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Alden Ridge Subdivision (H-2022-0059) Findings CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW C�f[EFI N:- , AND DECISION&ORDER In the Matter of the Request for Annexation of 24.8-Acres of Land with the R-4(20.35 Acres) and R-8(4.45 Acres)Zoning Districts; and Preliminary Plat Consisting of 65 Building Lots and Ten(10) Common Lots on 21.7-Acres of Land for the Alden Ridge Subdivision,by Tall Timber Consulting. Case No(s).H-2022-0059 For the City Council Hearing Date of: December 6,2022 (Findings on December 13,2022) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of December 6,2022, incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of December 6,2022, incorporated by reference) 3. Application and Property Facts(see attached Staff Report for the hearing date of December 6, 2022, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of December 6, 2022, 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 ALDEN RIDGE H-2022-0059 - 1 - 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of December 6,2022,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 and 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 December 6, 2022, 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 11-6B-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 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. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR ALDEN RIDGE H-2022-0059 -2- 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. Judicial Review Pursuant to Idaho Code § 67-652 1(1)(d), if this final decision concerns a matter enumerated in Idaho Code § 67-6521(1)(a), an affected person aggrieved by this final decision may,within twenty-eight (28)days after all remedies have been exhausted, including requesting reconsideration of this final decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as provided by chapter 52,title 67, Idaho Code. This notice is provided as a courtesy; the City of Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA. F. Notice of Right to Regulatory Takings Analysis Pursuant to Idaho Code §§ 67-6521(l)(d) and 67-8003, an owner of private property that is the subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory takings analysis. G. Attached: Staff Report for the hearing date of December 6,2022 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR ALDEN RIDGE H-2022-0059 -3- By action of the City Council at its regular meeting held on the 13th day of December 2022. COUNCIL PRESIDENT BRAD HOAGLUN VOTED COUNCIL VICE PRESIDENT JOE BORTON VOTED COUNCIL MEMBER JESSICA PERREAULT VOTED COUNCIL MEMBER LUKE CAVENER VOTED COUNCIL MEMBER TREG BERNT VOTED COUNCIL MEMBER LIZ STRADER VOTED MAYOR ROBERT SIMISON VOTED (TIE BREAKER) Mayor Robert E.Simison 12-13-2022 Attest: Chris Johnson 12-13-2022 City Clerk Copy served upon Applicant, Community Development Department,Public Works Department and City Attorney. By: Dated: 12-13-2022 City Clerk's Office FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR ALDEN RIDGE H-2022-0059 -4- EXHIBIT A STAFF REPORT C: E IDIAN -- COMMUNITY DEVELOPMENT DEPARTMENT HEARING 12/6/2022 Legend DATE: Project Location TO: Mayor&City Council FROM: Joe Dodson,Associate Planner 208-884-5533 SUBJECT: H-2022-0059 Alden Ridge Subdivision ------ LOCATION: 6870 N. Pollard Lane and the three(3) parcels to the north and east,directly east of SH 16 and directly south of the Phyllis Canal at the northern edge of the Meridian area of City impact,in the NE _ 53 1/4 of the SW 1/4 of Section 21, Township 4N, Range 1 W. I. PROJECT DESCRIPTION Request for Annexation and Zoning of approximately 24.8 acres of land with a request for the R-4 (20.35 acres)and R-8 (4.45 acres)zoning districts and a Preliminary Plat consisting of 65 building lots and 10 common lots on approximately 21.7 acres of land in the requested zoning districts,by Dave Yorgason, Tall Timber Consulting. NOTE: The Applicant has also requested Alternative Compliance to the required landscape buffer requirements adjacent to State Highway 16; the Director has approved this request per the analysis in Section V and the findings in Section IX below. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage AZ—24.8 acres; PP—21.7 acres Future Land Use Designation Low Density Residential(LDR,up to 3 du/ac Existing Land Uses County residential Proposed Land Uses Detached Single-family Residential Lots(#and type; 75 total lots—65 residential building lots and 10 bldg./common)) common lots Phasing Plan #ofphases) 2 phases Number of Residential Units 65 single-family units Density Gross—2.97 du/ac. Pagel Description Details Page Open Space (acres,total Approximately 3.18 acres of open space proposed [%]/buffer/ ualified) (approximately 14.4% Amenities Four(4) amenities are proposed—swimming pool, picnic area,pathway network, and dog waste stations. Neighborhood meeting date May 26,2022 History(previous approvals) No application history with the City B. Community Metrics Description Details Page Ada County Highway District • Staff report(yes/no) Yes • Requires ACHD No Commission Action es/no Access Access is proposed via new local street connections to Pollard Lane,an (Arterial/Collectors/State existing street(partially private and public)at the southwest corner of the Hwy/Local)(Existing and property. Pollard Lane accesses SH 20/26 through a future public road access Proposed) southeast of the site(N. Rustic Oak Way). Access to all proposed homes is shown from new internal local streets. Stub No existing stub streets.Applicant is proposing two stub streets with this Street/Interconnectivity/Cross project; one to the east boundary and one to the southern boundary. Access Existing Road Network No, except Pollard Lane and Old School Lane,private streets. Capital Improvements Meridian North:Bikeway Signage/Community Improvement project is scheduled in the IFYWP Plan/Integrated Five Year to include establishing new bikeway corridors with wayfinding/bikeway signage,from N.Black Cat Road, crossing State Highway 20/26/Chinden Boulevard to N. Long Lake Way Work Plan construction in 2026. Black Cat Road is listed in the CIP to be widened to 5-lanes from McMillan Road to Chinden Boulevard between 2036 and 2040. The intersection of Black Cat Road and Chinden Boulevard/US 20126 is listed in the CIP to be widened to 5-lanes on the north leg,5-lanes on the south,7-lanes east,and 7-lanes on the west leg,and signalized between 2026 and 2030. The intersection of Star Road and Chinden BoulevardIUS 20I26 is listed in the CIP to be widened to 5-lanes on the north leg, 5-lanes on the south, 7-lanes east, and 5-lanes on the west leg,and signalized between 2031 and 2035. Fire Service • Distance to Fire 3.3 miles from Fire Station#5. Station • Fire Response Time The project currently lies outside of the Meridian Fire response time goal of 5 minutes. Future development of public roads may assist in reducing response times in this area. • Resource Reliability Fire Station#5 reliability is 85%(above the goal of 80%) • Accessibility Proposed project meets all required road widths and turnaround dimensions but requires a secondary emergency access to construct more than 30 homes. Water&Wastewater Page 2 1 1 1 - • - • .. � ' Celle la Irve J ��, - - _ -= ■�_- all 1.1 . o - 1 W � - • r - j nnum �11111\lII llllll 111• I�- Irri,: _a nnmml J liti 3, • n 11 6� 11 3 �� '-_ o ljlw �I :mnun•�iit mw mnumnn�__�-e e- '� �1,� llllll llllll � -111111 llllll��• -` - 11.111111� -■ . III.111111 �� • � � 11.11114 -_ �� •�.�.�� I11.111111� I ' II111111111 I • � /////( 111111111111111111 CHINDEN 111111111111111111 ��i■ �~ IIIIIIIIIIIIIII llllll .......� 11111 IiaaGi. 11111 nn_e,Inllln 2` � f, �f ��Ul:>Ir1__,nuun IIr -Ili 1117 n iii mrr 1:tl qlq ,p' 'hnry/ =.IGiGIN .m 1j- U J:re_=nu= U1•:11:, �unno all.- �.�,�- Ia -_-nu �� =�•• 1 m�.��Ii11111Y� i� _11111■iiiii-`'�mm��-�Illjn�„ =�I111111Y� y I � 11 y I nm n111111111111 IIu1111�-_.� {��_ n Irr� _ 1: . . IIIIIIIIIIIIIIIIIIr�llrrnrrr■ - = W ..... 