c 1 8&36' 275.00' 1 T24'50" S 84'38'15" £ 98.04' C2 103.63' SOD.00 11'52 2B N 47'59'54" W 103-44` C3 83.86' 100,00' 48'02`45" 8 56'02'58" E 91-4Z' L Ar, ACCURATE 1146,3 � � 16p7 W.�says Skreet��06 , ,1 Or.%P Boise.Idaho 93702 4 P &14L t4$)488,422? It xrnw a€rura"urweyors€om 5HEET 2 OF.2 109 2W Page 27 Page 189 Item#9. B. Preliminary Plat&Phasing Plan (date: 11/i�20 3/9/2021) PLAT LEGEND - -,-� CONTACTSrtv FOR CO\-RUCCTIION i TYPICAL 417 R.O.W.ROAD SECTION i F-'-t—• r_ � '—t-'-1 - o•.•, R�,�• NOTES (T I ICINITY MAP R 3 w-. .�o i - ��rT"1-1 0� I " co .� �X\ DEVELOPMENT INFORMATION co O a i 8 r FE wLu MMER _ 3�w lu co + � - -------------------- " PRELIMINARY PLAT PP1.0 ITI I IT T1 I I I 61AN — — Ph4L9E 1 PHASE 2 I � 'S PHASING MAPPage 28 Page 190 Item#9. C. Landscape Plan(date: 5��^7�0 2Y2 M 3/9/2021) 7,17 � I m ,a o, SHAFER VIEW TERRACE MERIDIAN,IDAHO Y `- Page 29 Page 191 Item#9. � I "" r' � PROJECT INFORMATION •�,n iCITY OF MERIDIAN� -""�-�1~�( \ 1 _ LANDSCAPE REQUIREMENTS Z�=% w a o 22 Er to ` ERALL LANO LANDSCAPE NOTES "��"<�""•' �•rc "�'. e _ ....e.w."mv......,...w....,m.e .� 4 "-.t. . BERM ADJACENTTO MERIDIAN ROAD2 t M I lie uj� Lu z $ NO4 BLOCKS ROCK a, ¢d W 20 . 19 Zyj0 w>o g �D. APE E _ WL •! LANDSCAPE LEGEND CALLOUf LEGEND w.;,:m` 2 ® r Page 30 Page 192 Item#9. wrcixi�.�esc¢ i :mac -71' flf OCK L S��ifi iI i� _ � I z a lam 3>�z It a —= — -- --II — --- — — } 5 LU wi¢w a r 'RF AREA PREPARATIDNaNQTES. =w MCI j LANDSCAPE LEGEND CALLOUT LEGENDNt �� ----_ anrre ru—re..l,w.r.wi.rn,x.r.i.. 'n��uii�`•iwnwwrizrs mxeem�inwn.ie.�e wnA warmam yy cc i S T w H i Lu y cc �81zw .i ND PEP IN-AREA THREE I a y-a - WEED ABATEMENT NCTES` _ cr(U< 'p LAND9CAPE LEGEND CALLCU4 LEGEND 4W F Page 31 Page 193 Item#9. LANDSCAPE LEGEND e T30 m IafI� .1.�.1 640CK3 :^,a:;_��'• Q' 'lif�:iR"L"��•,'yiC P.:s:�. Q 12 . w �A 14 15 5 '. max....-.,:.......,.. O p m W T--- I - - - - >W �� LLZLL LU �ffA FOUR 1T PLANTER REpCl1T EDGE Z eWRCUGHT IRON FENCE L1¢ 946�".Z.T$ES1i �r F_ __ _ __ _ __ __ __ __ __ -- - LANDSCAPE LEGEND a.� m 0N e�lt��1'1 it =17 ®. cALLDLIr LEGEND LLI 12 ® 3 f�Z 1} n wa¢W ud�xo� LLJ moff— TOPSOIL NOTES PIT ,��MAP � —� L 5 Page 32 Page 194 Item#9. LANDSCAPE LEGEND130 .::. gum Y 1 CALLOLIT LEGEND 91 a o n, 4 to Z o : 'MC Q six �T- - r W 'y V axmaemwiiercnwwen."�cA.aees 1 � /1 VINYLWFENGE PANEL �� 2 L1.6 —\wmsm�ii—__—__—__—__—__ -—__—__—__—__—__--- LANDSCAPE LEGEND GALLDLfT LEGENDED z W N W y ¢p ¢w 5;,r w LZ ,X � CL WLLJ �z F I L4NOSCA pRp SEVEN a rA�1K Y _ Ll7 9 Page 33 Page 195 Item#9. STORMWATER POND REVEGFTAT!ON REQUIREMENTS mazamLm I fill ep �4., ""'° ta^'•^ °' '^• •. „• w �"',•,e,,,,,,,.,o� ��BOl1LDER INSTALLATION .�3 DECIDUOUS TREE PLANTING O¢ �a ."�' ,'•`.. SIT"'"'"�. �` _ _. .,...- ....,e_._,s.«_ _ Z W 2 m mw ....,.... � A� and: �=� &W W 3 t / ' ! �......,w..a, ..K.,w.,.:.,,..«„a«,�. TREE MITIGATION:.n,�.,�„ y a^^ e _ - �•.. # •�.._„ .._,•„��.�r.r.,,µr�_...., �T�F.�., - mom.' N DETAIL, 2..a MwCONIFEROUS TREE PLANTIpN,�G�� L1.8 Page 34 Page 196 Item#9. SIM TE{FENCE 133C WEST 400 NORTH ORE M.UT B4057 TOLL FREE:1466-64"M Sim- Tek" PHONE:(841}655-6236 FENCE FAX:(2O1)8%-W40 wi w,slmt@Mrx g,wcn PAST rIENTERS SANE STONE PATTE-.d:A-- slcE J= LiI I W ISC%ETRICb1EN' r I o � I L � � -AWNDUrYEL 4 1 tKILINDLEVEL 7Q26' S-I-FENER LENGTH POST 1HjI.S'1EGLI.�GEGALVANI� STEEL SilFFENERASTMASII00 u }a 10'•12' Gv5 NOLEDMETER ��NCRC-rOCTING CIAVETER 11Y TO 12•IL9N, +l4=7C'_2�CCEP1%.IVACCCFMANCEsN - .CV1 CQ4DITIQW.-CODR.Aft€TJOVARC r,,A.