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Volterra Subdivisions North and South RZ-10-005 PP-10-004 PP-10-005
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER ~E IDR IAN,- ~J In the Matter of Rezone of 58.33 Acres of Land from the R-4 (Medium Low-Density Residential) Zoning District to the R-8 (Medium-Density Residential) Zoning District; Preliminary Plat consisting of 301 Residential Lots, 1 School Lot and 38 Common Lots on 120.6 Acres of Land for Volterra North Subdivision; and Preliminary Plat consisting of 194 Residential Lots, 10 Commercial Lots and 22 Common Lots on 80.4 acres in the C-G, L-O and Proposed R-8 Zones for Volterra South Subdivision, by Primeland Investment Group, LLC. Case No(s). RZ-10-005; PP-10-004; PP-10-005 For the City Council Hearing Date of: December 7, 2010 (Findings on December 21, 2010) A. Findings of Fact Hearing Facts (see attached Staff Report for the hearing date of December 7, 2010, incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of December 7, 2010, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of December 7, 2010, incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of December 7, 2010, incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (LC. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian, which was adopted August 6, 2002, Resolution No. 02-382 and Maps. CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). RZ-10-005; PP-10-004; PP-10-005 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-SA. 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 Planning Department, the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of December 7, 2010, 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-SA and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant's requests for a rezone and two (2) preliminary plats are hereby conditionally approved per the conditions of approval in the attached Staff Report for the hearing date of December 7, 2010, 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. 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, maybe considered for final approval without resubmission for preliminary plat approval. 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 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). RZ-10-005; PP-10-004; PP-10-005 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 maybe 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. E. Notice of Final Action and Right to Regulatory Takings Analysis 1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a plat or conditional use permit entitles the Owner to request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the final decision concerning the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review maybe filed. 2. Please take notice that this is a final action of the governing body of the City of Meridian, pursuant to Idaho Code § 67-6521 an affected person being a person who has an interest in real property which maybe adversely affected by the issuance or denial of the conditional use permit approval 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 December 7, 2010 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). RZ-10-005; PP-10-004; PP-10-005 By action of the City Council at its regular meeting held on the ~, day of ~1 e-ce.m~, 2010. COUNCIL MEMBER DAVID ZAREMBA COUNCIL MEMBER BRAD HOAGLUN COUNCIL MEMBER CHARLIE ROUNTREE COUNCIL MEMBER KEITH BIRD MAYOR TAMMY de WEERD (TIE BREAKER) Copy served upon Applicant, Attorney. By: VOTED VOTED VOTED VOTED VOTED ,.~ ~y a ti ~~,, ~; ~. ~'°~QO~ TFO -~ ~,~AL ~c ~.~°~ o -,~, ,9 epQ ~~. ,,~ cDU~~ ~,. The P1affl~r~~T,l~p`~rtment, Public Works Department and City f, Dated: t o~'~ f l~ City \l r s O c CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). RZ-10-005; PP-10-004; PP-10-005 EXHIBIT A STAFF REPORT Hearing Date: TO: FROM: December 7, 2010 Mayor and City Council Bill Parsons, Associate City Planner (208) 884-5533 E IDIAN~-- IDAHQ SUBJECT: RZ-10-005; PP-10-004 and PP-10-005 -Volterra North and Volterra South 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Primeland Investment Group, LLC, has requested approval for the following applications: 1) preliminary plat (PP) approval for 301 residential lots, 1 school lot and 38 common lots on 120.6 acres of land for Volterra North Subdivision; 2) rezone (RZ) of 58.33 acres from the R-4 (Low-density Residential District) zone to the R-8 (Medium-density Residential District) zone and preliminary plat (PP) approval for 194 residential lots, 10 commercial lots and 22 common lots on 80.4 acres of land for Volterra South Subdivision. 2. SUMMARY RECOMMENDATION Staff recommends approval of the proposed rezone and preliminary plats subject to the conditions listed in Exhibit B, based on the Findings of Fact and Conclusions of Law in Exhibit D. The Meridian Planning & Zoning Commission heard these items on November 4, 2010. At the public hearing the Commission voted to recommend approval of the subiect RZ and PP requests. a. Summary of Commission Public Hearing: i. In favor None ii. In opposition: None iii. Commentin • Chuck Christensen Paul Poorman, Michael Wasnea iv. Written testimony: Written agreement with the staff report. v. Staff presenting application: Bill Parsons vi. Other staff commenting on application: None b. Kev Issue(s) of Discussion by Commission: i. C G zoned property adiacent to the residential planned for Volterra South. ii. Increased traffic to Ten Mile Road. c. Kev Commission Change(s) to Staff Recommendation: i. None d. Outstanding Issue(s) for City Council i. Applicant is requesting two (2) Council waivers: 1) exemQtion from tiling the White Drain and the Lemp Canal and 2) the right-in/right-out access points to McMillan Road and Ten Mile Road. ~, Hof .ate Cn~mcil Piehlic Hearing: L In favor None ii: In opposition: None iii= Commendri~• Chuck Christensen. Darin Mugieston. Daryl Fieson lY. Written testimony: None Volterra Subdivisions (North and South) - 1 - EXHIBIT A y. Staff.~rec p annlication• Bill arso yy Other staff commentinu nn annlication• Anna Canning ~_ 1~y Issues of Discussion by Council: i< Timing of future road imnrovements. ` ~, nmmiccinn Recnmmendatlon Key Coun^'' ~'ti'°°^°~ t^ Ctaff/( d the White l C an ana itg Council waived the requirement for tiling the Lemn ( ~ ~ _ Drain and granted the right in/right out access points to Ten Mile and Mc illa Road The conditions of annroval have heen undated to reflect the C~tv Council 3. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to approve File Numbers RZ-10- 005, PP-10-004 and PP-10-005 as presented in staff report for the hearing date of December 7, 2010 with the following modifications: (Add any proposed modifications.) Denial After considering all staff, applicant and public testimony, I move to deny File Numbers RZ-10-005, PP-10-004 and PP-10-005 as presented. during the hearing on December 7, 2010 for the following reasons: (You should state specific reasons for denial of the annexation and you must state specific reason(s) for the denial of the plat.) Continuance I move to continue File Numbers RZ-10-005, PP-10-004 and PP-10-005 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) 4. APPLICATION AND PROPERTY FACTS A. Site Address/Location Volterra North: The subject property is located on the north side of McMillan Road between N. Black Cat Road and N. Ten Mile Road in the south % of Section 27, Township 4 North, Range 1 West. Volterra South: The subject property is located on the southwest corner of W. McMillan Road and N. Ten Mile Road in the northeast % of Section 34, Township 4 North, Range 1 West. B. Owner/Applicant: Primeland Investment Group, LLC 3120 W. Belltower Drive Meridian, ID 83646 C. Representative: Chuck Christensen, Quadrant Consulting, (342-0091) D. Applicant's Statement/Justification: Please see applicant's narrative for this information. 5. PROCESS FACTS A. The subject applications are for a rezone and two (2) preliminary plats. A public hearing is required before the Planning & Zoning Commission and City Council on this matter, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: October 18, 2010 and November 1, 2010 (Commission); Volterra Subdivisions (North and South) - 2 - EXHIBIT A November 15 and 29, 2010 (City Council) C. Radius notices mailed to properties within 300 feet on: October 21, 2010 (Commission); November 11, 2010 (City Council) D. Applicant posted notice on site by: October 27, 2010 (Commission); November 22, 2010 (City Council 6. LAND USE A. Existing Land Use(s): The subject property is currently vacant agricultural land. B. Character of Surrounding Area and Adjacent Land Use and Zoning: The surrounding area is currently agricultural in nature except along the eastern portion of site there is a mix of single family residential, office and commercial uses and planned residential, office and commercial property, zoned R-2, R-4, R-8, R-15, L-O, C-C, C-N, L-O and RUT in Ada County. C. History of Previous Actions: In 2005, the subject property received annexation (AZ-OS-040), preliminarily plat (PP-OS-039 and PP-OS-040), and conditional use permit approvals (CUP-OS- 041) for a mixed use planned development for commercial, office and single family residential. As part of the annexation approval, the site was subject to a DA (instrument # 106034786). These approvals have now expired except for the recorded development agreement. In 2008, a portion of the original Volterra North plat (111 acres) was rezoned and removed from the original boundary (through a DA modification). This portion has an approved concept plan that depicts a large business park development. A new development agreement (instrument # 110051282) was required with the approval of the rezone. That project is known as Volterra Mixed Use. D. Utilities: 1. Public Works: a. Location of water: N Black Cat Road, W McMillan Road and N Ten Mile Road. b. Location of sewer: N Black Cat Road, c. Issues or concerns: none E. Physical Features: 1. Canals/Ditches Irrigation: Several small ditches transverse the Volterra North Subdivision and are planned for tiling with the subject plat application. The Volterra South plat is affected by the White Drain and the Lemp Canal. The applicant is requesting a Council waiver to leave these two facilities open due to the size of the facilities. 