1 1 , • , 11 B. Property Owner: Kyle Enzler,Ryenn Holdings,LLC—2610 E. Jasmine Lane,Meridian,ID 83646 C. Representative: Same as Applicant IV. NOTICING Planning& Zoning City Council Posting Date Posting Date Newspaper Notification 10/19/2022 11/20/2022 Radius notification mailed to properties within 500 feet 10/13/2022 11/17/2022 Site Posting 10/23/2022 11/28/2022 Nextdoor posting 10/13/2022 11/18/2022 V. STAFF ANALYSIS A. Future Land Use Map Designation(https://www.meridiancity.org/compplan) Low Density Residential(LDR)—This 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. Density bonuses may be considered with the provision of additional public amenities such as a park, school, or land dedicated for public services. The subject 22 acres is located at the northern edge of the Meridian area of city impact(AOCI) and includes four(4) county parcels containing three(3)rural county homes. The largest home located at the northeast corner of the project is proposed to remain while the other two homes are shown to be removed upon development of the site. The subject site abuts SH 16 on its west boundary and the Phyllis Canal along the entire north boundary which limits any connectivity to the north or west. To the east, two county residential parcels exist and will remain with their new access being to the south through an approved development(Pollard Subdivision). South of the subject development is the aforementioned Pollard Subdivision that is zoned R-8 directly abutting the site and C-G south of that; this development was approved as a mixed-use development consisting of residential and flex space/commercial uses. The subject property is designated as Low Density Residential on the future land use map consistent with surrounding large lot development to the north and east and is a transition from the mixed-use designations along Chinden/SH2O126 to the south. The Applicant is proposing 65 building lots on approximately 21.7 acres of land which constitutes a gross density of 2.97 units per acre, near the maximum density allowed within the LDR designation. The Applicant is proposing two zoning districts within the development to better transition from the R-8 zoning to the south R-8 zoning is proposed along only the building lots abutting the south boundary with the remaining area proposed with the R-4 zoning district. The minimum building lot size proposed is approximately 5,500 square feet which exceeds the 4,000 square foot minimum lot size for the R-8 zoning district along the south Page 4 boundary. Within the R-4 area, the minimum building lot size is approximately 8,000 square feet, at the minimum lot size for the zoning district(there are a number of lots along the perimeter of the project that exceed the minimum lot size requirement). To further help transition from the development to the south, the Applicant is proposing a 30 foot wide buffer with a walkingpath along the entire south boundary; Stafffinds this buffer and the proposed zoning designations to be an adequate transition from south to north. The adjacent county parcel to the east is approximately 4.6 acres in size with the home located on the east third of the property, approximately 230 feet from the east property line of this project. In addition, the submitted plat depicts a total offour(4) building lots and a stub street along the east boundary. One of these lots is a large estate lot while the other three comply with the minimum lot sizes of the requested zones. Because of the proposed design and the location of the existing county home, stafffinds the proposed site design offers adequate transition to the east. The Phyllis Canal and SH 16 are located wholly outside of the subject project boundary so no direct transition is required as these features are delineations themselves. However, due to the anticipated noise from SH 16, some form of transition and/or buffering should occur along the west boundary.According to the submitted plans, 6 building lots are proposed adjacent to the shared west property boundary with the one remaining home located at the very northeast corner of the site. Code requires a minimum 35'landscape buffer from this project to SH 16 which is shown on the submitted plans. Therefore, the rear lot lines of the proposed homes are no closer than 130 feet to the edge of the pavement for SH 16 and future homes should be even further from the highway after setbacks and building placement are included. Stafffinds proposing less lots along this boundary should minimize the number of homes most affected by any noxious effects from the highway. The proposed development is located at the north edge of the City's AOCI with an approved but undeveloped project to its south as its path to annexation and public street access.Access to the site is a main point of discussion and analysis with this project and timing of development is integral to its success because there are currently no public streets constructed to the subject development from existing public roads. There is existing right-of-way(ROW)from the subject -- - tl .v : �_ �• ,F,. - .. :LA Q0.,OBIIVISIOH ® � YEJHIBIT - - ------ - ----- ------------- - - - 11 Page 5 site to Chinden but no physical road within the ROW. This will persist until Brighton constructs Waverton east-west through their site and connects to Pollard Lane at the west boundary.According to the Applicant,Alden Ridge will connect to Pollard Lane with Brighton's first phase of development for its required public street access but full construction (curb,gutter, and sidewalk) of the Brighton owned segment of Pollard will not occur until phase 2;phase 1 of Pollard Subdivision has received final plat approval and does not include the noted segment of Pollard Lane(see blue box below): The roads outlined in black in the exhibit above are part of Pollard phase I and have received final plat approval whereas the roads outlined in red would be part of phase 2 and have not received final plat approval.ACHD has stated within their report that they will not approve any final plat for Alden Ridge until a public road(Waverton Drive) is constructed to the project for access(see Exhibit VIII.H). Therefore, this development is contingent upon the construction of the adjacent project to the south. Commission and Council should determine if development of this project constitutes orderly growth and satisfies the Comprehensive Plan and City code despite being contingent upon another development for access and sewer infrastructure. Staff recommends a DA provision around the timing of development consistent with ACHD and UDC 11-3A-3 for access to the project. Further analysis is below in subsequent sections. The City may require a development agreement(DA) in conjunction with an annexation and rezone pursuant to Idaho Code section 67-6511A.In order to ensure the site develops as proposed with this application, Staff recommends a DA that encompasses the land proposed to be annexed and zoned with the provisions included in Section VIII.A1. The DA is required to be signed by the property owner(s)/developer and returned to the City within 6 months of the Council granting the rezone and annexation approval.A final plat will not be accepted until the DA is executed and the AZ ordinance is approved by City Council. B. Comprehensive Plan Policies(https:11www.meridiancity.o- Icompplan): The applicable Comprehensive Plan policies are cited below with Staff analysis in italics. "Encourage a variety of housing types that meet the needs,preferences, and financial capabilities of Meridian's present and future residents."(2.01.02D). Staff finds the proposed design to develop this site with two large estate lots, a majority R-4 development, and a transitional row of R-8 lots promotes a diverse set of housing options that should meet the needs,preferences and financial capabilities of future residents. "Establish and maintain levels of service for public facilities and services,including water, sewer, police,transportation, schools, fire, and parks" (3.02.01G).All public utilities are not currently available for the project site due to its location being at the north rim of the City's AOCT Specifically,Alden Ridge is dependent upon Pollard Subdivision to the south for sewer and public road access. There are anticipated and approved improvements in this area that will provide City sewer to the property with Brighton constructing a lift station with phase I of Pollard Subdivision; water will be provided to the project from Veolia (Suez) Water and not the City of Meridian. In conjunction with the timing of utility development,ACED has noted they will not approve a final plat for this project without a public road being constructed to the subject site. This future connection should occur with phase I of the Pollard Subdivision to the south where an existing segment of Pollard Lane resides within public ROW and will connect to the new east- west road, W. Waverton Drive. Staff has concerns regarding the construction timeline for the required public road access to Alden Ridge. Staff finds the existing development does not provide for appropriate levels of service for this project but the planned development of the immediate area should create appropriate conditions Page 6 for levels of service to and for this proposed project. Staff has included provisions regarding the timing of this development with the noted and anticipated hurdles. "With new subdivision plats,require the design and construction of pathways connections, easy pedestrian and bicycle access to parks, safe routes to schools, and the incorporation of usable open space with quality amenities."