- 5*riLINEAR LCi4CENSITYPULYETHYLENE KlILDW PRACTICES PUZTIC:L aE]. ELEVATICNVIEIN ACTU.1-PANEL DIMENSIONS:72•N a89,76M PkfLMIGHT 5&LOP TOLERANCES ARE f.V lull& 1.L2 aATENTS 7,47E,7971T.MllW FCREIGN'ATENTS PENCIMC, 2. INSTALLATION TOEEMAPIETED11ACCORCA%ICC MA4.-ACTURER'SSPECIFICATIM. 3.ALL CIMEN€KMARE CMIDERED TRUE ANDtC-FLE7 LUNUFACTVRER'S SPEGF1CAIKIN€, 4. DO NOT SCALE DR4WM. S,OONTFLKTOR9 NOTE,PORIMOVCTAND COMPANY NFORMATION VISIT www,Cp.DwaIhoowKn REFERENCE NUMBERASR24n7, IMTEK FENCE MOD LHOW124r 10EMgM L5 HXE!W A]i�-0O REVISION DATE M&NW2014 Page 35 Page 197 Item#9. D. Open Space Exhibit(dated: '7%0 3/9/21) CITY OF MERIDIAN OPEN SPACE REQUIREMENTS X COMMON OPEN SPACE � As DEFINED BY 7HE 1-�VIAX Rrbulsr>'a £�2E2 IAX.II�°J C,00E REiiiIIIYEMEHiS f5m 6 1 Ml[O 2WJ 4(E83 AG) apfiq 79l3As QUALIFIED OPEN SPACE A5 DE*IIM BY 7HE MMUTAH BF72 VLC.II�l6-S GOGE i�QUIREMEHTS I�'J,SA�{�.84 AC.1 IY476Y f4A5 AC.1 ID% 14.27% LANDSCAPE LEGEND QoLlf-im OFM srh= QUARTZ CREEK ST. AREA--46,181)SQ.FT- I== _�e.sE7 so.Ff. AR7A=E.9a3 Ga.F-. - 1 'J, I -F �. Lil LLL I V _ ___ 4.593 SO.FT. AREA--MAGI)SQ.F- J., LL AREA=60,655 SYl FT- D cr w .� SHAFER VIEW NORTH PROJECT #20021 MERIDIAN, IDAHO OPEN SPACE EXHIBIT X1,0 Page 36 Page 198 E. Conceptual Building Elevations .. .... .... Page 37 ate•." � - w f Item#9. F. Right-Turn Lane Exhibit r -*--OHP HP OR — E CUM"CREEK aT. E :-:-: IIII IIII IIIIIIII� so is _ m I II II — sp so I� IIIIII I — sp s❑ I exlsnnc 60`R.e.w. I I I I II I C I I=IaoPosEo"ar 12.o.w: '' I I I I II I sp i,8 52 ,s II �Isl I I I I I 11 ,.IIII ` IIIIJIII � ILI • ��-� �3'13' 1Hill 0' 14' 10 m e W W 31 - IIII .': IIII III � III = III ExI5TIN6 Eo�.E of ASPHALT �-��- '+ III III PROPOSEP EP E 0 ASPHALT III+1 PROP05FP 50R7z9W PITCH PROPOa€P R.O.N.PEPIGATION...•.i ••' IIII^ Armcl•46DT 5F �: CONCRETE TiIPE}YN.K..�_.. PROP05FI?ear+ IIII IIII a IIIIIIIII IIII IIII _ =_ P. !fl lfl w !I1 Jfl I pd 11! 72 ! f ! Ar :445611 _ �: IIIIII I = I1lplll M m I •,''I;I I I I .�IIIIIIII i �J ;`r IIII �reo a sP 6 � g� 1 fffrzlll� � s�:r=ao•-0• SHAFER VIEW TERRACE SUBDIVISION 922&2' S_.._ MERIDIAN,ID RIGHT TURN LANE Page 38 Page 200 Item#9. VIII. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION 1. A Development Agreement(DA) is required as a provision of annexation of this property. Prior to approval of the annexation ordinance,a DA shall be entered into between the City of Meridian and the property owner(s)at the time of annexation ordinance adoption. 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. Development of the subject property shall be generally consistent with the preliminary plat,phasing plan, landscape plan and conceptual building elevations. b. A 10-foot wide multi-use pathway is required to be constructed along S.Meridian Rd./SH-69 in a public use easement in accord with UDC 11-3H-4C.4. c. Noise abatement is required to be provided within the street buffer along S. Meridian Rd./SH-69 in accord with the standards listed in UDC 11-3H-4D. d. A final plat shall be recorded that includes Lot 1,Block 7 prior to any development occurring on the property. e. The developer shall construct a northbound right-turn lane on S.Meridian Rd./SH-69 onto E. Quartz Creek St.prior to issuance of the first building permit in the first phase of development in accord with ITD standards. 