2. Hazards: Staff is not aware of any hazards that exist on this property. Flood Plain: This property does not lie within the floodplain. F. Summary of Proposed Streets and/or Access: The applicant is proposing to construct numerous public streets and several stub streets as part of this project (see section 9 for further analysis). 7. COMPREHENSIVE PLAN POLICIES AND GOALS The Volterra North plat is all designated "Medium Density Residential" on the future land use map. The Volterra South plat includes both the "Medium Density Residential" and "Mixed-Use Community" on the Comprehensive Plan Future Land Use Map. The medium density residential areas are anticipated to contain between three and eight dwellings per acre (see Page 99 of the Comprehensive Plan.). The proposed preliminary plats include 567 single- Volterra Subdivisions (North and South) - 3 - EXHIBIT A family lots on approximately 179 acres for a total gross density of 3.17 dwelling units/acre for both plats. The Volterra North plat consists of 301 residential lots on 120.6 acres. The gross density for this plat is 2.5 dwelling units to the acre. The Volterra South plat consists of 194 residential lots on 58 acres. The gross density for this plat is 3.34 dwelling units to the acre. Staff is of the opinion that the application is compliant with the recommended density for this area due to the mix of uses planned for the area. Given the size of the planned mixed use development located east of the Volterra North plat, staff anticipates the additional need for housing in the area to provide additional housing for this area of Meridian. As mentioned earlier, a portion of the Volterra South Plat is designated MU-C. The purpose of this land use designation is to allocate areas where community-serving uses and dwellings are integrated into the urban fabric. The intent is to integrate a variety of uses, including residential, and to avoid mainly single-use and strip commercial type buildings. Non-residential buildings in these areas are designed to be larger than in Mixed Use-Neighborhood areas, but not as large as in Mixed Use - Regional areas. Future uses in the MU-C land use designation may include all MU-N categories, community grocery and clothing stores, garden centers, hardware stores, restaurants, banks, drive-thru facilities, auto service station, and retail shops, and other appropriate community-serving uses. Goods and services in areas tend where access is mainly by car but also provides access by pedestrians and cyclists as well as providing employment opportunities for those living in and around the neighborhood. Although the residential portion falls under a different land use designation, staff believes the plat itself will contribute to a mix of uses as intended under this land use designation. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed development (staff analysis in italics below policy): • Chapter VII, Goal III, Objective A, Action 1 -Require that development projects have planned for the provision of all public services. Currently the City is in negotiations to establish this area as part of the Area of City Impact. The City of Meridian plans to provide municipal services to the lands in the following manner: • Sanitary sewer service will be extended to the project at the developer's expense. • Water service will be extended to the project at the developer's expense. • The lands are under the jurisdiction of the Meridian City Fire Department, This service will not change. • The lands are serviced by the Meridian Police Department (MPD). This service will not change. • The roadways adjacent to the subject lands are currently owned and maintained by the Ada County Highway District (ACHD) and The Idaho Transportation Department (ITD). This service will not change. The subject lands are currently serviced by the Meridian School District #2. This service will not change. • The subject lands are currently serviced by the Meridian Library District. This service will not change. Municipal, fee-supported, services are provided by the Meridian Building Department, the Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary Services Company. • Chapter VI, Goal II, Objective A, Action 3 -Consider "Accommodating Bicycle and Pedestrian Travel: A Recommended Approach" from the National Center for Bicycling and Walking in all land-use decisions. Volterra Subdivisions (North and South) - 4 - EXHIBIT A This publication encourages jurisdictions to establish bikeway and walkway facilities in new construction projects, in a manner that is safe, accessible and convenient. The applicant is proposing several multi-use pathways to to facilitate multi-modal needs. Staff believes that the subject application complies with the policies listed in the literature noted above. Chapter VI, Goal II, Objective A, Action 6 -Require street connections between subdivisions at regular intervals to enhance connectivity and better traffic flow. The applicant's proposed street lay-outs are consistent with the previous preliminary plats. The Volterra North plat depicts six (6) stub streets to provide future connectivity. The Volterra South plat depicts two (2) stub streets and a pedestrian connection to the Drawbridge Subdivision. In addition, an extensive street network is planned to provide access to the adjacent arterial streets and the mixed use and commercial developments planned in the area. Staff is supportive of the proposed stub streets and internal street network proposed with the proposed subdivisions. Chapter VI, Goal II, Objective A, Action 5 -Require pedestrian access connectors in all new development to link subdivisions together to promote neighborhood connectivity as part of a community pathway system. The applicant is proposing several multi-use pathways, micro path lots and S foot wide sidewalks to service the proposed subdivisions and surrounding properties. In Volterra North, a 10 foot wide multi-use pathway is planned along the north side of the residential collector street. In Volterra South, a 10 foot multi-use pathway is planned along the south side of McMillan Road and turns southward and follows the White Drain and connects to Ten Mile Road. In addition, several pedestrian connections are planned to link the residential blocks, planned parks and surrounding planned commercial and residential developments. Staff is of the opinion, the proposed sidewalks and pathways will enhance pedestrian connectivity in this area. Chapter VII, Goal V, Objective B, Action 1 -Require common area for all subdivisions. The applicant has provided an open space exhibit to depict the overall open space calculations proposed with the plats. The plan indicates that the total amount of open space provided is 30.33 acres (16.9%) for both plats. However, each plat is required to comply with the10 percent open space requirement. ~ Chapter VII, Goal N, Objective C, Action 1 -Protect existing residential properties from incompatible land use development on adjacent parcels. The previous Volterra South plat contemplated a pedestrian connection to the Drawbridge Subdivision to the south. In keeping with the spirit of the previous approvals, the applicant has proposed a pedestrian connection to the aforementioned subdivision. In addition, the applicant is proposing a greenbelt along the west and south boundary of the planned commercial and office lots. Staff believes this amenity will provide a nice transition between the residential homes and the future commercial uses. In the Volterra North plat, the applicant is proposing the residential lots will be physically separated from the planned mixed use development by a 10.2 acre park. Staff believes the applicant has done a nice job buffering the residential uses from the mix of uses planned for the area. • "Restrict curb cuts and access points on ...arterial streets." (Chapter VII, Goal N, Obj. D, #5, page 107) The proposed Volterra South plat depicts two driveways to serve the C-G portion of the plat. One access point is along McMillan Road and the other aligns with the public street across Ten Mile Road approved with the Bridetower development. Given that this access points were reviewed Volterra Subdivisions (North and South) - 5 - EXHIBIT A during the previous plat and the driveways align with other driveways, staff is supportive of the proposed curb cuts. Chapter VII, Goal IV, Objective D, Action 5: Require appropriate landscape and buffers along transportation corridor (setback, vegetation, low walls, berms, etc.). The applicant is proposing to construct buffers along all of the adjacent arterial and collector streets in both plats. By ordinance, a minimum 25 foot wide landscape buffer is required adjacent to arterial streets and a 20 foot wide buffer is required adjacent to collector streets. Chapter VI, Goal II: Facilitate the movement of people and products to and from the Meridian Impact Area. Staff finds that the proposed street layout will facilitate the movement of people and products in this area. After considering all of these factors staff believes that the proposed development is generally consistent with comprehensive plan. 8. UNIFIED DEVELOPMENT CODE The Volterra North Plat is all zoned R-4; the Volterra South plat is requesting an R-8 zone for the residential portion and the commercial lots remain zoned C-G and L-O. a. Schedule of Uses: Unified Development Code (UDC) 11-2A-21ists single-family detached homes as permitted uses in the R-4, and proposed R-8 zoning districts. Unified Development Code (UDC) Table 11-2B-2 lists the principal permitted, accessory, conditional, and prohibited uses in the existing C-G and L-O zoning districts. b. Purpose Statement of Zone: R-4 and R-8: The purpose of the residential districts is to provide for a range of housing opportunities consistent with the Meridian Comprehensive Plan. Connection to the City of Meridian water and sewer systems is a requirement for all residential districts. Residential districts are distinguished by the allowable density of dwelling units per acre and corresponding housing types that can be accommodated within the density range. C-G and L-O (Volterra South only): The subject site is designated "Commercial" on the City's zoning map. The purpose of the commercial districts is to provide for the retail and service needs of the community in accord with the Meridian Comprehensive Plan. Four districts are designated which differ in the size and scale of commercial structures accommodated in the district, the scale and mix of allowed commercial uses, and the location of the district proximity to streets and highways. c. General Standards: All of the proposed lots must comply with the standard street frontage and lot size requirements of the R-4 and R-8 zones established in the UDC. No dimensional modifications are being requested for the proposed development. Development of the site shall comply with the dimensional standards listed in UDC 11-2B-3 for the C-G and L-O zoning districts. d. Landscaping: 1. Width of street buffer(s): Per UDC 11-2A-5, UDC 11-2A-6 and UDC 11-2B-3, a 25-foot wide street buffer is required adjacent to McMillan Road and Ten Mile Road, designated arterial streets. The street buffers shall be constructed in accord with the standards listed in Volterra Subdivisions (North and South) - 6 - EXHIBIT A UDC 11-3B-7C. A 20-foot wide street buffer is required along W. Gondola Drive, N. Sangro Drive, E. Parma Drive, N. San Vito Way and N. San Vito Avenue; designated collector streets. 