(2.02.01A). The proposed project will construct sidewalks within the entire development and extend public roads to adjacent underdeveloped county parcels for future connectivity. There are no nearby schools but the submitted plans show adequate pedestrian access to the proposed open space and amenities within Alden Ridge. Future public road connectivity will also allow for easy and safe pedestrian and vehicular access to commercial development planned along Chinden Boulevard, SH 20126 to the south. Staff anticipates both customer and employment opportunities to be nearby the subject development. "Require new development to establish street connections to existing local roads and collectors as well as to underdeveloped adjacent properties."(6.01.02C). The Applicant is proposing to construct new local streets within this development that stub to underdeveloped properties to the east and provide connectivity through the mixed-use project to the south, Pollard Subdivision. However, as discussed, the timing to establish these street connections is not entirely clear due to the project to the south not currently being complete and no existing public road connection to Chinden exists. The Applicant is coordinating with the adjacent developer to the south but the fact remains Alden Ridge development is directly tied to the development of Pollard Subdivision to the south for public road access. For this reason, Staff supports the internal circulation and the proposed stub street locations but has concerns regarding the overall connectivity to nearby roadways and their timing of construction. Staff finds this development to be generally consistent with the Comprehensive Plan but notes the important access deficiencies that exist at this time. C. Existing Structures/Site Improvements: According to GIS imagery,there are three(3) existing homes and several outbuildings within the project boundary. Staff understands the home located in the northwest corner of the site, located on the proposed Lot 13,Block 1, is to remain while the other two homes and outbuildings will be removed. In addition,there is a private street(W. Old School Lane)that exists along the entire southern boundary and provides access to the two county parcels to the east, 6854 and 5500 W. Old School Lane. According to City GIS imagery, it does not appear that this private lane is within the subject project boundary but has confirmed with the Applicant that it is in fact within the property lines. Further analysis on this is below in the Access section. Located at the southwest corner of the property,there is currently a cul-de-sac for Pollard Lane that was utilized when it was a private street;this cul-de-sac now has public right-of-way over it as it is intended to provide public street access to this development. However,the cul-de-sac and a large area of the existing right-of-way is not needed anymore as the design of this project has shifted to the east to accommodate a future Veolia(Suez)Water well site(Lot 5,Block 1)where the cul-de-sac is currently located. The remaining area of the right-of-way that is no longer needed will be vacated at a later date with ACHD; the Applicant should provide the City proof that the right-of-way has been vacated with the submittal of the first final plat application. D. Proposed Use Analysis: The proposed use is detached single-family residential with a minimum lot size of approximately 5,500 square feet and an average lot size of approximately 6,000 square feet,based on the submitted plat(Exhibit VII.B). This use is a permitted use in the requested R-4 and R-8 zoning Page 7 districts per UDC Table 11-2A-2. The Applicant has noted the development is expected to develop in two phases with a majority of the development occurring within phase 1 (48 lots in phase 1 and 17 in phase 2). Staff supports the proposed phasing plan because it includes a majority of the open space,pedestrian and vehicular connectivity, and both zoning designations. No common driveways or alleys are proposed within this development. E. Dimensional Standards(UDC 11-2): The residential lots are shown to meet all UDC dimensional standards per the submitted plat.All lots are shown to meet the minimum lot size and minimum street frontage requirements for each zone. In fact,nearly all of the lots within the subdivision are proposed to be larger than the minimum lot size and with at least 10 more feet of frontage than code requires for each zone. For example,the R-8 lots are shown with at least 50 feet of frontage (40 feet is required)and the R-4 lots are shown with at least 70 feet of frontage, except one lot that is proposed with 65 feet of frontage (60 feet is required). In addition,the subject development appears to comply with all Subdivision Design and Improvement Standards outlined in UDC 11-6C-3. F. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual): The Applicant submitted conceptual building elevations for the proposed detached single-family homes.Note that detached single-family homes do not require Design Review approval,therefore Staff does not review these for compliance with any architectural standards. The submitted elevations depict a number of different architectural design variations of both farmhouse and modern style homes. The homes are depicted with varying roofprofiles, building materials, and window designs.All of the images depict some form of side-loaded garages which allows the streetscape to include more building fagade instead of being garage dominated. Overall, Stafffinds the submitted elevations to show high quality and attractive detached single- family homes. However, there is concern the submitted conceptual elevations depict homes that will not fit on the R-8 lots so Staff is requesting additional elevations that are confirmed to fit on the proposed R-8 lots. Page 8 G. Access(UDC 11-3A-3, 11-3H-4): As discussed within the Comprehensive Plan section above, access to the subject site is concern of Staff due to the required timing component and the fact the subject development is wholly dependent upon development of Pollard Subdivision to the south. Existing ROW exists from Chinden to the southwest corner of Alden Ridge via a small segment of Pollard Lane(a previous private lane)but most of this ROW does not include any road at this time. Pollard Subdivision No. I is approved and will include the extension of W. Waverton Drive from the east within Fairbourne Subdivision. The below image depicts the ROW(shown in pink)versus the actual location of the existing roadways(gray asphalt)with the overlay of the planned improvements (burgundy lines): � unKCPo Ci:. - I W HIHLrNI FAL\[1R 3 3. — r 9 _ W rgrvnsmR� — �I W WAVERTOH❑R � z 3 w3 Once Waverton is constructed with Pollard Subdivision No. 1,ACHD will approve the phase 1 final plat for this development, according to their staff report. Beyond the noted access from off-site,access for the development is proposed via a new local street(shown as W. Scoria Court) connection to Pollard Lane at the southwest corner of the property.All building lot access is proposed to internal local streets shown as 33 feet wide within 47 feet of ROW,consistent with ACHD standards. Further,two stub streets are proposed; one to the east property line and one to the south property line. The stub street along the south property line is planned to be extended by Pollard No. 2 in the future but will be constructed as a temporary secondary emergency access from Waverton to the new local street with phase I of the subject development. This secondary access is required by the Meridian Fire Department in order to construct more than 30 homes. The