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Isola Creek Subdivision AZ-12-008 PP-12-004CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER ~E IDR IAN~- ~J In the Matter of Annexation of 74.6 Acres from RUT to the R-4 Zoning District and Preliminary Plat Approval Consisting of 168 Residential Lots and 12 Common Lots on 70.33 Acres for Isola Creek Subdivision, Located at on the East Side of N. Ten Mile Road, North of W. Ustick Road, by Coleman Homes, LLC. Case No(s). AZ-12-008 and PP-12-004 For the City Council Hearing Date of: December 4, 2012 (Findings on December 18, 2012) A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of December 4, 2012, incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of December 4, 2012, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of December 4, 2012, incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of December 4, 2012, incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified 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 April 19, 2011, Resolution No. 11-784 and Maps. 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. CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). AZ-12-008 and PP-12-004 -1- 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 4, 2012, 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 request for annexation and preliminary plat is hereby conditionally approved per the conditions of approval in the attached Staff Report for the hearing date of December 4, 2012, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Preliminary Plat Duration Please take notice that approval of a preliminary plat, combined preliminary and final plat, or short plat shall become null and void if the applicant fails to obtain the city engineer's signature on the final plat within two (2) years of the approval of the preliminary plat or the combined preliminary and final plat or short plat (UDC 11-6B-7A). In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and conforms substantially to the approved preliminary plat, such segments, if submitted within successive intervals of two (2) years, may be considered for final approval without resubmission for preliminary plat approval (UDC 11-6B-7B). Upon written request and filed by the applicant prior to the termination of the period in accord with 11-6B-7.A, the Director may authorize a single extension of time to obtain the City Engineer's signature on the final plat not to exceed two (2) years. Additional time extensions up to two (2) years as determined and approved by the City Council may be granted. With all extensions, the Director or City Council may require the preliminary plat, combined preliminary and final plat or short plat to comply with the current provisions of Meridian City Code Title 11. If the above timetable is not met and the applicant does not receive a time extension, the property shall be required to go through the platting procedure again (UDC 11- 6B-7C). Notice of Two (2) Year Development Agreement Duration The development agreement shall be signed by the property owner and returned to the City within two (2) years of the City Council granting annexation and/or rezone (UDC 11-SB-3D). A modification to the development agreement may be initiated prior to signature of the agreement by all parties and/or may be requested to extend the time allowed for the agreement to be signed and returned to the City if filed prior to the end of the two (2) year approval period (UDC 11-SB-3F). CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). AZ-12-008 and PP-12-004 -2- E. Notice of Final Action and Right to Regulatory Takings Analysis 1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, denial of a development application 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 may be filed. 2. Please take notice that this is a final action of the governing body of the City of Meridian. When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person who has an interest in real property which may be adversely affected by the final action of the governing board may within twenty-eight (28) days after the date of this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho Code. F. Attached: Staff Report for the hearing date of December 4, 2012 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). AZ-12-008 and PP-12-004 -3- By action of the City Council at its regular meeting held on the ~_ day of , 2012. COUNCIL PRESIDENT BRAD HOAGLUN COUNCIL VICE PRESIDENT CHARLIE ROUNTREE COUNCIL MEMBER DAVID ZAREMBA COUNCIL MEMBER KEITH BIRD VOTED VOTED VOTED VOTED MAYOR TAMMY de WEERD VOTED (TIE BREAKER) Copy served upon Applicant, The Planning Department, Public Works Department and City Attorney. Dated: ~~~~~ ity ler 's ice CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). AZ-12-008 and PP-12-004 -4- EXHIBIT A STAFF REPORT Hearing Date: TO: FROM: December 4, 2012 Mayor and City Council Bill Parsons Associate City Planner 208-884-5533 E IDIAN~-- 1DAH+p SUBJECT: AZ-12-008; PP-12-004 -Isola Creek Subdivision I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Coleman Homes, LLC has applied for annexation and zoning (AZ) of 74.6 acres of land with an R-4 zoning district and a preliminary plat (PP) for 168 residential building lots and 18 common lots on approximately 70.33 acres of land in a proposed R-4 zoning district for Isola Creek Subdivision. See Section IX of the staff report for more information. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed AZ and PP applications in accord with the conditions of approval in Exhibit B and the Findings of Fact and Conclusions of Law in Exhibit D. The Meridian Planning & Zoning Commission heard these items on November 1, 2012. At the public hearing, the Commission voted to recommend approval of the subiect AZ and PP requests. a. Summary of Commission Public Hearing: i. In favor: Becky McKay ii. In opposition: None iii. Commenting: None iv. Written testimony: None v. Staff presenting application: Bill Parsons vi. Other staff commenting on application: None b. Key Issue(s) of Discussion by Commission: i. Mid-block pedestrian connection between W. San Remo Drive and W. Teano Drive Block 3 . c. Key Commission Change(s) to Staff Recommendation (SEE EXHIBIT B): i. The Commission modified conditions of approva11.2.1, 1.2.3,1.3.10 and 2.6. ii. The Commission omitted DA provisions 5, 6, 7, 8, 9,11 and 12 and condition of approva11.2.5. iii. The Commission modified DA provisions 2, 3, 4 and 10. d. Outstanding Issue(s) for City Council: i. The applicant is seeking Council waiver to leave the portion of the Creason Lateral adiacent to the Five Mile Creek untiled. The open lateral is planned as linear open space in coniunction with the development of the neighborhood park. itv Council heard these items on December 4.2012. At the uublic hearinn. the ouncil annroved the subiect AZ and PP request p: ummarv of City Council Public Hearinn: L In favor: Becky McKay li. In onposition: None lii. Commentinn: None iY. Written testimony: Tony Nicholson Isola Creek Subdivision AZ-12-008; PP-I2-004 PAGE 1 EXHIBIT A y. staff y1, Other presenting aRplication: Bill staff commenting on apBl Parsons icatinn: Perry almer, Clint Dolsbv. Steve Siddowav 1t~ and ey Issue i. Mid-b Bruce Chatterton s of Discussion by Council: lock pedestrian connection between W. San Remo Drive and W. Teano Drive. ji: i.eavi nelph 111. Proxi ng the rea on i.a eral ~nt borhood nark. mity of the proposed devel iled along the ea tern boundary of the opment to the City's wastewater treatment 1R ant• c, Key Coun L cil Changes to Staff/Comm ission Recommendation Cresson Lateral along the eastern boundary o the ne inhborhood park remain oven subiect to the discretion of the Parks Director (modi 11. The a fied condition 1.3.41. Rplicant committed to info rming future home owners that the development is e City's wastewater treat ment plant (added condition 1.2.51. III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to approve File Numbers AZ-12- 008 and PP-12-004, as presented in the staff report for the hearing date of December 4, 2012, with the following modifications: (Add any proposed modifications). Denial After considering all staff, applicant and public testimony, I move to deny File Numbers AZ-12-008 and PP-12-004, as presented during the hearing on December 4, 2012, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Numbers AZ-12-008 and PP-12-004 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) IV. APPLICATION AND PROPERTY FACTS A. Site Address/Location: The site is located on the east side of N. Ten Mile Creek and north of W. Ustick Road in the SW '/4 of Section 25, Township 4 North, Range 1 West. (Parcel #: 50435325610) B. Owner(s): Leonard Huskey Estate 621 N. Robinson Road Nampa, Idaho 83687 C. Applicant: Coleman Homes, LLC 1859 S. Topaz Way, Suite #200 Meridian, Idaho 83642 D. Representative: Becky McKay, Engineering Solutions 1029 N. Rosario Street, Suite # 100 Meridian, Idaho 83642 Isola Creek Subdivision AZ-12-008; PP-12-004 PAGE 2 EXHIBIT A E. Applicant's Statement/Justification: Please see applicant's narrative for this information. V. PROCESS FACTS A. The subject application is for annexation and preliminary plat. 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: September 17, and October 1, 2012 (Commission); November 12, and 26, 2012 (Council) C. Notices mailed to subject property owners on: September 7, 2012 (Commission); November 8, 2012 (Council) D. Applicant posted notice on site(s) on: September 23, 2012 (Commission); November 26, 2012 Council VL LAND USE A. Existing Land Use(s) and Zoning: This site is vacant land zoned RUT in Ada County. The primary use of the property is agriculture. B. Character of Surrounding Area and Adjacent Land Use and Zoning: 1. North: Bridgetower Crossing Subdivision, zoned R-4 2. East: Bridgetower Crossing Subdivision, zoned R-4 3. South: Hartford Subdivision & vacant property, zoned R-4 and RUT in Ada County 4. West: Wastewater treatment plant, self-storage facility and county residences, zoned I-L and RUT in Ada County C. History of Previous Actions: NA D. Utilities: 1. Public Works: a. Location of sewer: N Ten Mile. b. Location of water: N Ten Mile, W Teano Drive, N Breeze Creek Pl. c. Issues or concerns: None E. Physical Features: 1. Canals/Ditches Irrigation: The Five mile Creek and Creason Lateral transverse the subject property. The Five Mile Creek flows along the southern boundary and the Creason Lateral enters from the east through the Bridgetower development runs along the south and east boundary through the future park to Ten Mile Road on the west. A portion of the Creason Lateral is tiled on the property. The applicant has requested the Creason Lateral remain as an open waterway along the southern boundary. This is the section that parallels the Five Mile Creek. 