2. Percentage of site as open space: Per UDC 11-3G-3, both plats are required to provide 10 percent open space and one amenity for every 20 acres of development area. 3. For the commercial portion of the development, the parking lot landscaping and the land use buffers adjacent to the residential uses are subject to the standards outlined in UDC 11- 3B-8 and UDC 11-3B-9. 4. The planned 10-foot wide multi-use pathways and micropaths are required to comply with the design standards in accord with UDC 11-3A-8 and UDC 11-3B-12. 5. The parkways planned along the proposed collector streets are required to comply with the design standards outlined in UDC 11-3A-17. 9. ANALYSIS Analysis of Facts Leading to Staff Recommendation: RZ Application (the Rezone pertains to the Volterra South Plat only): The request is to rezone 58.33 acres of land from the R-4 zone to the R-8 zone for the residential portion of the Volterra South plat. In 2005, the site was approved as a mixed use development through the planned development (CUP) process. With the previous approvals, the applicant was granted reduced lot sizes and street frontages within the R-4 zone. Since those approvals have expired and are no longer valid, the lots approved under the PD would not conform to the current R-4 dimensional standards outlined in the UDC. Thus, the applicant has requested the rezone to the R- 8zone in order to keep the plat lay-out generally consistent with the previous approval in 2005. The properties (Volterra North and Volterra South) are subject to a development agreement recorded as instrument #106034786. in 2008, a portion of the site was removed from the original DA and was subject to a new DA. The project is known as Volterra Mixed-Use (see Exhibit A.2). Since these are new plats and other properties were removed from the recorded DA, staff believes the recorded DA should be amended to incorporate new provisions subject to the requirements and merits of this project. This would include items such as the timing for subdivision amenities, phasing, building elevations and incorporating the new project boundaries. The applicant should submit a DA modification prior to the City Council hearing so staff can process the application and schedule the DA modification for the same hearing as the proposed project. Phasing Plan: Generally, the applicant anticipates the phasing plan to begin with the residential lots near Black Cat Road and then continue to the east and south across McMillan Road, then south and east to the McMillan Road and Ten Mile Road intersection. Overall, sixteen (16) phases are contemplated based on the location of city services. During the previous review, the Black Cat sewer trunk was not installed and city services were not readily available. Those improvements have now been completed. The location of these facilities dictates the phasing plan. Thus, Staff is supportive of the Phasing Plan. The applicant has communicated to staff for phasing purposes they would like the plats to be viewed as one averall project. Staff is supportive of the request; however the DA needs to be modified to reflect this. Building Elevations: Elevations were not submitted with the subject applications. However, staff anticipates the recorded DA being amended; the applicant should provide sample elevations with the DA modification application. Further, proposed elevations should be consistent with Section E. Residential Guidelines contained in the Meridian Design Manual. Similar building materials Volterra Subdivisions (North and South) - 7 - EXHIBIT A and mix of materials should be incorporated into all sides of the future homes. Particular attention should be made to those side and rear facades that face a public street and common open space. For the commercial and office lots in the Volterra South portion of the application, the recorded DA requires detailed CUP approval for all development. Staff believes future development would be better facilitated based on the requirements in the UDC and the Meridian Design Manual. Staff anticipates the requirement for CUP for the commercial development being removed from the recorded development agreement and subject to the certificate of zoning compliance (CZC) and administrative design review (DES) approvals in the future. Open Space/Amenities: UDC 11-3G-2 requires a minimum of ten percent open space for all residential developments exceeding five acres. The UDC also requires one additional site amenity for each additiona120 acres of development area. Using this standard, the applicant is required to provide a total of nine (9) amenities for a development of this size (179 acres) which includes the land area of both plats. The applicant has submitted open space calculations (see exhibit A.4). The applicant is providing 30.33 acres of common open space with this development (both plats) which equals approximately 17% of the total development area. The largest contributors to the open space requirements is the 10.2 acre park planned for the Volterra North plat and 2.9 acre park planned for the Volterra South plat. Per the UDC, a minimum of six (6) amenities are required for the Volterra North plat and three (3) amenities are required the Volterra South plat. Qualifying amenities are outlined in UDC 11- 3G-3C. Based on the information provided below, staff finds the plat complies with the 10 percent open space and amenities outlined in the UDC. Amenities provided for the Volterra North plat include the following: 1) Tot Lot 2) Pool 3) Club House 4) 5% additional open space 5) Extension of the Meridian Pathway system 6) Public Art Amenities provided for the Volterra South plat include the following: 1) Tot lot 2) 5% additional open space 3) Extension of the Meridian Pathway system Fencing: The applicant is not showing any fencing on any of the submitted plans. However, in the applicant's narrative, it has been requested a certain fence be allowed along the interior common lots. The requested fencing is a 4-foot tall fence with 2-feet of lattice adjacent to all of the interior common lots. The fencing standards in the UDC prohibit this type of fence along interior lots. All fencing proposed with the Volterra North and the Volterra South plats should be installed in accord with UDC 11-3A-7. PP Application (Volterra North, PP-10-004) The applicant is requesting preliminary plat approval of 301 residential lots, 1 school lot and 38 common lots for a total of 340 lots on 120.6 acres of land. The previous plat consisted of 540 buildable lots and Slcommon lots. The decrease in 239 lots has occurred because the property Volterra Subdivisions (North and South) - 8 - EXHIBIT A to the east was removed from the previous plat and was approved for a large mixed-use development. In addition, a school lot was contemplated but not proposed at the time. 'This time the applicant has indicated that there is an agreement with the School District for the purchase of the lot. Dimensional Standards: The property proposed to be platted is zoned R-4, respectively. All of the proposed lots must comply with the dimensional standards established in the UDC. After reviewing the submitted application it appears that several lots do not meet the frontage requirements of the UDC. The two lots staff is referencing are Lots 34 and 35, Block 4. Per UDC- 11-2A-3B, aminimum of 30 feet of street frontage is required for properties with frontages on a ninety degree angle. Because these lots are not situated on a ninety degree angle, these lots should meet the 60-foot frontage requirement of the UDC. The plat should be revised to accommodate the 60 foot frontage requirement in accord with UDC 11-2A-5. Street Network: The applicant is proposing a fairly extensive street network with the submitted plat. A collector network is proposed that connects to Black Cat Road at the western boundary and McMillan Road at the southern boundary. Each residential block provides local street connection to the proposed collector system. In addition, seven (7) stub streets are proposed to adjacent properties for future connectivity (2 north, 3 east, 1 south and 1 west). Four of the stub streets were evaluated during the previous plat review and staff was supportive of the connectivity at that time. The two other stub streets provide future connectivity to the planned mixed use development to the east. During the evaluation of the new plat, staff believes the proposed stub streets still make sense and align with other residential subdivisions planned in the area. Therefore, staff is supportive of the proposed street network planned for the Volterra North Subdivision. However, a portion of the collector system (N. San Vito Way) appears to be constructed on property outside of the plat boundary. Because the property is under single ownership, Staff is recommending the applicant process a property boundary adjustment to facilitate the construction of this segment of the roadway. This process should be initiated prior to submitting a final plat. Detached Sidewalks: The applicant is proposing to construct 5-foot wide attached sidewalks on the internaUlocal streets. Five foot wide detached sidewalks are planned along the collector and