stub street to the east property line will be extended in the future should the adjacent underdeveloped county parcels ever redevelop. In addition to access for the properties within the subject application,W. Old School Lane is also the access to the two county properties east of the subject site. The Applicant has shown an alternative access for these properties by maintaining a portion of Old School Lane along the Page 9 south boundary that connects to the proposed stub street to the south boundary;this access is proposed to remain until such time that phase 2 of Pollard Subdivision develops to the south and constructs a public road to the east terminus of Old School Lane as their permanent access, as approved with the Pollard Lane Subdivision preliminary plat. All of these improvements are noted within the access exhibit in Exhibit VILD below. H. Parking(UDC 11-3C): Off-street parking is required to be provided in accord with the standards listed in UDC Table II- 3C-6 for single-family dwellings based on the number of bedrooms per unit. Staff will confirm compliance with these standards at the time of building permit submittal for each residence.Note that there is opportunity for on-street parking where there are no driveways because the internal streets are proposed as a 33-foot wide street sections. Further, due to the relatively low density and wide building lots,there should not be number of driveways placed close together that limit on-street parking typically seen within higher density developments. I. Sidewalks(UDC 11-3A-17): A combination of 5-foot wide attached and detached sidewalks are proposed along the internal local streets consistent with UDC and ACHD requirements.No multi-use regional pathways are required or proposed within the development as the Phyllis canal along the north property line is not located within the project boundary. The Applicant is also proposing micro-paths throughout the site for access to the proposed open spaces and Staff specifically notes their inclusion within linear open space along the south boundary as well as within between the row of homes in Block 2 that runs north-south and adds a pedestrian loop between two local streets. The proposed sidewalks and micro-paths comply with UDC standards;therefore, Staff is supportive of the proposed pedestrian network of Alden Ridge Subdivision. J. Landscaping(UDC 11-3B): There are no collector or arterial streets adjacent to the subject development so no street buffers are required that are typical in most subdivisions. However, a portion of the west project boundary abuts ITD right-of-way for SH 16 and requires a 35-foot landscape buffer per UDC 1I- 2A-5 for the R-4 zoning district as it is depicted as an entryway corridor(no portion of the R-8 lots abut this right-of-way). The required buffer should be landscaped per the standards in UDC Table 11-3B-7C and UDC 11-3H-4 because it is adjacent to a state highway. In addition, all landscape areas should be landscaped per UDC 11-3B-5,the general landscaping standards. Lastly, according to the submitted plans,the Applicant is proposing micro-paths which should be landscaped in accord with UDC 11-313-12 standards. The Applicant is showing a common lot along the west boundary that is 20 feet in width and does not comply with the required width of 35 feet. Due to the existing location of the home and mature trees, a required easement by the water company along the rear of the building lots, and the relative limited number of homes along the highway(6 building lots), the Applicant has requested Alternative Compliance (ALT) to the location of the buffer and its required width on the subject property—the Applicant is not requesting to reduce the actual buffer width but to shift it over the west property line so that 20 feet is on the subject property and 20 feet is within the ITD right-of-way.According to the submitted narrative, the Applicant states that ITD has approved the inclusion of landscaping within their ROW as they have excess area that will not be used for future road widening. In addition, ITD has included additional requirements surrounding the approval of the proposed buffer location;for example, the requirement for ITD to be able to access any SH 16 landscape areas from within the subdivision and not along the highway for safer access. Staff is supportive of this request because the actual buffer width Page 10 proposed is S feet larger than the minimum requirement, it will allow for existing mature vegetation to remain, and allow for a wider berm and more dense landscaping to be placed along this frontage offering more noise and fume mitigation than if the buffer was solely on the subject property. Specific ALT findings can be found in the findings section of this staff report, see Section LY As discussed above, the required 35 foot landscape buffer is due to the SH 16 frontage being an entryway corridor. Per UDC 11-3B-7C.3, entry way corridors require additional landscape design than typical landscaping. For example, additional vegetative ground cover beyond that of grasses and additional landscape features are required to meet UDC standards. Landscape features may include berms at a three-foot minimum height, decorative landscape walls, decorative open vision fencing, or a dry creek design with river rock, boulders, etc. are acceptable to meet this standard. The Applicant is proposing trees in excess of code with the combination of a berm and wall but there is no exhibit depicting the style of the wall and no other elevated landscape features are proposed. In order to comply with the entryway corridor standards, the Applicant should add additional features as outlined above; Staff has included a condition of approval to comply with this standard. As discussed, the Applicant has proposed linear open space and micro paths around and through the development. These areas should be landscaped in accord with UDC 11-3B-12 with trees at least every 100 linear feet and include other vegetative ground cover. According to the submitted landscape plans, the Applicant is proposing trees in excess of code requirements with sod throughout; additional vegetative ground cover is required in accord with UDC 11-3B-12. The Applicant should revise the landscape plans to depict the required revisions with the relevant final plat applications. The Applicant is also proposing a relatively short segment ofparkways near the north end of the site in front of Lots 14-22,Block 1.According to the submitted landscape plans, the proposed parkway includes one tree per lot and is 8 feet wide, consistent with UDC requirements. K. Fencing(UDC 11-3A-6, 11-3A-7): All fencing is required to comply with the standards listed in UDC 11-3A-7. According to the submitted landscape plans, the Applicant is proposing two types of fencing throughout the site, vinyl privacy fencing and vinyl semi privacy fencing, in addition to proposing a masonry wall at the top of the berm along the west boundary adjacent to SH 16. Staff finds the locations of all of the proposed fencing to comply with UDC requirements. However, the type of semi private vinyl fencing shown within the submitted landscape plans do not comply with the exhibits depicted with the UDC that requires the solid portion to be no more than 4 feet in height and the top 2 feet must be at least 80%open-vision. The Applicant is required to revise this type of fencing shown on the submitted plans with future final plat applications. In addition, the Applicant is proposing a berm/wall combination along the SH 16 frontage at the northwest property boundary and notes the wall to be approximately 4 feet in height with a 4-foot to 5-foot tall berm; therefore, the combined height of the berm/wall is approximately 8-9 feet in height. UDC 11-3H-4, development along state highways, is applicable in this area of the project because of the frontage with SH 16. Code requires the berm/wall combination to be a minimum of 10 feet above the centerline of the highway. Therefore, the applicant should revise the height of the proposed berm and wall to comply with the UDC. Page 11 L. Open Space and Amenities(UDC 11-3G): The proposed project is approximately 21.7 acres in size requiring a minimum amount of open space based on the requested zoning. Per UDC Table 11-3G-3,the R-4 area requires a minimum of 12%qualified open space and the R-8 are requires a minimum of 15%open space. Because both zones