2. Hazards: Staff is not aware of any hazards that exist on this property. 3. Flood Plain: The southern portion of the property is impacted by the flood plain. This area will be developed as linear open space with a 14-foot wide multi-use pathway. VII. COMPREHENSIVE PLAN POLICIES AND GOALS This property is designated "Medium Density Residential" (MDR) on the Comprehensive Plan Future Isola Creek Subdivision AZ-12-008; PP-12-004 PAGE 3 EXHIBIT A Land Use Map (FLUM). The MDR designation allows smaller lots for residential purposes within City limits. Uses may include single-family homes at densities of 3 to 8 dwelling units per acre. The proposed project includes 168 residential lots units on 70.33 acres for a gross density of 2.25 dwelling units/acre slightly below the anticipated density of the Comprehensive Plan for this area but consistent with the adjacent Bridgetower development along much of the property boundary. Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to the proposed use of this property (staff analysis in italics): • Require new residential development to meet development standards regarding landscaping, signage, fences and walls, etc (Chapter 3, pg. 51). Street buffer landscaping is required adjacent to the arterial street and collector street (Ten Mile and Tesino Drive) proposed within this development in accord with the standards listed in UDC 11-3B-7C. Additionally, the applicant is proposing 8 foot wide parkways adjacent to all of the internal local streets. The subject site has existing fencing along the northern and eastern boundaries. The submitted landscape plan lacks a fencing detail for the subdivision. Fencing shall comply with the standards listed in UDC 11-3A-7. Prior to any buildingpermit, temporary fencing must be installed to contain debris. • Require street connections between subdivisions at regular intervals to enhance connectivity and better traffic flow (Chapter3, pg. 48). The adjacent residential subdivisions to the north and the east have provided opportunities for vehicular connectivity. These roads will be extended as part of the project. A local street network provides internal connectivity. • Require pedestrian access connectors in all new development to link subdivisions together to promote neighborhood connectivity as part of a community pathway system (Chapter 3. Pg. 48). Multiple micropath lots and several multi-use pathways have been incorporated into the design to provide internal and external connectivity to the adjacent subdivisions. Staff recommends amid-block pedestrian connectivity for Block 3. Require common areas for all subdivisions (Chapter 3, pg. 54). The UDC requires a minimum of 10 percent open space to be provided with the proposed subdivision. Because the comprehensive plan designates this site for a future neighborhood park, the proposed plat consists of 18.23 percent open space. Qual~ing open space includes an 8.96 acre neighborhood park, micropath lots and street buffers. Amenities include a pool, club house, tot lot, a city park and a 14-wide multi-use pathway. • Protect existing residential properties from incompatible land use development on adjacent parcels (Chapter 3, pg. 52). The subject property is surrounded by single family homes developed with the Bridgetower Subdivision, zoned R-4. The proposed plat has incorporated similar design, lot sizes and density consistent with the Bridgtower development. Although the proposed development is below the anticipated density of the MDR designation, staff is of the. opinion the proposed development is complementary to the surrounding subdivisions in the area. Further, all homes constructed within the subdivision will be single family detached homes. • Permit new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City. (Chapter 3, pg. 45) Isola Creek Subdivision AZ-12-008; PP-12-004 PAGE 4 EXHIBIT A City services will be extended with the development of the site. • Support acquisition and development of new park land to meet the growing open space and recreational needs of the community. (Chapter 2, pg. 14) The comprehensive plan designates a future park on the subject property. The applicant has generously agreed to partner with the City to ensure an 8.96 acre neighborhood park is developed as part of the proposed subdivision. Roles and responsibilities for the development of the park are provided in staff's recommended DA provisions in Exhibit B. • Support a variety of residential categories (low-, medium-, medium-high and high-density single-family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of providing the City with a range of affordable housing opportunities. As mentioned above, the planned community consists of single family detached homes. Several collages have been provided in Exhibit A that demonstrates the variety of homes planned for the new development. Home sizes will range between 1, 600 square feet and S, 000 square feet. Staff is of the opinion the proposed development provides a broad mix of home selections and sizes that add affordability and variety within the proposed development. After considering all of these factors staff believes that the proposed development is generally consistent with comprehensive plan. VIII. UNIFIED DEVELOPMENT CODE (LTDC) A. Purpose Statement of Zone: Per UDC 11-2A-1, the purpose of the residential districts is to provide for a range of housing opportunities consistent with the Meridian comprehensive plan. 