arterial streets, except where amulti-use pathway is planned. The sidewalks are detached from the curb with a 10-foot wide landscape strip. The proposed landscape strips do not include trees, only grass. The applicant is proposing to plant trees on the back side of the sidewalks, but staff believes that the trees should be planted between the curb and the sidewalk to provide the pedestrians with shade and to make the streetscape more attractive. Said planters should comply with the standards set forth in UDC 11-3A-17E. Multi-use Pathway: Per the Master Pathways Plan, the applicant is proposing to construct a 10- foot wide multi-use pathway that is depicted on Pathway Map, along the north side of W. Gondola Drive. The pathway extends from Black Cat Road and terminates at the W. Gondola Drive and N. San Vito Way intersection. Staff encourages the applicant to route the proposed pathway through the proposed 10.2 acre park. Staff believes this will provide connectivity between the proposed pathway and the planned pathway approved with the Volterra Mixed Use project to the east. If this change is made, staff finds the pathway location in compliance with the Master Pathways Plan. Micropaths: The applicant is proposing to construct numerous micropaths with this plat to break-up the block lengths that exceed the maximum length of 750 feet and to provide pedestrian connections to planned pathways and planned open space. The UDC allows longer blocks lengths where access is limited and a pedestrian connectivity is provided in lieu of a public street. Since the UDC requires limiting access to collector roadways and the spine road (W. Gondola Drive) is Volterra Subdivisions (North and South) - 9 - EXHIBIT A designated a collector, staff believes providing pedestrian connection is a better alternative than vehicular connectivity. Thus, Staff is generally supportive of the pedestrian connections between the different neighborhood "pods". All micropaths shall be constructed in accord with UDC 11- 3A-8 and UDC 11-3B-12. Landscaping Requirements Arterials: UDC 11-2A-5 requires a 25-foot wide street buffer along McMillan Road and Black Cat Road. On the submitted landscape plan, the applicant complies with the aforementioned buffer widths along theses roadways. Said buffers should be constructed in accord with UDC 11- 3B-7C. The UDC requires all residential street buffers to be in common lots maintained by the homeowners association. The submitted plats depicts the buffers as common lots as required. Also, there is a 20-foot Beach Lateral easement parallel to McMillan Road The submitted landscape plan shows trees outside of this easement, since the irrigation district does not allow trees in the easement. Collector Streets: UDC 11-2A-5 requires a 20-foot wide street buffer along W. Gondola Drive and N. San Vito Way. On the submitted landscape plan, the applicant is proposing buffers that exceed the required 20-foot width. Said buffers shall be constructed as proposed in accord with the standards outlined in UDC11-3A-7C. PP Application (Volterra South, PP-10-005) The applicant is requesting preliminary plat approval of 194 residential lots, 38 common lots, 7 commercial lots and 3 office lots for a total of 242 lots on 80.4 acres of land. The previous plat consisted of 188 residential lots, 2lcommon lots, 13 commercial lots and 4 office lots. This is an increase of 6 residential lots and a decrease of 6 commercial lots and 1 office lot from the previous plat approved in 2005. Dimensional Standards: The residential portion of the property is proposed to be platted and rezoned to R-8. All of the proposed lots must comply with the dimensional standards established in accord with UDC 11-2A-5 and UDC 11-2B-3. After reviewing the submitted application it appears that all of the proposed residential lots meet the frontage requirements of the UDC. Street Network: The applicant is proposing to extend the street network with the submitted plat. A smaller scaled collector network provides one connection to McMillan Road for the residential portion of the plat that aligns with San Vito Way in the Volterra North plat. In addition, a second collector street provides connection to McMillan Road and Ten Mile Road. This roadway helps facilitate local street access to several residential blocks and provides two (2) access points for the future commercial and office development. Further, two (2) stub streets and one pedestrian connection are provided to adjacent properties for future connectivity (1 south and 1 west). These stub streets were evaluated during the previous plat review and staff was supportive of the connectivity at that time. During the evaluation of the new plat, staff believes the proposed stub streets and pedestrian connection to the Drawbridge Subdivision to the south still make sense. Therefore, staff is supportive of the proposed street network planned for the Volterra South Subdivision. The applicant is also proposing two access points to the adjacent arterial streets. One provides access. to McMillan Road and other to Ten Mile Road. Both access points align with access points across the arterials. UDC 11-3A-3 requires local street access if it is provided. In this case, the site is surrounded by both collector and arterial streets. Therefore, staff is supportive of the access points however they should be restricted to right-in/right-out access points only. Volterra Subdivisions (North and South) - 10 - EXHIBIT A Cross-access: There are some commercial lots located on the southwest corner of McMillan Road and Ten Mile Road that do not have frontage on a public street. Because several of the proposed lots do not have frontage on a public street, the applicant should provide a cross parking/cross access agreement(s) for all of the lots within the office and commercial portions of the subdivision to use the driveways and parking aisles. Maintenance of the drive aisles and parking areas should be provided for in a note on the face of the final plat. Sidewalks: UDC 11-3A-17 requires 5-foot detached sidewalks along all collector and arterial streets. Both the submitted landscape plan and the Volterra South plat depict 5-foot-foot wide attached sidewalks along the N. San Vito Way and the west and south side of N. Sangor Way and E. Parma Drive. At the time of final platting, the applicant shall depict 5-foot detached sidewalks along the aforementioned roadways in accord with UDC 11-3A-17. Multi-use Pathway: Per the Master Pathways Plan, the applicant is proposing to construct a 10- foot wide multi-use pathway that is depicted on Pathway Map, along the south side of W.McMillan Road and runs to the east side of the McMillan Road and N. Sangro Way intersection. From there the pathway transverses southward within an 85-foot greenbelt and turns east along the southern boundary of the office lots and connects to Ten Mile Road. The Parks Director has reviewed the submitted plan and finds the proposed pathway comports with the Master Pathways Plan, Thus, staff is supportive of the of the location of the pathway as proposed. Because this is a significant development feature, staff encourages the applicant coordinate with the Settlers Irrigation District to verify their requirements for the proposed green belt (see exhibit A.3). Micropaths: The applicant is proposing to construct numerous micropaths with this plat to help break-up the block lengths that exceed the maximum 750 feet and provide pedestrian connections to planned pathways and planned open space. In lieu of vehicular connectivity, the applicant has provided several micropath lots. Staff is still concerned with the long block length proposed between Block 30 and Block 31. The previous plat depicted a wide open space lot for the relocated White Drain and paralleled the buildable lots. The new plat has changed and the White Drain is now proposed to be relocated to the commercial portion of the development. Staff is recommending the pedestrian connections for this area be enlarged and consolidated to 1) provide an open space corridor to the 2.9 acre park and 2) meet the requirements as requested by the Fire Department regarding the street separation between proposed blocks. The Fire Department has communicated to staff they would like to see a minimum of a 10-wide paved surface with five feet of compacted gravel on both sides. Staff recommends the applicant include a minimum 40-foot wide open space centrally located between the blocks and construct the driving surface as described above. Said landscape areas should be planted in accord with UDC 11-3B-12. Landscaping Requirements Arterials: UDC 11-2A-5 and UDC 11-2B-3 require a 25-foot wide street buffer along McMillan Road and Ten Mile Road. The submitted landscape plan complies with the aforementioned buffer widths along theses roadways. In fact the landscape buffers along McMillan are larger than required due to the 50-foot Lemp Canal easement. Said buffers should be constructed in accord with UDC 11-3B-7C. The UDC requires all residential street buffers to be in a common lot maintained by the homeowners association. For the commercial and office development the applicant shall graphically depict the width of the buffer on the face of the plat. The submitted plats depicts the Volterra Subdivisions (North and South) - 11 - EXHIBIT A buffers as common lots as required. Also, there is a 50-foot Lemp Canal easement parallel to McMillan Road. The submitted landscape plan shows trees outside of this easement. Collector Streets: UDC 11-2A-5 and UDC 11-2B-3requires a 20-foot wide street buffer along N. San Vito Avenue, N. Sangro Way and E. Parma Drive. On the submitted landscape plan, the applicant is proposing buffers that are equal to or exceed the required 20-foot width. Said buffers shall be constructed as proposed in accord with the standards outlined in UDC 11-3A-7C. Due to the relocation of the White Drain along the east side of N. Sangro Way. The applicant has provided an 85-foot wide greenbelt along a portion of this roadway. Land Use Buffers: UDC 11-3B-9 requires landscape buffers between different land uses. Per UDC 11-2b-3, a 20-foot wide landscape buffer is required between single-family homes and L-O zoned property. The submitted plat depicts an 85-foot landscape easement along the west and south boundary of the L-O