are located within the same project,it is anticipated all of the open space is to be shared and the total open space required is based on the calculations of combining the minimum required. Per the calculations,the minimum amount of qualified open space required is 2.77 acres,approximately 120,661 square feet. According to the submitted plans,the Applicant is proposing 4.1 acres of common open space with 3.18 acres of this area as qualified open space, exceeding the minimum amount required. The proposed 3.18 acres equates to approximately 14.4%qualified open space for the overall project. There are three main open space areas proposed within Alden Ridge, the centralized common open space area, the linear open space along the southern boundary, and the linear open space in the west half of the site with Block 2. The large central open space area is approximately 52,000 square feet in size and is the largest common area within the project. The Applicant has proposed multiple micro paths throughout this open space for easy pedestrian access. The linear open space along the southern boundary is approximately 30 feet in width and over 1,000 feet in length. This linear open space is shown with trees and a micro path for an added pedestrian element and will also act as a buffer between this project and the project to the south, Pollard Subdivision, that is approved with higher density housing than what is being requested with Alden Ridge. The other areas noted as qualified open space include half of the buffer area to SH 16 and a portion of the future well site lot at the southwest corner of the project that is at least 5,000 square feet in size. Both of these areas are allowed to count towards the qualified open space per the UDC. Because of the pedestrian connectivity and the general locations and uses of the open space, staff supports the proposed qualified open space. UDC 11-3G-4 dictates the minimum amenity points required for projects over 5 acres in size. The project size of 21.7 acres requires a minimum of four(4)amenity points(1 point for every 5 acres). According to the submitted plans and narrative,the Applicant is proposing the following amenities worth 9 amenity points: a picnic area(2),pathways(2),two dog waste stations (1), and a swimming pool(4). According to UDC Table 11-3G-4,the proposed amenities and their point value is correct and exceed UDC requirements for a project of this size. Consistent with the overall design of the open space, the Applicant has proposed to place the swimming pool with changing facilities and a picnic area near each other and within the large centralized open space lot, Lot 13, Block 3. The two dog waste stations are located in separate areas of the site for ease of access to both the east and west half of the project. Lastly, the proposed micro paths are located throughout the development and add multiple pedestrian connections through the project that are not located adjacent to the street. Based on the proposed site design and zoning, Staff supports the proposed amenities. A Utilities (UDC 11-3A-21): The Applicant is proposing and is required to extend sanitary sewer services to adjacent parcels to the east for future connectivity.No other connectivity options are available due to the Phyllis Canal located along the entire north property line and a segment of SH 16 along a portion of the west boundary.Water service for this project will be provided by Veolia(Suez)Water and not the City of Meridian. Public Works has reviewed the subject plans for compliance with their standards and finds them to be in general compliance except for specific conditions outlined in Section VIII.B of this report. Page 12 As discussed throughout this report, sewer service for this development is not yet available and must be provided to this site via construction of the adjacent development to the south, Pollard Subdivision. Further, a lift station is also required to service this area for both Pollard Subdivision and this subject development,Alden Ridge. In short, the subject development is wholly contingent upon the construction and completion of the adjacent project to the south. VI. DECISION A. Staff: Staff recommends approval of the requested annexation and preliminary plat applications with the requirement of a Development Agreement per the conditions of approval in Section VIII of this report per the Findings in Section IX of this staff report. B. The Meridian Planning&Zoning Commission heard these items on November 3,2022.At the public hearing,the Commission moved to recommend approval of the subject Annexation and Zoning and Preliminary Plat requests. 1. Summary of Commission public hearing_ a. In favor: Dave Yorgason,Applicant Representative; John Peterson,neighbor, b. In opposition:None C. Commenting: Dave Yorgason; John Peterson; d. Written testimony: None e. Staff presenting application: Joseph Dodson,Associate Planner f. Other Staff commenting on application: Bill Parsons,Planning Supervisor. 2. Key issue(s)of public testimony a. Support for project due to proposed density and general lot sizes; 3. Key issue(s)of discussion by Commission: A-. Fencing questions re ag rding lots surroundingopen space areas; b. Commission supported the proposed density and lot sizes because they saw the proposed project to provide adequate transition and would blend in well with the existing character of the neighborhood. 4. Commission change, (s)to Staff recommendation: a. None 5. Outstandin issue(s)ssue(s) for City Council: a. None C. The Meridian City Council heard these items on 12/06/2022.At the public hearing,,the Council voted to approve the subject AZ and PP request. 1. Summary of the City Council public hearing: a. In favor: Dave Yorgason and John Peterson b. In opposition:None c. Commenting: Noted above d. Written testimony: None e. Staff presenting application: Bill Parsons f. Other Staff commenting on application: Joe Bongiorno 2. Key issue(s)of public testimony: a. None 3. Key issue(s)of discussion by City Council: a. Fire response times. b. Timing for the construction of the infrastructure(well lot, sewer lift station, and public street extension)to serve the proposed development. Page 13 4. City Council change(s)to Commission recommendation: a. None Page 14 VII. EXHIBITS A. Annexation and Zoning Legal Descriptions and Exhibit Maps: ACCURATE SURVEYING SURVEYING & MAPPING s£q P 0 Job No.22-197 Annexation Description A parcel of land lying in the Southwest Quarter of Section 21,Township 4 North,Range 1 West of the Boise Meridian and being more particularly described as follows: Commencing at the found 2 inch aluminum cap monument in asphalt at quarter corner common to Sections 21 and 28,T 4 N,R 1 W from which the found 2 inch aluminum cap monument in asphalt at the corner common to Sections 20,21,28 and 29,T 4 N,R 1 W,bears N 89'27' 17"W a distance of 2609.48 feet;thence N 89'27' 17"W along the section line for a distance of 1304.74 feet to the west sixteenth corner common to Sections 21 and 28;thence N 00'34'56"E along the sixteenth line for a distance of 1317.29 feet to a found 5/8 b inch iron pin with a 2 inch aluminum cap stamped PLS 11463 at the southwest sixteenth corner of Section 21 and the POINT OF BEGINNING; Thence N 89'27' 18"W for a distance of 25.00 feet to the centerline of N.Pollard Lane; Thence N 00'29' 13"E along said centerline for a distance of 365.15 feet; Thence N 89°30'47"W along said centerline for a distance of 33.33 feet; Thence S 83'33'30"W along said centerline for a distance of 55.00 feet; Thence S 85'48'43"W along said centerline for a distance of 36.25 feet to a found aluminum cap monument on the southeasterly right-of-way of State Highway 16; Thence N 68'56'21"W for a distance of 155.65 feet to the centerline of State Highway 16; Thence along said centerline 770.84 feet along a curve to the right,said curve having a radius of 10,000.00 feet,a central angle of 4°25'00"and a long chord bearing N 28'30'55"E a distance of 770.65 feet; Thence S 60'34'55"E for a distance of 159.30 feet to a found 4 inch brass cap monument on the southwesterly line of the Phyllis Canal; Thence along said line the following 8 courses and distances: 1.) along a curve to the right 60.81 feet,said curve having a radius of 340.00 feet,a central angle of 10°14'52"and a long chord bearing S 74'09'59"E a distance of 60.73 feet to a found 5/8u'inch iron pin with a 2 inch aluminum cap stamped PLS 