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. B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-2 lists the principal permitted (P), accessory (A), conditional (C), and prohibited (-) uses in the R-4 zoning district. Any use not explicitly listed, or listed as a prohibited use is prohibited. The proposed use of the property for single-family detached dwellings is a principally permitted use in the proposed R-4 zoning district. C. Dimensional Standards: Development of the site should be consistent with the dimensional standards listed in UDC Table 11-2A-5 for the R-4 zoning district. D. Landscaping: Landscaping: Street buffer landscaping shall be installed in accordance with the standards listed in UDC Table 11-2A-5 for the R-4 zoning district. E. Off-Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for single- family dwellings. IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: Annexation & Zoning The applicant has applied to annex and zone 74.6 acres of land with an R-4 zoning district. As discussed above in Section VII, the proposed zoning is consistent with the FLUM designation of MDR. Given the timing and sequencing for the park improvements and the phasing for the project, staff is recommending a development agreement be part of the annexation approval. The recommended DA provisions have been provided in Exhibit B. Preliminary Plat Isola Creek Subdivision AZ-12-008; PP-12-004 PAGE 5 EXHIBIT A A preliminary plat is proposed that consists of 168 building lots and 18 common lots on 70.33 acres of land in a proposed R-4 zoning district for Isola Creek Subdivision. The lot sizes range in size from 8,900 square feet to 22,000 square feet. The average lot size is 12,236 square feet. The gross density for the proposed subdivision is 2.25 dwelling units to the acre. This density is consistent to what is developed in the area and complies with the maximum of four (4) dwelling units to the acre in the R-4 zone. Staff has reviewed the proposed plat for compliance with the R-4 standards listed in UDC Table 11-2A-5 for the R-4 district. All of the proposed lots conform to the dimensional standards of the R-4 zone. Access: Access to this site is proposed on the plat via N.Ten Mile Road. A short segment of collector roadway (W. Tesino Drive) is proposed to be constructed with the subject plat. Previous Bridgetower phases have stubbed local streets to the subject property along the north and east boundaries. These roads are also being extended with the proposed project. In addition to the aforementioned roadways, the applicant will be constructing an internal street network consistent with ACHD standards. Block Length: It is the intent of the applicant to mimic the design of the surrounding Bridgtower development. In doing so, several of the block lengths exceed the UDC's 750-foot block length requirement along Blocks 5, 6 and 3. Block 5 and Block 6 have several micropath connections and open space to mitigate the longer block length. However, staff is of the opinion that amid- block pedestrian connection is needed between W. San Remo Drive and W. Teano Drive (Block 3). If the applicant provides the recommended micropath connection staff supports the extended block lengths as proposed. Ditches, Laterals, and Canals: The applicant is seeking a Council waiver to leave a portion of the Cresson Lateral open that parallels the Five Mile Creek. The segment that runs along the eastern boundary of the future park is to be piped (see Exhibit A.4). The UDC grants the Council the authority to waive the tiling requirement for large capacity facilities. This section (portion to remain open) of the Cresson Lateral requires a 48-inch diameter pipe to accommodate the water flow. Additionally, this area is to be part of the future park and laterals are allowed to remain open if developed as a linear open space. Multi-Use Pathway: A 10-foot wide multi-use pathway (Five Mile Creek) is required to be constructed within Lot 12, Block 5(future park) as shown on the landscape plan attached in Exhibit A.3. Landscaping is required to be installed in accord with UDC 11-3B-12. Next year, the Parks Department will be constructed a segment of the Five Mile pathway in the vicinity of this development. It is the Parks Department desire to have the pathway with an earlier phase to have a completed pathway segment from Ustick Road to Ten Mile Road. The developer has the option