lots. This greenbelt should serve as adequate buffering for the future residential to the east and the existing Drawbridge Subdivision to the south. Further, the applicant has provided the necessary pedestrian connection to the Drawbridge Subdivision as required with the previous approvals. It is important to note that is open space does not count towards the 10 open space requirements for the residential portion of the plat. This is a dimensional standard based on office uses next to residential uses. Ditches, Laterals, and Canals: The applicant is proposing to relocate and leave open the White Drain, between Ten Mile Road and McMillan Road, as well as the Lemp Canal, which runs along the south side of McMillan Road. During the previous review, Staff talked with Nathan Draper at Settlers Irrigation District and it was preferable to them that the applicant leaves the White Drain open so that groundwater can get to the facility. Also, the City Council has regularly granted waivers of the requirement to the the Lemp Canal. The Lemp Canal is a major facility, and it would at least take a 48-inch pipe to contain it. For the reasons listed above, staff recommends the White Drain and the Lemp Canal remain open and all other irrigation ditches, laterals and canals be tiled per UDC 11-3A-6. The applicant should contact Settler's Irrigation District and coordinate all proposed improvements to ensure the site can development as proposed by the applicant. In summary staff is supportive of the proposed plats. After reviewing the previous approvals, staff believes the subject plats are consistent with the comprehensive plan and as conditioned with the UDC. Further, the proposed plats enhance pedestrian and vehicular connectivity within the proposed subdivisions and the area and have provided an abundance of open space. Given the size of the planned mixed use development in the area, staff anticipates the additional need for housing in the area to help service this area of Meridian. 10. EXHIBITS A. Drawings 1. Vicinity Map 2. Preliminary Plat 3. Landscape Plan 4. Open Space Calculations B. Conditions of Approval 1. Planning Department 2. Public Works Department 3. Fire Department 4. Police Department 5. Parks Department Volterra Subdivisions (North and South) - 12 - EXHIBIT A 6. Sanitary Service Company 7. Ada County Highway District C. Legal Descriptions and Exhibit Map D. Required Findings from Unified Development Code Volterra Subdivisions (North and South) - 13 - EXHIBIT A A. Drawings 1. Vicinity Map Exhibit A -1- EXHIBIT A 2. Proposed Preliminary Plats q~ ~~ ~ F- .9i 3~~~ ~- Y ~ ~k .'~ R ~ ~ ice. ti - 'd •,5' NY ~' k 2 :~ y k' ~ ~ ,, 4'~ € n ,' 6~~, ~ ~4 ~ ~ a~ :V ~ ~ ~ ~ ~. a ~ y ax N ~ Y r G~ ,~ i d` ~ ~ V~~=~p~YV 4~ 1: a Yiyr 5~~ a } W ; 9 `~ ! 53'$4 ~Ju 1 ~ 3 ~ ~~~ ~i<f.i~ a .a $ ~ I ~~~ apt' IIII~ i ~~; II III ''.i exhibit A - 2 - -rr. ~w<. 3RYN 31Li ~MYtln 'Oe+ 133H1tla 31Y95 O .i~ ~r~~,ie.. e.. NB '"M't"8 "N'Y"1 YZ NOR93S ~ Q. :ucaponp~~ tvTd ,~aaNrrrn3ad " v a- ^^ ko~sin~aens Vtl?l31lOn ~ ' "~~•" EXHIBIT A '~ Prc,nosed Landscape Plan ~ fi ~~~ ~~~~~~ xs 6 ~ a 2j2ZZ?~ ~ aiZ ~~ t€ ~~~ ~ ~ R ffi ~ ~~ 'R ~ 4 ~ C' ~di g .r-~ i}~ 6 ~-~ ~r w ~~ ~ 3a a= ay x~,. ~ ,~*~~~ 1 }t t . ,' 9YY ~ '~ ~ ~ --- - g t ~ * - j -- aaw a. ~ ~ pp ur i +~ I r ~ ur y i3 !~ 4 8$ j aw .g. oaxxxx :~xxa i.aa« i ~~ !! ~~ ~a i• 36i ~~ ~ ~~~ ~~ ~ ~ ~~ ~~~t ~~ +~ ~~~ g ~ ~ ~ ~ s ~~ ~ S~ pd~ E ~ ~~ ~~ ~~ ~~~~~ ~~~ ~~ ~~ z~ ~ §3~ ~~ n4' ~~ ~~ ~~~ ~ Exhibit A - 3 ' EXHIBIT A 4. Open Space Calculations Volterra North open Space Calculations McMillan Street Buffer:.. 18470 SF Black Cat Street Buffer: 2.631.6 SF Total Arterial Street Buffer: 44786 SF 5(}96 Street Buffer: 2.2393 SF Street Buffer Open Space: 0.51 Acres Volterra North Open Space: 95$829 SF Open Space Minus Arterial Buffer: 914©43 SF Open Space Acreage: 2t}98 Acres Total North Open Space Acreage- 21..50 Acres ~ Volterra South (}pen Space Calculations McMillan Street Buffer: 37462 SF Total Arterial Street Buffer: 37462 SF 5096 Street Buffer: 18731 SF Street Buffer Open Space: 0.43 Acres Volterra South Open Space: 403263 SF Open Space Minus Arterial Buffer: 365801 SF Open Space Acreage: 8.40 Acres Total South Open Space Acreage= 8.83 Acres ~ Exhibit A - 4 EXHIBIT A B. Conditions of Approval 1. Planning Department 1.1 SITE SPECIFIC REQUIREMENTS-REZONE 1.1.1 The legal descriptions for the proposed rezone submitted with the application (prepared on 10/04/10, by Peter W. Lounsbury, PLS) shows the property within the existing corporate boundary of the City of Meridian (see Exhibit C). 1.1.2 Since these are new plats and other properties were removed from the recorded DA, staff believes the recorded DA should be amended to incorporate new provisions that are appropriate for this project. The applicant shall submit a DA modification prior to the City Council hearing so staff can process the application and schedule the DA modification for the same hearing as the proposed project. With the DA modification application, the applicant shall provide sample home elevations; address the number of subdivision amenities and the timing for those amenities and the phasing plan. 1.2 SITE SPECIFIC REQUIREMENTS-VOLTERRA NORTH (PP-10-004) 1.2.1 The preliminary plat labeled Sheets PP-1 and PP-2, prepared by Quadrant Consulting, dated 10/18/10, is approved, with the conditions listed herein: • Lots 34 and 35, Block 4 shall meet the lot frontage standards in accord with UDC-11-2A- 5. 1.2.2 Provide the stub streets and internal street network as proposed on the plat. A portion of the collector system (N. San Vito Way) appears to be constructed on property outside of the plat boundary. Because the property is under single ownership, the applicant shall process a property boundary adjustment to facilitate the construction of this segment of the roadway prior to submitting a final plat. 1.2.3 Provide 21.50 acres of common open space, as detailed on the open space exhibit attached in Exhibit A. Provide the following amenities - a club house, swimming pool, outdoor play area, water feature/public art, 5 percent additional open space and extend the public pathway system. The applicant shall route the proposed pathway through the proposed 10.2 acre park and align said pathway with the planned pathway approved with the Volterra Mixed Use project to the east. The amenities and timing for those amenities shall be tied to the amended development agreement. 1.2.4 The landscape plan prepared by Power Enterprises, dated 10/15/2010, is approved with the following modifications/notes: Construct the arterial landscape buffers along McMillan Road and Black Cat as proposed. Said buffers shall be constructed in accord with UDC 11-3B-7C. Provide 5-foot wide detached sidewalks per UDC 11-3A-17. Construct the collector landscape buffers along W. Gondola Drive and N. San Vito Way as proposed. Said buffers shall be constructed in accord with UDC 11-3B-7C. Provide 5- foot wide detached sidewalks on the south side of W. Gondola Drive and N. San Vito Way per UDC 11-3A-17. Construct the 10-foot multi-use pathway on the north side of W. Gondola Way as proposed. Provide 10-foot wide parkway between the back of curb and the edge of the pathway as proposed. Pathway landscaping shall be designed in accord with UDC 11-3B-12. Exhibit B EXHIBIT A • Provide micro pathway connections through Lots 15, 8, 10, 5, 12, 19 and 1, Blocks 4, 1, 7, 13 and 17 as proposed. Landscaping adjacent to all micro pathways shall be designed in accordance with UDC 11-3B-12. • All parkways shall be constructed in accord with UDC 11-3A-17. A written certificate of completion should be prepared by the landscape architect, designer, or qualified nurseryman responsible for the landscape plan. All standards of installation should apply as listed in UDC 11-3B-14. 1.3 SITE SPECIFIC REQUIREMENTS-VOLTERRA SOUTH (PP-10-005) 1.3.1 The preliminary plat labeled Sheet PP-3, prepared by Quadrant Consulting, dated 10/18/10, is approved, with the conditions listed herein. 1.3.2 Provide the stub streets and internal street network as proposed on the plat. In lieu of a public street connection to the Drawbridge Subdivision, provide a 5-foot wide pedestrian connection as proposed. The access points for the commercial development providing access to Ten Mile Road and McMillan Road shall be limited to right-in/rieht-out access only as granted by t/ity Louncii see PP-3 . 1.3.3 Provide 8.83 acres of common open space, as detailed on the open space exhibit attached in Exhibit A. Provide the following amenities - an outdoor play area, 5 percent additional open space and extend the public pathway system. The amenities and timing for those amenities shall be tied to the amended development agreement. 1.3.4 The landscape plan prepared by Power Enterprises, dated 10/15/2010, is approved with the following modifications/notes: • Construct the arterial landscape buffers along McMillan Road and Ten Mile Road as proposed. Said buffers shall be constructed in accord with UDC 11-3B-7C. Provide 5- foot wide detached sidewalks per UDC 11-3A-17. Construct the 10-foot multi-use pathway on the south side of McMillan Road, as proposed. Pathway landscaping shall be designed in accord with UDC 11-3B-12. • Construct the collector landscape buffers along N. San Vito Avenue, N. Sangro Way and E. Parma Drive, as proposed. Said buffers shall be constructed in accord with UDC 11- 3B-7C. Provide 5-foot wide detached sidewalks per UDC 11-3A-17. • Construct the 85-foot wide greenbelt as multi-use pathway as proposed. Pathway UDC 11-3B-12. proposed. At a minimum provide a 12-wide landscaping shall be designed in accord with • Provide micro pathway connections through Lots 10, 14, and 23, Blocks 4, 5 and 6 as proposed. Landscaping adjacent to all micro pathways shall be designed in accordance with UDC 11-3B-12. • The micropath lots planned for Block 30 and 31 shall be enlarged and consolidated to 1) provide an open space corridor to the 2.9 acre park and 2) meet the requirements as requested by the Fire Department regarding the street separation between proposed blocks. The Fire Department has communicated to staff they would like to see a minimum of a 10-wide paved surface with five feet of compacted gravel on both sides. The applicant shall include a minimum 40-foot wide open space centrally located between the blocks and construct the driving surface as described above. Said landscape areas shall be planted in accord with UDC 11-3B-12. • All parkways shall be constructed in accord with UDC 11-3A-17. Exhibit B - ~ - EXHIBIT A A written certificate of completion should be prepared by the landscape architect, designer, or qualified nurseryman responsible for the landscape plan. All standards of installation should apply as listed in UDC 11-3B-14. 