11463; 2.) S 670 00'00"E for a distance of 244.90 feet to a found 5/8th inch iron pin with a 2 inch aluminum cap stamped PLS 11463; t 1520 W.Washington St.,Boise,ID 83702 Phone:208-488-4227 www.accu ratesurveyors.corn Page 15 ACCURATE SURVEYING $ MAPPING t S£q u t t' Job Ito.22-197 3.) S 67°00'46"E for a distance of 47.31 feet to a found 5/8th inch iron pin with a 2 inch aluminum cap stamped PLS 11463; 4.) S 61°59' 06"E for a distance of 202.70 feet to a found 5/8th inch iron pin with a plastic cap labeled PLS 5710; 5.) S 53°06'27"E for a distance of 109.48 feet to a found 5/8th inch iron pin with a plastic cap labeled PLS 5710; 6.) S 520 52'46"E for a distance of 107.17 feet to a found 5/8th inch iron pin with a plastic cap labeled PLS 5710; 7.) S 66°52'05"E for a distance of 184.95 feet to a found 5/8th inch iron pin with a plastic cap labeled PLS 5710; 8.) S 700 40'30"E for a distance of 112.43 feet to a found 5/8th inch iron pin with a plastic cap labeled PLS 5710; Thence S 00'31' 50"W for a distance of 557.08 feet to a found 5/8th inch iron pin with a plastic cap labeled PLS 5710; Thence N 89'27' 18"W along the sixteenth line for a distance of 1164.95 feet to the POINT OF BEGINNING. Said parcel contains 24.802 acres,more or less. 11463 ; OF N J.QE`� 2 1520 W.Washington St., Boise,ID 83702.Phone:208-488-4227 www.accuratesurveyors.com Page 16 EXHIBIT MAP ANNEXA TION �s 2P�5 t k63 LYING WITHIN THE SW 1/4 OF SECTION 21, T.4N., R.1W., B.M. COUNTY OF ADA STATE OFIDAHO rO Ayy< �h S6717D'00'E s 44 /244.90 P�5 tiP�'53t11463 C��< LEGEND S6159'06 E S 66 52'05" E ANNEX BOUNDARY SCALE: 1"=300' �P 202.70' 184.95' —— SECTION LINE _ PARCEL LINE R/w R/w— RIGHT—OF--WAY 109.48' ` — CENTERLINE x 5525246 E FOUND 4" BRASS CAP '107.17 1 11D R/W MONUMENT 57040'30 E FOUND 2" ALUM, CAP MONUMENT, L 112.43 STAMPED PLS 8961 s N0365�15 E • FOUND 5/8"IRON PIN, 3 LABELED PLS 5710, / 24.820± AC. OR AS NOTED N 8927'18" W CALCULATED POINT / 25.00, I o P.0.6, POINT OF BEGINNING R.o.e.—J N 8977'It; W 1154.95' AND dSW 1116 CORNER PLS 7146J oRNER N 00 34'56"E 1317.29' 20 21 1304.74' 8- 1304_2674'�_ 21 � 114 6 3 29 28 w 1116 —— N 89 27'17 W 09.48' LINE TABLE CORNER BASIS OF BEARING 114 CORNER 9 LINE BEARING DISTANCE STATE HWY 20/26 N9�/AN J.DPaG L1 N 89'30'47" W 33.33' L2 S 83'33'30" W 36.25' Y r f 9lb 0 ACCURATE S 85'48'43" W 36.25' Z � C L4 N 68'56'21" W 155.65' L5 S 60'34'55' E 158.30' '� j SURVEYING & MAPPING L6 S 67'00'46' E 47.31' s �` r.. 1520 W.Washington Si. CURVE TABLE t Boise,Idaho 83702 (208)488-4227 CURVE I ARC LENGTH RADIUS DELTA ANGLE CHORD BEARING CHORD LENGTH www.accuratesurveyors.com C1 1 770.84' 1 10000.00' 4'25'00" N 28'30'55" E 770.65' fR V 1 CE C2 1 60.81' 340.00' 1 10'14'52" S 74-09'59" E 60.73' DATE:JUNE,2022 JOB 22-197 mmmi Page 17 ACCURATE � '�► �. SURVEYING & MAPPING 'It R V I t'' Job No.22-197 Zoning R4 Description A parcel of land lying in the Southwest Quarter of Section 21,Township 4 North,Range 1 West of the Boise Meridian and being more particularly described as follows: Commencing at the found 2 inch aluminum cap monument in asphalt at quarter corner common to Sections 21 and 28,T 4 N,R 1 W from which the found 2 inch aluminum cap monument in asphalt at the corner common to Sections 20,21,28 and 29,T 4 N,R 1 W,bears N 89'27' 17"W a distance of 2609.48 feet;thence N 89'27' 17"W along the section line for a distance of 1304.74 feet to the west sixteenth corner common to Sections 21 and 28;thence N 00'34' 56"E along the sixteenth line for a distance of 1317.29 feet to a found 5/8'inch iron pin with a 2 inch aluminum cap stamped PLS 11463 at the southwest sixteenth corner of Section 21;thence N 890 27' 18"W for a distance of 25.00 feet to the centerline of N.Pollard Lane;thence N 00'29' 13"E along said centerline for a distance of 163.00 feet to the POINT OF BEGINNING; Thence N 00'29' 13"E along said centerline for a distance of 202.15 feet; Thence N 89'30'47"W along said centerline for a distance of 33.33 feet; Thence S 830 33'30"W along said centerline for a distance of 55.00 feet; Thence S 85'48'43"W along said centerline for a distance of 36.25 feet to a found aluminum cap monument on the southeasterly right-of-way of State Highway 16; Thence N 68'56'21"W for a distance of 155.65 feet to the centerline of State Highway 16; Thence along said centerline 770.84 feet along a curve to the right,said curve having a radius of 10,000.00 feet,a central angle of 4°25'00"and a long chord bearing N 28'30' 55"E a distance of 770.65 feet; Thence S 60'34'55"E for a distance of 158.30 feet to a found 4 inch brass cap monument on the southwesterly line of the Phyllis Canal; Thence along said line the following 8 courses and distances: 1.) along a curve to the right 60.81 feet,said curve having a radius of 340.00 feet,a central angle of 10' 14' 52"and a long chord bearing S 74'09' 59"E a distance of 60.73 feet to a found 5/8'inch iron pin with a 2 inch aluminum cap stamped PLS 11463; 2.) S 67°00'00"E for a distance of 244.90 feet to a found 5/8th inch iron pin with a 2 inch aluminum cap stamped PLS 11463; 1 1520 W.Washington St., Boise, ID 83702®Phone:208-4884227 R www.accuratesurveyors.com Page 18 Qt� i rfC ACCURATE z y � v Z - SURVEYING & MAPPING �PA< 'rFR v 10 Job No.22-197 3.) S 67°00'46"E for a distance of 47.31 feet to a found 5/8th inch iron pin with a 2 inch aluminum cap stamped PLS 11463; 4.) S 61°59'06"E for a distance of 202.70 feet to a found 5/8th inch iron pin with a plastic cap labeled PLS 5710; 5.) S 53°06'27"E for a distance of 109.48 feet to a found 5/8th inch iron pin with a plastic cap labeled PLS 5710; 6.) S 520 52'46"E for a distance of 107.17 feet to a found 5/8th inch iron pin with a plastic cap labeled PLS 5710; 7.) S 66°52' 05"E for a distance of 184.95 feet to a found 5/8th inch iron pin with a plastic cap labeled PLS 5710; 8.) S 70°40'30"E for a distance of 112.43 feet to a found 5/8th inch iron pin with a plastic cap labeled PLS 5710; Thence S 00'31' 50"W for a distance of 394.08 feet; Thence N 89'27' 18"W for a distance of 1190.07 feet to the POINT OF BEGINNING. Said parcel contains 20.349 acres,more or less. 11463 w �r it•2R-2Zp �L qrF OF AN d.OPT 2 1520 W.Washington St., Boise,ID 83702•Phone:208-488-4227 www.accuratesurveyors.com Page 19 EXHIBIT MAP REZONE - R4 <s �ta63 LYING WITHIN THE SW 114 OF SECTION 21, T.41V., R.1W., B.M. COUNTY OF ADA STATE OF IDAHO 10 tir s s\ � ss7roo'oa E /244,90' Pty 0A651g63 cy��C LEGEND V �w 56159'06 E �S 66 52'05" E REZONE BOUNDARY SCALE: ti 1"=300' 202.70' 784.95' —— SECTION LINE P i — PARCEL LINE 553 O627 E —R/w—RIW— RIGHT—OF—WAY 109.48 ` — — CENTERLINE L2 55252146 E FOUND 4' BRASS CAP / I I 107.17' I 3 1 TD R/W MONUMENT s!/ S70140'30 E o ® FOUND 2" ALUM, CAP MONUMENT, N0029'13"E 20.3491 AC E 112.43' W)202.15 o STAMPED PLS 8961 ' E tl 0 FOUND 5/8" IRON PIN, N. 1POLLARD LN, LABELED PLS 5710, OR S 892 � CALCULATED POINT P.O.B. POINT OF BEGINNING N 00'29'13" E N 89'227'18' W i ! 163.00' SW 7/16 CORNER T W OLD SCHOOL LN. PLS 71463 \ G` CORNER N 003456"E 1317.29' 0 L 20 21 1304.74' __ 2, 1304.74' a- 1146 3 29 28 — W 1/1s ————N 89'2T 17 W 260-8 — 28 CORNER BASIS Of BEARING 1/4 CORNERS Q� LINE TABLE STATE HWY 20126 LINE BEARING DISTANCE M J.lb ILI N 89'30'47" W 33.33' L2 S 83133'30" w 55.00' L3 S 8548'43" W 36.25 ��t� T Epp ��AT� L4 N 68'56'21" W 155.65' A�r.r ■VT■ L5 S 60'34'55" E 158.30' 'w 4 r SURVEYING & DAPPING L6 S 67'00'46" E 47.31' ""' s >< �'-� 1520 W.Washington St, CURVE TABLE Boise,8)488-4227Z CURVE ARC LENGTH RADIUS DELTA ANGLE CHORD BEARING CHORD LENGTH S www.accuratesurveyors.com C1 I 770.B4' 10000.00' 4'25'00" N 28'30'55" E 770.55' ER v G C2 60.81 340.00' 1 10.14'52" S 74'09.59" E 60.73' DATE:JUNE,2022 JOB 22-197 Page 20 .1111111ACCURATE 3PRYET DI.0 & yAPPIN6 I%Z `�F t p y 0 Job Na. 22-187 Zoning R8 Description A parcel of land lyiFkg in the Southwest Quarter of Sectirm 21,Tovunsship 4 North,Range 1 West of the Boisc Meridian and being morn partiaulady*5cribcd as U lows_ Commencing at the found 2 inch alumiatun cap monument in asphalt at qua=corner wnunon to Scr.tiuns 21 and 29,T 4 N,R 1 W from which the found 2 inch alurninlnt cap monument in asphalt at the corner common to Sections 20,21,28 and 29,T 4 N,R 1 W,bears N 84"27' 17"W a distance of 2609.48 feet;thence N 99'27' 17"W along the section line for a distance of 1304.74 fact to the west sixteorlth corner onin on to Sections 21 and 28;thence N 00'34'56"E along the sixteenth line for a distance of 1317,29 fact to a found 5M'inch iron pin with a 2 irKh Wuminwn cap stamped PLS 11463 at the southwest sixteenth corner of Section 21 and the POINT OF BECEVP+T1NG-, Thence N 89127' 19'W for a distance of 25.00 feet to the centerline of N. Pollard Lanc: Thence N 00'29' 13'E along said centerliae for a distance of 163.00 foet; Thence S 89'27' 1 S"E for a distance of 1190,07 Cent; Thence S 00'3P 50"W for a distance of 163.00 feet to a found 5J8"'inch iron pin wish a cap labeled PLS 5710; Thence N 89'27' 1 r W along the sixteenth line for a distance of 1164.95 feet to the POINT OF BEGINNING. Said parcel contains 4A53 acres,more or 1css. 11463 1 1520 W.Washington St.,Boise, 10 83702•Phone:208-489-4227- www.a W u Mtesu RWPDM.Co M Page 21 / EXHIBIT MAP REZONE - R8 LYING WI THIN THE SW 114 OF SEC770M 21, T.4N., R.1 W., B.M. A COUNTY OF ADA STATE OF IDAHO 'z LEGEND REZONE BOUNDARY SCALE: 1'=300' 4e \�\ -- SEC170N LINE PARCEL LINE —R/w—R/W— RIGHT-OF-WAY �- CENTERLINE � Q FOUND 4" BRASS CAP I TD R/W MONUMENT i FOUND " AP MONUMENT STAMPED PLS 8961 • FOUND LABELED P8 I LS5710,RON , OR AS NOTED S 8921118" E 1190.07 A CALCULATED POINT w L 1� 4.453E AC. P.O.B. POINT OF BEGINNING� � P.o.B.