to construct the pathway with the first phase of development within a 14-wide easement or coordinate with the Parks Department and pay his proportionate share of the pathway. Additionally, the applicant is proposing to construct a 14-foot wide pathway along the east boundary of the future park and within Lot 11, Block 5 to provide connectivity to the Bridgetower development. Although staff is not requiring the pathway segment with the first phase of development, a recommended condition requires that the pathway segment be constructed with the development of the park. Sidewalks: UDC 11-3A-17 requires 5-foot detached sidewalks along all collector and arterial streets. On the submitted plan, a portion of the required 5-foot wide sidewalk has not been included along Ten Mile Road. The applicant has requested that the Cresson Lateral remain open thus making it difficult to make the sidewalk connection with the planned multi-use pathway until the road is widened in the future. Staff recommends the applicant provide a temporary sidewalk Isola Creek Subdivision AZ-I2-008; PP-12-004 PAGE 6 EXHIBIT A to facilitate safe pedestrian movement along Ten Mile Road. The applicant must coordinate with ACRD on the temporary sidewalk connection. 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. Landscaping: A landscape plan was submitted with this application as shown in Exhibit A.3. The submitted landscape plan must comply with the following standards: • Construct a 40-foot wide street buffer along N. Ten Mile Road in accord with the standards outlined in UDC11-3A-7C. • Construct a 20-foot wide street buffer along W. Tesino Drive in accord with the standards outlined in UDC11-3A-7C. • All parkways must be constructed in accord with UDC 11-3A-17 and UDC 11-3B-7C. • The micropath lots must be installed in accord with UDC 11-3A-8 and UDC 11-3B-12. • All fencing must be installed in accord with UDC 11-3A-7. • Provide a children's play structure, a pool, a club house and picnic shelter (Lot 22, Block 1, Block 4) as proposed. Open Space & Site Amenities: A minimum of 10% of the site is required to consist of open space in accord with UDC 11-3G-3A; qualified open space is defined in UDC 11-3G-3B. The site consists of 70.33 acres therefore; a minimum of 7.03 acres of qualified open space is required to be provided. The application states there is 13.60 acres (18.23%) of open space proposed with this plat, which is exceeds the amount required by the UDC. In accord with UDC 11-3G-3A.2, a minimum of three (3) site amenities are required to be provided with this development as defined in UDC 11-3G-3C. The applicant proposes to partner with the City on the development of an 8.96 acre park which includes a 14-foot wide multi-use pathway. At this time, the park lot is conceptual and future park improvements are to be determined between the developer and the Parks Department through a separate agreement. Private amenities proposed for the development include a pool, a clubhouse, children's play structure, and covered picnic shelter. Because all of the amenities are planned for one lot (Lot 22, Block 1), staff recommends a provision that requires the construction of the proposed amenities and the development of this lot with the first phase of development. Elevations: The applicant has submitted sample elevations to depict the style of homes planned for the proposed subdivision (see Exhibit A.5). The proposed homes depict a mix of building materials (lap siding, cedar shake siding, stucco and board and batten siding) decorative shutters, decorative corbels and stone wainscot. The design features staff supports is the substantial pillars, covered porches and entries and mix of gable and hip roofs and a mix of building materials. Staff is of the opinion the future homes will complement the existing homes in the area and demonstrate high quality materials. A recommended DA provision requires compliance with the submitted building elevations. In summary, Staff recommends approval of the proposed annexation and preliminary plat request for this site with the recommended conditions listed in Exhibit B of this report in accord with the findings contained in Exhibit D. X. EXHIBITS A. Drawings/Other 1. Vicinity Map Isola Creek Subdivision AZ-12-008; PP-12-004 PAGE 7 EXHIBIT A 2. Proposed Preliminary Plat (dated: 8/16/12) 3. Proposed Landscape Plan (dated:8/15/12) 4. Creason Lateral Exhibit 5. Proposed Building Elevations B. Agency & Department Comments/Conditions C. Legal Description & Exhibit Map for Annexation D. Required Findings from Unified Development Code Isola Creek Subdivision AZ-12-008; PP-12-004 PAGE 8 EXHIBIT A A. Drawings 1. Vicinity Map Exhibit A Pagc 1 EXHIBIT A 2. Proposed Preliminary Plat (dated: 8/16/12) .. - - - ,-_- - y f{:g~ « ' ~ $. j L• • -- .~ a `a r. i "' a ...... ~ ~I ~ -..: ~~ ~~... ~- 7 6(~tg ~~ .. ~ a t~,; _: ; _ x ~ `~ .. - ._ - ~'~~ ~rw. .~ _. .. ~ N . ~ k]IIS {~ ; Z r x ..... W ~a ~ x#d : ~ as ._.. .., .::cam c '. wZ Wp l[9cxc .. ~ 1/~ ~~I ~ B ... -' - o~~i -I NUf . ......:.. •• .. :.. ~ ..PRE Exhibit A Page 2 EXHIBIT A 3. Proposed Landscape Plan (dated:8/15/12) ~_.