2. Development of the subject preliminary plat shall be consistent with the phasing plan included in Section VII.B. 3. The final plat shall include the following revisions: a. Include a note prohibiting direct lot access via S. Meridian Rd./SH-69 and E. Quartz Creek St. b. ;the shall be revised to eemply with these standards unless ether-wise approved by-Gil, Geuneil.,4 waiver;s requested was approved by Council to exceed the maximum blockface allowed of 1,200feet to allow the blockface as proposed. eepupen let(s).Depicted on revised plat. d. Remove one(1)L.,,;1,1able lot i the. aio� o f Lots 2 C T21eek 6 south.f the _ �LQCTITL1Zli�Z�G'iiSG'y^V1T]OTTZ 7'�iVG1iV'7�TCG1ZVrGIZ�+�PIriDllTir+� r Depicted on revised plat. 4. The landscape plan included in Section VII.0 shall be revised as follows:o a. inelude r-e"ir-ed vs. pfevided ..ber- ft fees.Done b. Inelude 6 feet tall wr-eu&ir-on feneing on eemmen lots th4 abut the MeBifaey Lmer-al Done Page 39 Page 201 Item#9. c. laelude a detail of the befm and wall r-equir-ed for-noise abatement along S. Mer-idian Rd.,IS14 69 that demo liance with the standafds listed in UDC 11 3 H 4 D. Done d. P&44n:q,prior to removing any,treesftoni the i9ke t-e determine mitigagen ivquirements. Done Done the eemmen let(s) eentainifte the dr-ain to prevent fire hazard md t+nsiW4414ess.Done g. Depict additional landscaping at the entrance to the subdivision at the intersection of S. Meridian Rd./SH-69 and Shafer View Dr. as offered by the Applicant. Il:iCG'IIIV41a12e (1)'77Li2QnDZe lot 12r'the iZGTI2iL'_y^'Pr Lots L-7, IQGISV south o the 2Y2riD11TiC4 .Done 5. A 14-foot wide public use easement shall be submitted to the Planning Division for the multi- use pathway along S. Meridian Rd./SH-69 prior to submittal of the Phase 1 final plat for City Engineer signature. If the pathway is located within the right-of-way, a public use easement is not required. 6. Future development shall be consistent with the minimum dimensional standards listed in UDC Tables 11-2A-4 for the R-2 zoning district and 11-2A-5 for the R-4 zoning district.. 7. Off-street parking is required to be provided for all residential units in accord with the standards listed in UDC Table 11-3C-6 based on the number of bedrooms per unit. 8. The rear and/or sides of structures on lots that abut S.Meridian Rd. and E. Quartz Creek St. shall incorporate articulation through changes in two or more of the following: modulation (e.g.projections,recesses, step-backs,pop-outs),bays,banding,porches,balconies,material types, or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from the subject public street. Single-story structures are exempt from this requirement. 9. All water-ways on this site shall be piped unless ethefwise waived by City Getmeil as set fe ,.,T•' Tzar-vDG 11 3A 6B. As anaitemc'ltiye the, ,ate f. a-y y be loft open;f iffl,,.,-,.ye ., a ,ate f a-menit y as de fi ie i UPC 1 1 1 A 1 (s also UPC 1 1•4 A G �\ ��n-�-r�e�r,��n �-�ZT The Applicant requests a waiver from City Council to allow the McBirney Lateral to remain open and not be piped} which was approved by City Council. 10. The pond is required to have recirculated water and shall be maintained such that it doesn't become a mosquito breeding ground as set forth in UDC 11-3G-3B.7. IX. PUBLIC WORKS 1. Site Specific Conditions of Approval 1.1 The angle of sanitary sewer pipe going into and out of manholes needs to be minimum of 90-degrees. 1.2 All sanitary sewer manholes require a 14-foot wide access path that meets City requirements. Page 40 Page 202 Item#9. 1.3 Sanitary sewer manholes should not be located in curb and gutter. 