� N 8927'18" W 1754.95' N. POLLARD LN. sw 1/16 coRNERW. OLD SCHOOL Ov. — NU PLS 11463 \ CORNER N 00'34 56"E 1317.29' o 4 20 21 13D4.74 _ 21 11 46 3 1 D4.74' 29 28 w 1116 `— N 89'27'17 W 2609.48' _ 28 'L CORNER BASIS OF BEARING 1/4 CORNER STATE HWY 20126 iyOF N J.DP�G LINE TABLE ACCURATE LINE BEARING DISTANCE. r SURVEYING & MAPPING L1 N 89'27'18" W 25.00' 1520 W.Washington St. t Boise,Idaho 83702 L2 N 00'29'13" E 163.00' (208)488-4227 L3 S 00'31'50" W 163.00' ff r7 Y`gE www.accuratesurveyors.com DATE:JUNE,2022 JOB 22-197 Page 22 B. Preliminary Plat(dated: 7/18/2022) 9� q a I so eo � i (HOTA AOLLAR -T)TA810N ' PART) - m I o. H. q:xv6='" z gx6 T #qg-ao�s�4g �a=�`e < O p 00xn �p. �a m€'2�-0�. •£„fr"o'a$ 4ac Nmg'- ` _ > z '�`_x 9 Z ;mgN m Magma , Y =Z _ � A O m � 1 1 A£ Z Z € o'5'9a Z --I(Cn D �� m,�o v ��$ Zm HIAA - �• D = mz g zA=$" g s o jAgz 4 yRA o 2 0 sN.r m r1 I I i pup A--r � � qa ALDEN RIDGE Kimle Y*Horn ' 3 PRELIMINARY PLAT k MERIDIAN, IDAHG re.,nano Page 23 r h zrsJ l f fJS ..? 1! 14 � .ff 4• r p n ff -� f Y '�• I� � Fmk � __ x yb � y }� �� 1 �{{f :i1. f z 'F': } �••f }� fff lllt' liq' �• n — � yp • _*_ C F T_ _— i h_ v 114' 1'R 11G' I I� 284' ra' Iq' e—an'�• / rt/� x • 'JC ap' !p' b(I� o-d ',Irf 30' S6' SOS �¢I '�P' �' 7.' 7q' G0� 57 5N +y Is+" IRr. lu I I�' I�' IR' I$� IRS Imo=?IQI "I I 'la 21 4R kl' q ! s $ n ' J� w� voeLaRea sueeuwsray �� y Y a fMOTA FAPU ei Page 24 C. Landscape Plans(date: 7/18/2022) A 6 G C E F G H J K _ FGR HEFT L1 .1 SHEET L1 .2 1 co 3 1 � , I 5 v / H Ci 1 I b I I- I A I I 1 :LM /I - —W OUL LN; 1 Z g 0 I I I I I I I I T II I I I I I I I I I 1 I. Q 1 10; z SHEET L1 .3 1 SHEET L1 .4 L......................�� OVERALL LANDSCAPE & OPEN SPACE PLAN LANDSCAPE SET SHEET INDEX DISCLAIMER: OPEN SPACE LEGEND SEE SHEETS 11.1-11.4 FOR DETAILED LANDSCAPE PLANS, -x1oAAFEA �A,�y o �MMON SEE SHEET L2.0 FOR LANDSCAPE DETAILS. _ 12 SEE SHEET L2.1 FOR NOTES AND SPECIFICATIONS. �"E°L-SOLTHeE"""°� SEE SHEET L3-0 FOR TREE MITIGATION PLAN Page 25 D. Alden Ridge Access Exhibit: AL rTr-�T - ALDEN RIDGE SUBDIVISION W.WATERTON DRIVE f Z r Q _ 3 w O WU POLLARD SUBDIVISION � a _ � ., -I POLLARD SUBDIVISION I Po«Moseo hso. � �� . .. .. �_ CHINDEN BOULEVARD -� Kimley»)Horn ALDEN RIDGE SUBDIVISION Page 26 BuildingE. Conceptual 41 Page 27 tr• ` r - - T +- ■ �I arm i k • i L ' r ,� � r ate. + iF i a Y - 7 - z + 416 ra i -T t�.a - - •,-q�K '+SM ..AFT fie. 1"� - -r �'✓,' 1 Page 30 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)/developer at the time of annexation ordinance adoption, and the developer.A final plat will not be accepted until the DA is executed and the Annexation and Zoning ordinance is approved by City Council. 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 substantially consistent with the approved plat, landscape plan,phasing plan, access exhibit, and conceptual building elevations included in Section VII and the provisions contained herein. b. Any existing structures shall be removed upon project development, except for those specifically noted within the preliminary plat to remain. c. The existing home shown to remain on Lot 13,Block 1 shall connect to City sewer services with the first phase of development. d. Due to access and sewer availability,phase 1 development shall not commence until a public road access is available to the site and the required sanitary sewer lift station is constructed by the adjacent development to the south(Pollard Subdivision). e. The Applicant shall relinquish their rights to access W. Old School Lane and provide the Planning Division with written proof of this relinquishment with phase 1 development and maintain access for 6854 N. Pollard Lane&5500 N. Pollard Lane as depicted on the access exhibit(Exhibit VII.E)until such time their permanent access through Pollard Subdivision is constructed. f. The rear and/or sides of homes visible from SH 16 (Lots 8-12,Block 1) 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. Preliminary Plat Conditions: 2. The preliminary plat included in Section VII.B, dated July 18,2022, shall be revised as follows prior to submitting for Final Plat approval: a. With the first final plat submittal,provide the City written proof that the right-of-way for Pollard Lane has been vacated with ACHD (Lots 5 &6,Block 1). b. Existing home will get a new address upon development of the first phase of this project consistent with the development of the new local street access. Page 31 3. The landscape plan included in Section VII.C,dated July 18,2022, shall be revised as follows prior to submitting for Final Plat approval: a. Depict additional vegetative ground cover in all linear open space consistent with UDC 11-3B-12. b. Revise the design of the semi-private open vision fencing proposed to be consistent with Figure 1 in UDC 11-3A-7. c. Per UDC 11-3H-4,revise the height of the berm/wall combination to be at least 10 feet above the centerline of SH 16 and depict this height within the exhibit on the Landscape Plans. 4. Prior to the Commission hearing,the Applicant shall verify the location of the irrigation ditch along the south boundary to determine if it is on the subject property; if said ditch is proven to be on the subject property,the Applicant should revise any relevant plans to depict this ditch as being piped prior to the City Council hearing in accord with UDC 11-3A-6B. 5. Future development shall be consistent with the minimum dimensional standards listed in UDC Table 11-2A-6 for the R-8 zoning district. 6. Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for single-family dwellings based on the number of bedrooms per unit. 7. The Applicant shall comply with all ACHD conditions of approval. 8. Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11- 3A-15,UDC 11-3B-6 and MCC 9-1-28. 9. The Director has approved the Alternative Compliance Request to the landscape street buffer requirements(UDC 11-3B-7). 10. Applicant shall obtain Certificate of Zoning Compliance and Administrative Design Review for the pool changing facilities located on Lot 13,Block 3 prior to building permit submittal for this facility. 11. Upon completion of the landscape installation, a written Certificate of Completion shall be submitted to the Planning Division verifying all landscape improvements are in substantial compliance with the approved landscape plan as set forth in UDC 11-3B-14. 12. The preliminary plat approval shall become null and void if the applicant fails to either: 1) obtain the City Engineer signature on a final plat within two years of the date of the approved findings; or 2)obtain approval of a time extension as set forth in UDC 11-6B-7. 13. Prior to the City Council hearing, submit conceptual building elevations for the R-8 building lots. 14. The submitted R-4 &R-8 zoning legal descriptions and exhibit maps are mislabeled as Rezone exhibits;prior to the City Council hearing,the applicant shall provide revised legal descriptions and exhibit maps noting these to be"Zoning"instead of"Rezone." B. PUBLIC WORKS SITE SPECIFIC CONDITIONS: 1. Subject to the Oaks Lift Station and Pressure Sewer reimbursement agreement. 2. Area requires Pollard Lift Station and force main before area can be serviced. Page 32 3. Ensure no permanent structures(trees,bushes,buildings,carports,trash receptacle walls, fences,infiltration trenches,light poles, etc.)are built within the utility easement. 