~\~ ~A RTTE - -- - - . ~ ~ Y~~ r f j I _ ~~ ' , ~ _ MW _ ,. .. I -_I _. --- ..:. d .. i I r gat ~ ~., ~~°-~pF ~ ~~"1~`~~~$~ y } ~-ilw-~ - , NOTE .. i r I „_~ 1 '~ ~ F ~~ I :.. ..~. '." ~. E~cnrttusc ~~~ SYlMA01Y. pNSENa[Ln --== ISOLA CREEK SUBDIVISION MERIDIAN, IDAHO PRELIMINARY PLAT LANDSCAPE PLAN A\~ PALETTE e a i ea,asrr..r+.,u-ter. I ~,,,... w.. w,....w .». -. „a _... P~ ,y _ 5F3~ 5~€I t f" ~._., ' I ~fY~ \CTE ~. , .,._... .., W,_ ..., ..~ .~,.~~~~{ -...._ ~ . ~.. I.,,t ' ~~~ ... r W,~.,b.., ~. .~~...... ,,".... ~L.i N` Z~~i . .._. ..._ .~.» .... W ~ ~' ._ ; Wy ' ', _. ~ ~~~ -- --- ~?i KEY NM - -' "C ">! ~.' t ~~"~ j "e~ '- Exhibit A Page 3 EXHIBIT A I l p4 ~ d I i ,, -LANT -ALG'TTL' p ~ fyl~ ' ~0 ~ if _ ~ ~ ~ ~ y K~9g~ ~ , P~ ~3} _ l ~~ ~~ $ ~~ : ~ '~ .x n .~„ ~ ITM.r~awM Y ~s41 r ~~2g ~.« $ Q ... ~ ..e...~ ~., ~ NOTE .__._.__.__....___..._._._..___......_..... ,. ..,..... ,~ w-.....~...o,.,,.~b..,..m ' 'f~ E ~~ YZ j~G ~vi~ V7 ~ t ~ ' ! IQY YV r U lm~ Ulf/~ e i9i ~ SSR S Y © . . .rim - y ~ ~~~~ wr.a '' i .,._ J ~ •m ~e. , Exhibit A Page 4 EXHIBIT A E ~p.~ PLANT PAL!"fT!! 8~ 7p;~ ~.o . _ _ I ~~=~8 ~ ~ ~ ~ f'~~ :,, ~;~ ~~ ~~. ___ gE 3 °L~ ~tl~~! M ©~ .~i NO?~ _. •Is <~ a Y -, d wtJ- +1 ~-`dd crsn 6 c~ j ~~ iar-w iC: ~` eo ~. r ~ ,,~ Q srsirssa =: _ 4~ ~ ~' ~ : ~ . ~~ f ~~ ~ 1 ~ ~ ~ <~~~.~ ~I :~ ~~ Phase 5 Q ~~.. ~ i~ i ~..~ Y ~.`1 __ i .i ' i. ~ ~ :~~,AV L 'py^~ gg Y PLANTPAI..~TTE., _.. _.._ ~';.~~~~~ a ~ e ~ zp~ p ~ ~ ~ fiaS ... ~. ~~ ";9i ~ ~ ~ ~; } ~~ S ~d}} .""m'. ~.w ~YE~~3 ~,. ~ ~..~ ..::: . --- ,. ~!~~ .~: r • ,~:_ ji ? ` q WnS 1 v ~ y ; $ $ ! p *------m~vrs+.~nrrvwe~wx--# uw -,~--e*iei. I~ WV _ ~=j ~a Tt'N MILL" BrrPrO'~ 8f•G*10~ ~~ . c ~ ~ ~ ~m p-z + "^"~ i © tSSii sL ~ v~ram 1~- ' --~ ~ Exhibit A Page 5 EXHIBIT A 4. Creason Lateral Exhibit ~~ ~~~~ ",, > r~ }~~ '~ .~ I, ~ !; ~`~ ~~ (~ ~ ~ ~~~ I ~, ~ ~,; ,' ~~. !I~ ~ ~;- ~ ,~. I ~~ ~~:. ~~ ~_. __~._ v~ ~~ s` -.. .~+~, _ _ _ rR,~ - _ Fx$rpr. UfR~ 1~ `RRl yyam~.. _'--~..-_. ~~.~ _ F __.-r.~_ ""~-` .~ -u _~ 5 ~5 ~~~ ~ .._ ~~ ~~ s ~~ _~ ~~ 1 41 1 af+Mfrx, Exhibit A Page 6 EXHIBIT A me sa=fett `fhc Ctt~pn~~n Y'he ~naers~ar. the Gtl~~?rt L,xhibit A Page 7 5. Proposed Building Elevations the Andrern~ EXHIBIT A The NarringT~n The larniS~)n Thr KirF hnr7 TMe M~I:ory The ht~3chi59n the fiichland The VJal,1~n Exhibit A Page 8 EXHIBIT A r ~ "~ '' k ~ ~. ~ ~, ~ dl~ , .~°` ~.~~ - s ?~~* a ro„_ {:~~ ~w~.~p. ~~ ~ ~; ~,t~~ exhibit A Page 9 EXHIBIT A EXHIBIT B -AGENCY & DEPARTMENT COMMENTS/CONDITIONS 1. PLANNING DEPARTMENT 1.1 DEVELOPMENT AGREEMENT 1.1.1 A Development Agreement (DA) is required as a provision of annexation of this property. Prior to the annexation ordinance approval, a DA shall be entered into between the City of Meridian, the property owner(s) at the time of annexation ordinance adoption, and the developer. The applicant shall contact the City Attorney's Office to initiate this process. The DA shall be signed by the property owner and returned to the city within two (2) years of the City Council granting annexation. Currently, a fee of $303.00 shall be paid by the applicant to the City Clerk's office prior to commencement of the DA. The DA shall, at minimum, incorporate the following provisions: 1. The applicant shall comply with the submitted elevations attached in Exhibit A. 2. With the first phase of development, the applicant shall develop all of the amenities (children's play structure, covered picnic shelter, pool and sl~kense pool facility) on Lot 22, Block 1. Prior to developing said lot, the applicant shall obtain approval of a certificate of zoning compliance and administrative design review application. 3. Concurrent with recordine the final plat for the chase of the development that includes an portion of Lots 13, 14 and 15 in Block 5 as shown on the preliminaryplat, the Developer has agreed to donate and convey Lot 12, Block 5 as shown on the preliminary_plat to the City for use as a Neighborhood Park. A portion of the donated parcel has been used in the calculation of the 10 percent open space UDC requirements of the development. T.. ^«a°« *^ ~°'...T.° r':~.. 13~erhee~~r~hr~t~3i~-isreiri~r'^° T,°••°'^••°« ~~^v~~'" ':itn t~0-e~3ei~s~.tkse r a~ °„* ~1,.,~ ;,,.,1,,.7°~ „ ..,...«:,,~ „ter ,.~~ 1 ~ 1 n ,,.,a 1 c :., ut^,.y c ., ~1,,,<,.,, ,,., ~t,° ,°1 ° ,:11 .. ° . T ~~'1 ~1,.,,1~ G ..~ :ri^v=drir-vi'r L,° ..«°1:.,.,:., .<l.,~c6 cc ~ » I~~ icrr'rcv-urairccc~czvi-cizoraii'c-nor, raj ° ° !°1 T,.«:..,,T;,,,. ~ ..:1:~;°~ *., ~ .,.1„ : ...,~:.,., +,...11 1..,..7~ ......:........ +1,° D„«L T .,T Exhibit B Page 1 EXHIBIT A 4. Prior to conveyance of the neighborhood park lot, Developer will coordinate with Parks Department staff to develop a set of park design and construction plans. Developer and the City will each be responsible for 50% of the costs of plan preparation. Since the Ci is paying for the park improvements, the City also has the final say in the amenities to be included in the park. n°-'°1.,..0« .,.;11 . „«L . ,:~i, n.,«l." r,o...,..~,,,o~+ "~„~~.,, .lo,.ol,,., ., ,.lo+e de~Lelsp~te~--l~e~~e~e~er--r~~~l~~ ~ •1.1 F +l.e ~~~i ~~~;.. TT 1 ,,,~ 7,'' 7, c°-c°c vn9~iroi°o-ivrcnv-vv3c n[ix c:vix~va[cs~ 6~13@ri~z2S9-a~F@ycr-vy--vv+c~ l.e Tlo„ol,...o« ..,,,7 +cnarci;'. "savrl'r-csiimS-Siun-1w-lr'rr"rric°vc +cv +ci0 ~t~3~}r9~'@ii~@ii~S t~k~cirio-iivv°c~~x& « Tlo ol,. e« ~~ ;~Sie e.7 , ..