1.4 Add an 8-inch water mainline in Crystal Creek Way, and stub to the north for future connection. 1.5 The water mainline needs to be 12-inch diameter in Prevail Way,portion of Terrace Ridge Dr,portion of Terrace Ridge Circle and south out to E Shafer View Rd. 1.6 A street light plan will need to be included in the final plat application. Street light plan requirements are listed in section 6 of the City's Design Standards. A future installation agreement and funds are required for the required streetlights on S. Meridian Road pursuant to Section 6-4 B. of the Meridian Design Standards. 1.7 The geotechnical investigative report for this development,prepared by Materials Testing &Inspection, dated 02/10/2020, does not indicate a specific concern with regard to groundwater. Applicant shall be responsible for the adherence to the recommendation presented in this report. 2. General Conditions of Approval 2.1 Sanitary sewer service to this development is available via extension of existing mains adjacent to the development. The applicant shall install mains to and through this subdivision; applicant shall coordinate main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.2 Water service to this site is available via extension of existing mains adjacent to the development. The applicant shall be responsible to install water mains to and through this development, coordinate main size and routing with Public Works. 2.3 All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. Where approved by the City Engineer, an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-3B. 2.4 Upon installation of the landscaping and prior to inspection by Planning Department staff, the applicant shall provide a written certificate of completion as set forth in UDC 11-313- 14A. 2.5 A letter of credit or cash surety in the amount of 110%will be required for all incomplete fencing, landscaping, amenities,pressurized irrigation,prior to signature on the final plat. 2.6 The City of Meridian requires that the owner post with the City a performance surety in the amount of 125% of the total construction cost for all incomplete sewer, water infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The applicant shall be required to enter into a Development Surety Agreement with the City of Meridian.The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 2.7 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20% of the total construction cost for all completed sewer, and water infrastructure for a duration of two years.This surety amount will be verified by a line item final cost invoicing provided by the owner to the City.The surety can be posted in the form Page 41 Page 203 Item#9. of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 2.8 In the event that an applicant and/or owner cannot complete non-life,non-safety and non- health improvements, prior to City Engineer signature on the final plat and/or prior to occupancy, a surety agreement may be approved as set forth in UDC 11-5C-3C. 2.9 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to the issuance of a plan approval letter. 2.10 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.11 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.12 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.13 All grading of the site shall be performed in conformance with MCC 11-1-4B. 2.14 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill,where footing would sit atop fill material. 