1.3.5 Across-access easement shall be recorded for the commercial and office lots within the subdivision. All of these lots within the subdivision shall have access to the access points approved in this application. This agreement shall be recorded and a copy of said agreement submitted to the City prior to the City Engineer's signature on the final plat OR a note shall be added to the face of the final plat granting said cross-access. GENERAL REQUIREMENTS- PRELIMINARY PLATS (PP-10-004 AND PP-10-005) 1.4.1 A detailed landscape plan, in compliance with the landscape and subdivision ordinance and as noted in this report, shall be submitted for the subdivision with the final plat application(s). 1.4.2 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision pursuant to UDC 11-3A-17. 1.4.3 All areas approved as open space shall be free of wet ponds or other such nuisances. All stormwater detention facilities incorporated into the approved open space are subject to UDC 11- 3A-18 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated surface materials shall not be used in open space lots, except as permitted under UDC 11-3B. Where the applicant has submitted a preliminary landscape plan and where staff has reviewed such plan, the landscaping shall be consistent with the preliminary plan with modifications as proposed by staff. If the stormwater detention facility cannot be incorporated into the approved open space and still meet the standards of UDC 11-3A-18, then the applicant shall relocate the facility. This may require losing a developable lot or developable area. It is the responsibility of the developer to comply with ACRD, City of Meridian and all other regulatory requirements at the time of final construction. 1.4.4 Staff's failure to cite specific ordinance provisions or terms of the approved annexation and development agreement does not relieve the applicant of responsibility for compliance. 1.4.5 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, but exclusive of any natural waterway (also excluding the Lemn Canal and the White Drain), that intersect, cross or lie within the area being subdivided shall be covered. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association (ditch owners), with written approval or non-approval submitted to the Public Works Department prior to construction plan approval. If lateral users association approval can not be obtained, alternate plans will be reviewed and approved by the City Engineer. 1.4.6 Both preliminary plats approval shall be subject to the expiration provisions set forth in UDC 11- 6B-7. 1.4.7 A detailed fencing plan shall be submitted upon application of the final plat. If permanent fencing is not provided before issuance of a building permit, temporary construction fencing to contain debris must be installed around the perimeter. Perimeter, common open space, and micro-path fencing shall be designed according to UDC 11-3A-7. 1.4.8 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. The applicant should be required to utilize any existing surface or well water for the primary source. If a surface or well source is not available, asingle-point connection to the culinary water system shall be required. An underground, pressurized irrigation system should be installed to all landscape areas per the approved specifications and in accordance with UDC 11- 3A-15 and MCC 9-1-28. Exhibit B - 3 - EXHIBIT A 1.4.9 The Applicant shall comply with all previous requirements of this site associated with AZ-OS- 040, and the Development Agreement (Instrument No. 106034786 and any modified DA) in effect for development. 1.4.10 The final plat, and any phase thereof, shall substantially comply with the approved preliminary plats as set forth in UDC 11-6B-3C2. 1.4.11 All common open space and site amenities shall be maintained by an owner's association as set forth in UDC 11-3G-3F1. 1.4.12 The applicant shall coordinate all subdivision improvements with the Settler's Irrigation District. 2. Public Works Department 2.1 Sanitary sewer service to this development is master planed to be served from extension of mains in N Blackcat Road. 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 master planed from extensions of mains in N Blackcat Road, W McMillan Road and N Ten Mile Road. The applicant shall be responsible to install multiple water connections due to fire flow requirements. The applicant shall be responsible to install water mains to and through this development, coordinate main size and routing with Public Works. 2.3 The applicant shall be required to install at the developer's expense a pressure reducing valve and vault including all SCADA communication at any location needed to control the risk of conflicting pressure zones. SCADA system shall be consistent with the City of Meridian SCADA details. Coordinate size and location with Public Works. 2.4 The applicant shall provide a 20-foot common lot for all public water/sewer mains outside of public right of way. The common lot shall be covered with a blanket easement to the City of Meridian. 2.5 The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public right of way (include all water services and hydrants). 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, which must include the area of the easement (marked EXHIBIT A) and an 81/2" x 11" map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. 2.6 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, asingle-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 signature on the final plat by the City Engineer. 2.7 All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. Exhibit B - 4 - EXHIBIT A 2.8 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at (208)898-5500 for inspections of disconnection of services. Wells maybe used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190. 2.9 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures and inspections (208)375-5211. 2.10 Street signs are to be in place, water system shall be approved and activated, fencing installed, drainage lots constructed, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 2.11 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 2.12 All development improvements, including but not limited to sewer, fencing, micro-paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 2.13 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. 2.14 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. 2.15 Applicant shall be responsible for application and compliance with any Section 404 Permitting that maybe required by the Army Corps of Engineers. 2.16 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.17 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.18 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. 2.19 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. 2.20 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. 2.21 The applicants design engineer shall certify that all seepage beds out of the public right- of-way are installed in accordance with the approved design plans. This certification must be received by the City of Meridian Public Works Department prior to the project receiving final approval. 2.22 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. Exhibit B " 5 - EXHIBIT A 2.23 100 Watt and 250 Watt, high-pressure sodium streetlights shall be required per the City of Meridian Department of Public Works, Improvement Standards for Street Lighting. All streetlights shall be installed at sub divider's expense. Final design shall be submitted to the Public Works Department for approved. The street light contractor shall obtain the approved design on file and an electrical permit from the Public Works Department prior to commencing installations. The contractor's work and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. 3. Fire Department 3.1 The proposed 5671ot subdivision with an estimated 3.05 residents per household would have a total estimated population of 1729 residents at build out. 3.2 One and two family dwellings not exceeding 3,600 square feet require afire-flow of 1,000 gallons per minute for a duration of 2 hours to service the entire project. One and two family dwellings in excess of 3,600 square feet require a minimum fire flow as specified in Appendix B of the International Fire Code. Fire Hydrant spacing shall be provided as required by Appendix C of the International Fire Code. 3.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in accordance with International Fire Code Section (IFC) 508.5.4 as follows: a. Fire Hydrants shall have the 4 '/z" outlet face the main street or parking lot aisle. b. The Fire hydrant shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works specifications. d. Fire Hydrants shall be placed on corners when spacing permits. e. Fire hydrants shall not have any vertical obstructions to outlets within 10'. £ Fire hydrants shall be place 18" above finish grade. g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5. h. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. 3.4 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing.. 3.5 In accordance with International Fire Code Section 503.2.5 and Appendix D, any roadway greater than 150 feet in length that is not provided with an outlet shall be required to have an approved turn around. Phasing of the project may require a temporary approved turn around on streets greater than 150' in length with no outlet. 3.6 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28' inside and 48' outside, per International Fire Code Section 503.2.4. 3.7 All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and have a clear driving surface of 20' in width capable of supporting an imposed weight of 75,000 GVW, per International Fire Code Section 503.2. 3.8 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth in International Fire Code Section 304.1.2. 