«L e« +1,e 6. «L T „~ .,.,.1 ~L,e : ,.~ ~ o «o .,,,L..,«"o.,..o,,~ "L,.,11 +.,Lo 1.,..0 +l,«..,,..1, ~~~ 7. ~@'bz@19~@~-tS~O~ ":l..lo F «..il «o.-.~,:+" ,•,1J. "~virrrcxvn •••czxxxn-vrv~i~ix-vvirciv~cic"siT~ 8. +l,o l0 1 ,1 +;.,..." F 11 +" t:,.o..,"o +~--FxiiF# ~CL"1'"lZG7GP7~JG'I~IISLV l 'G[TI~CTl~112GiICO~,~IGGIZ~7G-QgY' V QIiZGII[ Exhibit B Page 2 EXHIBIT A 10. The Developer reserves the right to install Ada County Highway District storm drainage facilities on or across the Park Lot. The Developer shall coordinate the storm drainage design with the Parks Department staff. The design shall include subsurface facilities and not compromise the functionality or aesthetics of the Park. 11. 'TL,° .~,.,.-~:...,, .,~T ..~ 24 ~ „~L. ,.FT ,.~., 1 ~ 77 T21,.,.1~ G ..L.,.,,l,t 1,° m°a° ...,.-~ .,~~L.° D.,..L T ..* ~.~ 12. 13. The applicant shall construct a 10-foot wide multi-use pathway along the east boundary of the future park and within Lot 11, Block 5 to provide connectivity to the Bridgetower Subdivision with the development of the park as proposed. 1.2 Site Specific Conditions of Approval 1.2.1 A 10-foot wide multi-use pathway network is required to be constructed within Lot 12, Block 5 as shown on the landscape plan attached in Exhibit A.4. The applicant shall construct the pathway along the Five Mile Creek per the City specifications and coordinate with the Parks Department. Landscaping is required to be installed in accord with UDC 11-3B-12. ~°~ *'~° ~'~•~° "~~'° r'~°°'~ Additionally, the applicant shall construct a 10-foot wide pathway along the east boundary of the future park and within Lot 11, Block 5 to provide connectivity to the Bridgetower Subdivision as proposed. 1.2.2 The applicant shall construct all proposed fencing and/or any fencing required by the UDC, consistent with the standards as set forth in UDC 11-3A-7 and 11-3A-6B. The fencing along the open segment of the Creason Lateral shall be a 6-foot wrought iron fence. 1.2.3 The applicant shall provide the following amenities: children's play structure, pool, sl~kertse pool facility and covered picnic shelter and 14.38 acres (19.27%) of common open space as proposed. 1.2.4 The applicant shall revise the landscape plan to illuminate all pathways through internal common areas with afour-foot tall bollard style or other appropriate lighting source as set forth in UDC 11-3A-8H. Such lighting shall be shielded from adjoining residences. nL ~ :~+t,° ,.t;°.,~+ „ ~~,...,,.+~ *t,° ~:.,° rR;t° n.,°°t, ..°~T..,..... ,. .-+,, a°a:°°~:,,,, „F~t,° „~«L t„~ /T .,~ 17 ~1.,,,L G\ 1.2.5 With the submittal of the first phase of a final plat. the applicant shall provide a method of notification to future home owners on the proximity of the proposed development to the City's wastewater treatmen~lant. as determined by the Community Development Director. Exhibit B Page 3 EXHIBIT A 1.3 General Conditions of Approval 1.3.1 Comply with all bulk, use, and development standards of the R-4zoning district listed in UDC 11- 2-A-5. 1.3.2 Comply with all provisions of 11-3A-3 with regard to access to streets. Direct access to W. Tesino Drive is prohibited. 1.3.3 Construct on-street bikeways on all collector streets as set forth in UDC 11-3A-5. 1.3.4 Unless improved as linear open space, the Creason Lateral is required to be piped in accord with UDC 11-3A-6A, unless waived by City Council. .The applicant shall pipe the Creason Lateral in accord with Exhibit A.4 or the Creason Lateral along the eastern boundary of the neighborhood dark may remain oven subiect to the discretion of the Parks Director. 1.3.5 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A- 15, UDC 11-3B-6 and MCC 9-1-28. 1.3.6 All micropath lots must be installed in accord with UDC 11-3A-8 and UDC 11-3B-12. The applicant shall provide amid-block pedestrian connection between W. San Remo Drive and W. Teano Drive (Block 3). 1.3.7 Comply with the sidewalk standards as set forth in UDC 11-3A-17. The applicant shall construct a temporary segment of sidewalk that connects the 5-foot wide detached sidewalk and the 10-foot wide multi-use pathway along Ten Mile Road. 1.3.8 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-SJ. 1.3.9 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3C-6 for single-family dwellings. 1.3.10 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B- 7C. The applicant shall construct a 4A30-foot wide landscape buffer adjacent to Ten Mile Road as ~• 1.3.11 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B- 11 C. 1.3.12 Construct all parkways consistent with the standards as set forth in UDC 11-3A-17E, 11-3G-3B5 and 11-3B-7C. 1.3.13 Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3 including but not limited to cul-de-sacs, easements, blocks, street buffers, and mailbox placement. 1.3.14 Protect any existing trees on the subject property that are greater than four-inch caliper and/or mitigate for the loss of such trees as set forth in UDC 11-3B-10. 1.3.15 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle. 1.4 Ongoing Conditions of Approval 1.4.1 The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14. 