2.15 The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 2.16 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.17 At the completion of the project, the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 2.18 Street light plan requirements are listed in section 6-7 of the Improvement Standards for Street Lighting (http://www.meridiancity.org/public_works.aspx?id=272). All street lights shall be installed at developer's expense. Final design shall be submitted as part of the development plan set for approval, which must include the location of any existing street lights. The contractor's work and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. Contact the City of Meridian Transportation and Utility Coordinator at 898-5500 for information on the locations of existing street lighting. 2.19 The applicant shall provide easement(s)for all public water/sewer mains outside of public right of way (include all water services and hydrants). The easement widths shall be 20- feet wide for a single utility,or 30-feet wide for two. The easements shall not be dedicated via the plat, but rather dedicated outside the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement(on the form available from Public Works),a legal description prepared by an Idaho Licensed Professional Land Surveyor, which must include the area of the easement (marked EXHIBIT A) and an 81/2" x I I" map with Page 42 Page 204 Item#9. bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor.DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted,reviewed,and approved prior to signature of the final plat by the City Engineer. 2.20 Applicant shall be responsible for application and compliance with and NPDES permitting that may be required by the Environmental Protection Agency. 2.21 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Water Department at(208)888-5242 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources. 2.22 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact the Central District Health Department for abandonment procedures and inspections. 2.23 The City of Meridian requires that pressurized irrigation systems be supplied by a year- round source of water (MCC 9-1-28.C.1). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to development plan approval. 2.24 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. C. FIRE DEPARTMENT https://weblink.meridiancity.orglWebLink/DocView.asp x?id=219456&dbid=0&repo=MeridianC hty D. POLICE DEPARTMENT https:llweblink.meridiancity.orglWebLinkIDocView.aspx?id=220250&dbid=0&repo=MeridianC Lu E. PARK'S DEPARTMENT https:llweblink.meridianciU.orglWebLink/DocView.aspx?id=222017&dbid=0&repo=MeridianC ity F. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO(COMPASS) https:llweblink.meridianciU.org/WebLink/DocView.aspx?id=220261&dbid=0&repo=MeridianC iv G. CENTRAL DISTRICT HEALTH DEPARTMENT https:llweblink.meridianciU.orglWebLink/DocView.aspx?id=220014&dbid=0&repo=MeridianC iv H. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ) Page 43 Page 205 Item#9. https://weblink.meridiancity.ory WWebLink/DocView.aspx?id=220034&dbid=0&repo=MeridianC hty I. WEST ADA SCHOOL DISTRICT(WASD) https://weblink.meridiancity.org/WebLinkIDocView.aspx?id=220564&dbid=0&repo=MeridianC ky J. COMMUNITY DEVELOPMENT SCHOOL IMPACT ANALYSIS https://weblink.meridianciiy.org/WebLink/Doc View.aspx?id=221041&dbid=0&repo=MeridianC ky K. BOISE PROJECT BOARD OF CONTROL https://weblink.meridianci(E.ofg WWebLinkIDocView.aspx?id=219526&dbid=0&repo=MeridianC