4. Ensure no sewer services pass through infiltration trenches. 5. Water serviced by Suez and not the City. 6. As noted in the Geotechnical Engineering Report prepared by Atlas Materials Testing& Inspection. Particular attention needs to be focused on ensuring that all residences constructed with crawl spaces should be designed in a manner that will inhibit water in crawl spaces. This includes,the installation of rain gutters and roof drains that will carry storm water at least 10-feet away from all residences. In addition,rain gutters should be placed around all sides of residences, and backfill around stem walls, should be placed and compacted in a controlled manner. GENERAL CONDITIONS: 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. 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. 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. 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 11-3B-14A. 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. 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. 7. The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20%of the total construction cost for all completed sewer, and water infrastructure for a duration of two years. This surety amount will be verified by a line item final cost invoicing provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety,which can Page 33 be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 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. 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. 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. 11. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 12. Developer shall coordinate mailbox locations with the Meridian Post Office. 13. All grading of the site shall be performed in conformance with MCC 11-1-413. 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. 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. 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. 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. 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. 19. The applicant shall provide easement(s)for all public water/sewer mains outside of public right of way(include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat,but rather dedicated outside the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement(on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor,which must include the area of the easement(marked EXHIBIT A)and an 81/2"x 11"map with bearings and distances Page 34 (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. 20. Applicant shall be responsible for application and compliance with and NPDES permitting that may be required by the Environmental Protection Agency. 21. Any wells that will not continue to be used must be properly abandoned according to Idaho Well Construction Standards Rules administered by the Idaho Department of Water Resources. The Developer's Engineer shall provide a statement addressing whether there are any existing wells in the development, and if so,how they will continue to be used,or provide record of their abandonment. 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. 23. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(UDC I 1-313-6). 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. 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 I I-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:llweblink.meridianciU.org/WebLink/DocView.aspx?id=273989&dbid=0&r0o=MeridianC ity D. ADA COUNTY DEVELOPMENT SERVICES https:llweblink.meridianciU.orglWebLink/DocView.aspx?id=274704&dbid=0&r0o=MeridianC fty E. MERIDIAN POLICE DEPARTMENT(MPD) https:llweblink.meridiancily.org/WebLink/DocView.aspx?id=274066&dbid=0&repo=MeridianC fty F. SETTLER'S IRRIGATION DISTRICT https:llweblink.meridiancily.org/WebLink/DocView.aspx?id=274280&dbid=0&r0o=MeridianC ity G. COMMUNITY DEVELOPMENT SCHOOL IMPACT TABLE https:llweblink.meridiancily.orglWebLinkIDocView.aspx?id=275949&dbid=0&repo=MeridianC fty Page 35 H. ADA COUNTY HIGHWAY DISTRICT(ACHD) https:llweblink.meridianciU.oL-glWebLink/DocView.aspx?id=278247&dbid=0&repo=MeridianC ity I. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO(COMPASS) https:llweblink.meridiancily.org/WebLink/DocView.aspx?id=277898&dbid=0&r0o=MeridianC ity IX. FINDINGS A. Annexation and Zoning(UDC 11-511-3E) 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 Council finds the proposed zoning map amendment to annex the property into the City of Meridian with the R-4&R-8 zoning districts with the proposed preliminary plat and site design is consistent with the Comprehensive Plan, if all conditions of approval are met. 2. The map amendment complies with the regulations outlined for the proposed districts, specifically the purpose statement; The Council finds the proposed zoning map amendment and the request for the development complies with the regulations outlined in the requested R-4&R-8 zoning districts and is consistent with the purpose statement of the requested zone. 3. The map amendment shall not be materially detrimental to the public health,safety, and welfare; The Council finds the proposed zoning map amendment should not be detrimental to the public health, safety and welfare. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to,school districts; and The 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 Council finds the annexation is in the best interest of the City, if all conditions of approval are met. B. Preliminary Plat Findings: In consideration of a preliminary plat,combined preliminary and final plat, or short plat,the decision-making body shall make the following findings: 1. The plat is in conformance with the Comprehensive Plan; The Council finds that the proposed plat is in substantial compliance with the adopted Page 36 Comprehensive Plan in regard to land use, density, transportation, and pedestrian connectivity. (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 Council finds that public services will be provided to the subject property with development. (See Section VIII 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 sewer and any other utilities will be provided by the development at their own cost, the 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 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 Council is not aware of any health, safety, or environmental problems associated with the platting of this property. 6. The development preserves significant natural,scenic or historic features. The Council is unaware of any significant natural, scenic or historic features that exist on this site that require preserving. C. Alternative Compliance findings(Landscape buffers along streets UDC 11-313-7): The Director has approved your request for alternative compliance to Unified Development Code (UDC) 11-3B-7 for the subject property,based on the required Findings listed in UDC 11-5B-5E, as follows: 1. Strict adherence or application of the requirements are not feasible; or The Director finds it is feasible to meet the UDC requirement for the location of the required street buffer but Staff finds it may not be the ideal location when all parameters are considered (location of the existing home and mature trees that are to remain, a required easement by the water company along the rear of the building lots, and the relative limited number of homes along the highway, 6 building lots). 2. The alternative compliance provides an equal or superior means for meeting the requirements; and Per the analysis above in section V, the Director finds the proposed alternative will be equal or superior to the code requirement because the actual buffer width proposed is 5 feet larger than the minimum requirement, it will allow for existing mature vegetation to remain, and the proposed buffer location allows for a wider berm and more dense landscaping to be placed along this frontage offering more noise and fume mitigation than if the buffer was solely on the subject property. Page 37 3. The alternative means will not be materially detrimental to the public welfare or impair the intended uses and character of surrounding properties. The Director finds that the alternative means will not be materially detrimental to the public welfare or impair the intended use and/or character of surrounding residential properties if the proposed conditions of approval are maintained. Page 38