3.9 Fire lanes, streets, and structures (including the canopy height of mature trees) shall have a vertical clearance of 13'6 as set forth in International Fire Code Section 503.2.1. 3.10 Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on-site fire hydrants Exhibit B - 6 - EXHIBIT A and mains shall be provided where required by the code official. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183). a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m). b. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet (183 m). 3.11 Operational fire hydrants, temporary or permanent street signs, and access roads with an all weather surface are required to be installed before combustible construction material is brought onto the site, as set forth in International Fire Code Section (IFC) 501.4 and Meridian amendment to IFC 10-4-2J. 3.12 To increase emergency access to the site a minimum of two points of access will be required for any portion of the project which serves more than 50 homes, as set forth in Intemational Fire Code Section D107.1. The two entrances should be separated by no less than'/z the diagonal measurement of the full development as set forth in International Fire Code Section D104.3. 3.13 The roadways shall be built to Ada County Highway District cross section standards and have a clear driving surface. Streets less than 29' in width shall have no on-street parking; streets less than 33' in width shall have parking only on one side. These measurements shall be based on the back of curb dimension. The roadway shall be able to accommodate an imposed load of 75,000 GVW as set forth in International Fire Code Section 503.2.1. 3.14 Commercial and office occupancies will require afire-flow consistent with International Fire Code Appendix B to service the proposed project. Fire hydrants shall be placed per Appendix C. 3.15 The fire department requests that any future signalization installed as the result of the development of this project be equipped with Opticom sensors to ensure a safe and efficient response by fire and emergency medical service vehicles. The cost of this installation is to be borne by the developer. (National Fire Protection Std 1141 Section 5.2.11.1) 3.16 All portions of the buildings located on this project must be within 150' of a paved surface as measured around the perimeter of the building as set forth in International Fire Code Section 503.1.1. 3.17 Emergency response routes and fire lanes shall not be allowed to have speed bumps as set forth in International Fire Code Section 503.4. & National Fire Protection Standard 1141, Section 5.2.18. 3.18 As set forth in International Fire Code Section 503.2.5, the Fire Department is opposed to any landscape island in the middle of a cul de sac that may prevent a fire truck from turning around on the end of the court. Parks Department 4.1 Construct the pathway and adjoining fencing and landscaping consistent with the standards as set forth in UDC 11-3A-7A7 and 11-3B-12C respectively. 4.2 The applicant shall design and construct the multi-use pathways consistent with the location and specifications (Chapter 3) set forth in the Meridian Pathways Master Plan unless otherwise approved by the Parks and Recreation Director. 4.3 Where the multi-use pathway crosses streets or drive aisles, the applicant shall revise the landscape plan to delineate a pathway surface different from that of the driving surface using scored concrete, pavers, or similar treatment. 4.4 The applicant shall have an ongoing obligation to maintain all pathways. Exhibit B - 7 - EXHIBIT A 5. Police Department 5.1 Comments were not provided by the Police Department on the subject application. 6. Sanitary Service Company 6.1 SSC Prior to submittal of a Certificate of Zoning Compliance (CZC) application to the City of Meridian Planning Department, the applicant shall submit a scaled site plan and detail of the trash enclosure to Doug Mason, SSC (888-3999) that demonstrates compliance with the following items: a. Suitable waste enclosure locations (enclosures should be located to minimize service vehicle back-up requirement)J; b. Sufficient overhead clearance height for service vehicles (a minimum 13' clearance is required, including power and telecommunication lines; this requirement increases to 22' at container service locations); c. Ample number and size of waste receptacles/enclosures to meet waste generation points and volumes; d. Adequate waste enclosure access (the applicant shall provide drive-on capability for 6 and 8 cubic yard containers; allow a minimum of 60' frontal clearance); e. Adequate turning radius (provide a minimum 28' inside and 48' outside for all entrances, internal roads, drive aisles, alleys, and private streets where they intersect a public street); Any roadway greater than 150 feet in length that is not provided with an outlet shall be required to have an approved turn around. g. Meets design standards for waste enclosure(s): i. Concrete pad for the waste enclosure (required for all enclosures); ii. Concrete apron in front of waste enclosure (minimum 8' in depth) iii. Gate locks for the waste enclosure for both open and closed positions; iv. Clearance inside waste enclosure gates (minimum 12' x 10' when in open position) Note: If building tenant wishes to recycle, please contact Doug Mason, SSC at 888-3999 for minimum dimensional requirements; v. Bollards inside the enclosure to prevent the container from damaging the walls and gates; vi. Waste enclosure user access (When possible, the enclosure should be designed with an easy pedestrian access point other than the front gates to ensure less mess within the enclosure as well as reduce gate damage) 7. Ada County Highway District «'nn,rrar~Tme u ~~~ ivnm u~ 7.1 Site Specific Conditions of Approval 7.1.1 Construct a 5-foot wide detached concrete sidewalk on Ten Mile Road located a minimum of 42- feet from the centerline of the roadway abutting the site as proposed. Provide the District with a sidewalk easement for anv segment of sidewalk located outside of the right-of-wav. 7.1.2 Construct a 5-foot wide detached concrete sidewalk on the south side of McMillan Road from its intersection with Ten Mile Road 940-feet to the west as proposed. Construct a 10-foot wide multi use path on the south side of McMillan Road from a point 1 000-feet west of Ten Mile Road continuing to the west 1 590-feet as proposed Provide the Distract with a sidewalk easement for anv sP~ment of sidewalk located outside of the right-of--wav. Exhibit B - 8 - EXHIBIT A 7.1.3 Dedicate 48 feet of right of way from the centerline of Black Cat Road abutting the site. The ri ht of way purchase and sale agreement and deed must be completed and signed by the Volterra Subdivision a licant rior to schedulin the final lat for si nature b the ACHD Commission or prior to issuance of a building.pertnit or other rectuired permits) whichever occurs first. Allow to 30 business days to process the right-of--way dedtcation after receipt of all re uested material The District will~urchase the ri ht of-way which is m addition to extsring raght-of--way from available Corridor Preservation Funds. 7.1.4 Construct a southbound left-turn ba at the northern site a roach intersection of Black Cat Road and Gondola Drive and a northbound right-turn bay at the northern site approach intersection of Black Cat Road and Gondola Drive Coordinate the design and location of the turn lanes with District Development Review staff. 7.1.5 Construct San Vito Wa a residential collector as a 36-foot street section with vertical curb r_ _~ __.:a.. a,.,,.,.~.elt nAYInYP*P cirlPxx~alk and a t (1-f~~t wide detached multi-use pathway gutter d J LUUI wiuc uc~aciau ...,,... within 50 feet of right of way as proposed Provide the Distract with a sidewalk easement for an segment of the sidewalk located outside of the right-of--way Parktng and front-on houstn are prohibited on residential collector roadways. 7.1.6 Construct Gondola Drive a residential collector as a 36-foot street section with vertical curb nutter a 5 foot wide detached concrete sidewalk and a 10-foot wide detached multi-use pathway within 50 feet of right of way as proposed Provide the District with a sidewalk easement for any segment of the sidewalk located outside of the right-of--way Parking and front-on housm~ are prohibited on residential collector roadways. 7.1.7 Construct Sanoro Way/E Parma Drive a local commercial roadway as a 40-foot street section with vertical curb tter and a 5 foot wide detached concrete sidewalk wrtlun 54-feet of raght-of- wa~ as proposed. 7.1.8 Construct all internal local streets as 36-foot street sections with rolled curb gutter and 5-foot wide attached concrete sidewalks within 50-feet ofright-of--way as proposed. 7.1.9 Construct a stub street to the south located between Lot 59 Block 50 and Lot 30 Block 60 (as shown on the attached~reliminary plat approximately 1 200-feet south of McMillan Road and 2 100 feet west of Ten Mile Road (measured centerline to centerline) as proposed. Install a sign stating "THIS ROAD WILL BE EXTENDED IN THE FUTURE." 7.1.10 Construct a stub street to the west located between Lot 1 Block 60 and Lot 1 Block 62 (as shown on the attached prelitninar~plat) approximately 580-feet south of McMillan Road and 2,600-feet west of Ten Mile Road (measured centerline to centerline) as proposed. Install a sign stating, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." 7.1.11 Construct a stub street to the west located between Lot 5 Block 14 and Lot 44 Block 17 a roximatel 1 110-feet north of McMillan Road and 2 500-feet east of Black Cat Road (measured centerline to centerline) as proposed Install a sign stating "THIS ROAD WILL BE EXTENDED IN THE FUTURE." 7.1.12 Construct a stub street to the south located between Lot 1 Block 8 and Lot 13 Block 14 a roximatel 1 250-feet north of McMillan Road and 1 700-feet east of Black Cat Road (measured centerline to centerline, as proposed Install a sign stating "THIS ROAD WILL BE EXTENDED IN THE FUTURE." 7.1.13 Construct a stub street to the south located between Lot 1 Block 3 and Lot 31 Block 8 a roximatel 1 400-feet north of McMillan Road and 850-feet east of Black Cat Road (measured centerline to centerline, as proposed Install a sign stating "THIS ROAD WILL BE EXTENDED IN THE FUTURE." Exhibit B - 9 - EXHIBIT A 7.1.14 Construct a stub street to the north located between Lot 1 Block 7 and Lot 18 Block 1 a roximatel 2 640-feet north of McMillan Road and 1 900-feet east of Black Cat Road measured centerline to centerline as ro osed. Install a si n statin "THIS ROAD WILL BE EXTENDED IN THE FUTURE." 