iv L. ADA COUNTY DEVELOPMENT SERVICES https://weblink.meridianci(E.org/WebLinkIDocView.aspx?id=219424&dbid=0&repo=MeridianC iv M. ADA COUNTY HIGHWAY DISTRICT(ACHD) https://weblink.meridiancity.org/WeUink/DocView.aspx?id=222031&dbid=0&repo=MeridianC Lu N. IDAHO TRANSPORTATION DEPARTMENT(ITD) https://weblink.meridiancity.org/WeUink/DocView.aspx?id=222250&dbid=0&repo=MeridianC itE X. FINDINGS A. Annexation and/or Rezone(UDC 11-5B-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 City Council finds the proposed zoning map amendment to R-2 and R-4 and subsequent development is consistent with the Comprehensive Plan. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The City Council finds the proposed map amendment will allow for the development of single-family detached homes which will contribute to the range of housing opportunities available within the City consistent with the purpose statement of the residential districts. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The City Council finds the proposed zoning map amendment should not be detrimental to the public health, safety and welfare. Page 44 Page 206 Item#9. 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 the proposed zoning map amendment will not result in an adverse impact on the delivery of services by any political subdivision providing public services within the City. 5. The annexation(as applicable)is in the best interest of city. The City Council finds the proposed annexation is in the best interest of the City. B. In consideration of a preliminary plat,combined preliminary and final plat,or short plat, the decision-making body shall make the following findings: 1. The plat is in conformance with the Comprehensive Plan; The City Council finds that the proposed plat is in substantial compliance with the adopted Comprehensive Plan in regard to land use, density and transportation. (Please see Comprehensive Plan Policies in, Section V of this report for more information) 2. Public services are available or can be made available and are adequate to accommodate the proposed development; The City Council finds that public services will be provided to the subject property with development. (See Exhibit B of the Staff Report for more details from public service providers) 3. The plat is in conformance with scheduled public improvements in accord with the City's capital improvement program; Because City water and sewer and any other utilities will be provided by the development at their own cost, the City Council finds that the subdivision will not require the expenditure of capital improvement funds. 4. There is public financial capability of supporting services for the proposed development; The City Council finds there is public financial capability of supporting services for the proposed development based upon comments from the public service providers (i.e., Police, Fire, ACHD, etc). (See Section VIII for more information) 5. The development will not be detrimental to the public health,safety or general welfare; and, The City Council is not aware of any health,safety, or environmental problems associated with the platting of this property. ACHD considers road safety issues in their analysis. 6. The development preserves significant natural, scenic or historic features. The City Council is unaware of any significant natural, scenic or historic features that exist on this site that require preserving. Page 45 Page 207