7.1.15 Construct a stub street to the north located between Lot 30 Block 7 and Lot 1 Block 13 located a roximatel 2 640-feet north of McMillan Road and 2 700-feet east of Black Cat Road measured centerline to centerline as ro osed. Install a si statin "THIS ROAD WILL BE EXTENDED IN THE FUTURE." 7.1.16 Construct a stub to the north located a roximatel 1 200-feet north of McMillan Road and 1 700-feet west of Ten Mile Road (measured centerline to centerline) as proposed. Install a si statin "THIS ROAD WILL BE EXTENDED IN THE FUTURE." 7.1.17 Construct a stub to the east located a roximatel 1 125-feet north of McMillan Road and 1 700- feet west of Ten Mile Road (measured centerline to centerline) as proposed. Install a sign statin "THIS ROAD WILL BE EXTENDED IN THE FUTURE." 7.1.18 Direct lot access is rohibited to Ten Mile Road McMillan Road and Black Cat Road. This access restriction shall be noted on the final plat. 7.1.19 Comply with all Standard Conditions of Approval. 7.2 STANDARD CONDITIONS OF APPROVAL 7.2.1 Any existing irrigation facilities shall be relocated outside of the right-of--way. 7.2.2 Private sewer or water systems are prohibited from being located within any ACHD roadway or right-of--way. 7.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 7.2.5 Comply with the District's Tree Planter Width Policy. 7.2.6 Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 7.2.7 All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 7.2.8 The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 7.2.9 Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 7.2.10 Payment of applicable road impact fees are required prior to building construction. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. 7.2.11 It is the responsibility of the applicant to verify all existing utilities within the right-of--way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days Exhibit B - 10 - EXHIBIT A prior to breaking ground within ACHD right-of--way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACRD conduits (spare or filled) are compromised during any phase of construction. 7.2.12 No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 7.2.13 Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. Exhibit B - 1 ~ - EXHIBIT A C. Legal Descriptions and Exhibit Map ®. ~UQdI'CtCtt Consulting. tnc. Valtcrn Std~dirisioe So~aEh - G-G 2~Be Destrtptla~ ReaotrAgtet~ed A panel o[laad sinw~ted in t5e Narih'/s of dx Nart6m~st ~. of Smcidon 34, Tavvssh~ 41•L~rdr, i V~'m9t, Bohm Mcrndia4 +~ ~l'.ldaha, ~~ pmrtaGrtltrly dmscr(bed es t'oltawa; IINI` t711P' B~.,INMfl~IG; tbeuoe sion~ tic Z~t~time of flYe~Pfaathaemt~, ~5mdia ffiaid ~t'taer Saath 00" 52' 4T' ~' 644.10 f+omt;lhmnce dcpaning [inrn sand easy line 1~iurth 88°56'29" Wm~ 314.13 feet; thence 1,44.39 feet alar~ a curve Io tfie right, said carve harit~ x radius of ti08.00 that. a detp~ tube of 61 °33'P6' ttod a long ehosd Deanmg North 58°10'26" R+erC 613.87 feet: dteltt~a. North 37°24'23" 9Vest 365.241 foot dimoe, Norht- OtW52'46" t 209.02 fret m a pout an the sarrt>a linen ot'said Sectiam 2T; #tea~ slarpl, the Smmah liam oFssid seuioa 27 Soath 88° SG 39" East IO18,b7 feat to P4IPf1' OF HEGiNNiA1G; Bait[ ptwat cOntafna 16.78 tuxes mare or 1 oetober 4, .2010 194 W. tSveiland 8nhe, D 83Tfi5 ~ Pt~arie X208} 312-0i]91 P+mc ~2D8} 3#2-0OS-5t • www,qupQrairrtt~c Civil 6npkMetafflp ' StlrvBh~~ • Conl1~ ~~ Exhibit C - l EXHIBIT A ~~ Quc~dranfi can:~lttt,9. ir-c. varr~.3®bdtivisioa S..trt - R-~ ~ De,~r;ipt~on A parcel of i'atacl sitast~Dd in the Nauth'~4 of the Tlortheast'd. Df Soction 34* Taaoal-~ 4 NDAh, urge 1 Wrsl. t3aise Maiidita. Atta Y, idehe*, mesa paeticularbr dc~ibal m tblib>x~ Gamrnmcing at the Section corner to SectiOO 2b. 27, 3# msd 35 0# said Towtada;ip and f thearoa slang the east line of the ~'~ 0f sabd 8eCtian 34 5awh 40° 32" 47- Wmt l31 S.5& fast tD the SDUtresst Doraer of ~e NDrlh 44 of said Na~aase'/,. <t,eaea ak~ny dro south line of acid 2lortb lh of dre Nartiteast Y. North &9" 6fi 34" Wei 452.57 feet ro the P'CrIlY'E' OF ~IirG INNING; sheave contieaing slang acid svult- Eire Nrnsh 89906'30" Wamt 3165,5 { feet to dsa SOrrdrvuesl Darner of said North ~4 of dte h6eadreaa+t "A.; thtnra along the West. Ilse of said Nard-'s5 of the Ndthesst'l, North 6Q° 43' AS' East 1323.31 fear ~ lhe'A eorner Demmer. oa amd Seotioss 2i and 34, drenDe slas$ the Sontlt line ar seta Seaton 27 South SS° 56' 29" last Ib35.90 feet; thence, 5adh 46°54'+16" West 409.OQ fee4 drearaa, South 27°7A'23" 4sat 365.26 thence ~178_T81»:et alDng a curve t0 the kR. and Dmve having a erdius of 6fl0.00 feet, a dabs mgle of 4S°43' 14- and a fang dread bearing Soudr 5p°IS'S9" P.aat A66.18 ~ therrcc, $Oath Cq°52°47" Wwt 495.66 feet ea the ii'om'r QF BlGGIPIN[I~iG; Said parcel t~pntst111S 58,.33 aCrC6 ruc¢ie ~ leas. 4Ct 4.2Ditl 19W tN. t3tirerkmd BDtxs, 83 83!705 • Pharrs 1~8! ~+"'6'~t • ~" 1209 '~`~ • www.yFrodrorn.cc +G7+M Er'Gir~sfn0 5 Ca~hucian l~Yanagement Exhibit C ' ~ EXHIBIT A ~IIQt~'+CI~ Gonsultinp.It1G. Yt~lterra Strbdi-'irian South - i.--U Zaae D - Reto red A parcel of 1®d aipuiEed in the North K of the Nom'/. of Sactioo 34, Taavtmtdp 4 Norde, ~ 1 Woof, Boma tyd~idrsn, Ada Caaaty. rdelw, mare par~culrrly' d~'bad ~ farlawa; die ~t Nine of tl~c Natthcaet'lG w Section 2b. 27~ l4 and 35 of es~c1 Township mnd R~m~a; Ihatce ataoyg Sautb 00° S2` 4°T' Wear 644.10 feet to tlk POINT OF SEGINI~IING; mmw~ cantaruing akro6 said seat lase South 00° 3~' 47° West 471.48 fleet to dve Soudtemt ecxaer of the North 45 of said Northe®t !rr ihmat slag the a[xtdt IfrK of laud North 9S of the Tiorthes~ Y+ North 8'4° 0b` 30" Went 483.57 fees ;thence creparting fsam avid south lase North 0€1°32'47" East 443.64 feet; thence lti5.b3 feet araatg a curve ao the right, said curve roving. a radars of 6001.00 t~+t, a deb att$re of 15°43'34" end a WrJg chard tsearing South SI°02'll~ East 165,04 tlfertca, South 66°3b'29" East 319.13 bast W the MINT OF BEGINNING. Said pamrd ooh 3.26 scree mama car rye. r 4,1J010 140+1 W. Ovwlarrd babe. ID 83705 Prxxi~ {2~ 34.2-0091 ° Fat (20t8 3420092 • wwrc+.~tiuodaonl.Cc CIvM ne+etM'19 • S GtxtsttvCtrcn tukar~ernent Exhibit C ' 3 EXHIBIT A I 0~ ~ •- d I ~ E ao I ~n ~~C1~j 8f ~~ U~~ '~ ~ ~yd ~ ~~1 ,~'~ ~ cv ~' nt't,t.'S.QC}S ~- ~7'z' ~ M Lti,Z~,QO Z ~, ~/ C?1 r- ~ W ''~ , ~ '~ ? a z ca ~ _z ~~f oo M, C3. ~ z amts w c.:a Z ~ ~,~ 4 ~9-~6 a~,~ ~~,, oa ~ M„Ltr,L~.QQ~ W N ~i ..- I ° V ~ ~ co o, i. I o as e` c.3 Z7 ~ ~i wri «i ~ "~ 40 C3 ~5 ~ ~ `~' ~ F- ~ s ~~ ~ ~ -2~` Z C7 w ~ il'6C1~ 5 ~ij. w w t ~~ ~o~ ~.» °c~ ~ cV o CJ ua ~- V ~~ rpm ~ zU ~ t/5 1~// (7 ~_ ~ ~ 4 e( ~ ~ ~ (,/~ Z ~ o µ°~~ d*~~ ~~~ a~~ ~~~ $;, ~ ~ ~$$8 ~ ~Q~S ~~ ~ ~~~~ ~ ~ aD u7i rt retsv nUai d' ~- m .~ ~ .~. ~ ~t~vU {~ ~ M s ¢ 7o.w-s ~w~ '``. ,t£'~Lfl 3 „5tr,~tr.~la N ~~M Exhibit C - 4 EXHIBIT A D. Required Findings from Unified Development Code Rezone 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: A. The map amendment complies with the applicable provisions of the comprehensive plan; The applicant is proposing to rezone the subject property from R-4 to R-8. The proposed zoning district is consistent with the Comprehensive Plan. The Council finds that the proposed development complies with the applicable provisions of the comprehensive plan. B. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The Council finds that proposed Preliminary Plat complies with the established regulations and purpose statement of the R-8 zoning district. Staff finds that the proposed map amendment complies with the regulations of the proposed district. C. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The Council finds that the proposed zoning amendment should not be detrimental to the public health, safety, or welfare. D. 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 that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site since services are not available. E. The annexation is in the best of interest of the City (UDC 11-SB-3.E). NA 2. 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: A. The plat is in conformance with the Comprehensive Plan; The Council finds that the proposed plats are in general conformance with the Comprehensive Plan (please see Section 7 of the Staff Report for detailed analysis of specific comprehensive plan action items that apply to this development). B. Public services are available or can be made available and are adequate to accommodate the proposed development; The Council finds that services can be made available to accommodate the proposed developments. C. The plat is in conformance with scheduled public improvements in accord with the City's capital improvement program; Exhibit D EXHIBIT A Because the developer is installing sewer, water, and utilities for the development at their cost, the Council finds that the subdivisions will not require the expenditure of capital improvement funds. D. There is public financial capability of supporting services for the proposed development; Staff recommends the Commission and Council rely upon comments from the public service providers (i.e., police, fire, ACRD, etc.) to determine this finding. E. 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 development of these subdivisions that should be brought to the Council or Commission's attention. ACRD considers road safety issues in their analysis. Staff recommends that the Commission and Council reference any public testimony that may be presented to determine whether or not the proposed subdivision may cause health, safety or environmental problems of which staff is unaware. F. The development preserves significant natural, scenic or historic features. The Council is unaware of any natural, scenic or historic features on this site. Therefore, the Council finds that the proposed developments will not result in the destruction, loss or damage of any natural, scenic or historic feature(s) of major importance. The Commission and Council should reference any public testimony that may be presented to determine whether or not the proposed development may destroy or damage a natural or scenic feature(s) of major importance of which staff is unaware. Exhibit D - 2 "