1.4.2 All common open space and site amenities shall be maintained by an owner's association as set forth in UDC 11-3G-3F1. 1.4.3 The project is subject to all current City of Meridian ordinances. Exhibit B Page 4 EXHIBIT A 1.4.4 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the area. 1.4.5 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set forth in UDC 11-3A-11. 1.4.6 The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping and constructed features within the clear vision triangle consistent with the standards in UDC 11- 3A-3. 1.5 Process Conditions of Approval 1.5.1 No signs are approved with this application. Prior to installing any signs on the property, the applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3 Article D and receive approval for such signs. 1.5.2 The applicant shall complete all improvements related to public life, safety, and health as set forth in UDC 11-SC-3B. A surety agreement may be accepted for other improvements in accord with UDC 11-SC-3C. 1.5.3 The final plat, and any phase thereof, shall substantially comply with the approved preliminary plat as set forth in UDC 11-6B-3C2. 1.5.4 The applicant shall obtain approval for all successive phases of the preliminary plat within two years of the signature of the City Engineer on the previous final plat as set forth in UDC 11-6B- 7B. 1.5.5 The preliminary plat approval shall be null and void if the applicant fails to either 1) obtain the City Engineer signature on a final plat within two years [add date] or 2) gain approval of a time extension as set forth in UDC 11-6B-7. 1.5.6 Upon installation of the landscaping and prior to inspection by Planning Department staff, the applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A. 2. PUBLIC WORKS DEPARTMENT 2.1 Sanitary sewer service to this development is available via extension of mains in N ten Mile 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 available via extension of mains in N Ten Mile, W Teano Drive, N Breeze Creek Pl. 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 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. 2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, asingle-point connection to the culinary water system shall be required. If a single-point connection is utilized, Exhibit B Page 5 EXHIBIT A 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. 2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. 2.6 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6, unless waived by City Council. Plans shall 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. If lateral users association approval can't be obtained, alternate plans shall be reviewed and approved by the Meridian City Engineer prior to final plat signature. 2.7 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at (208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190. 2.8 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures and inspections (208)375-5211. 2.9 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. 2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, etc., prior to signature on the final plat. 2.11 All 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. 2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to the issuance of a plan approval letter. 2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.18 The 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. 2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in Exhibit B Page 6 EXHIBIT A accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.20 At the completion of the project, the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 2.21 100 Watt and 250 Watt, high-pressure sodium street lights shall be required per the City of Meridian Department of Public Works Improvement Standards for Street Lighting. All street lights shall be installed at developer'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. 2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount of 125% of the total construction cost for all incomplete sewer, water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Please contact Land Development Service for more information at 887-2211. 2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20% of the total construction cost for all completed sewer, water and reuse infrastructure for duration of two ,~ ears. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Please contact Land Development Service for more information at 887-2211. 3. POLICE DEPARTMENT 3.1 The Police Department has no concerns related to the site design submitted with the application. 4. FIRE DEPARTMENT 4.1 .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. 4.2 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. 4.3 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 drive aisle. b. Fire hydrants 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 placed 18" above finished grade to the center of the 4 ''/z" outlets. g. Fire hydrants shall be provided to meet the requirements of 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. Exhibit B Page 7 EXHIBIT A 4.4 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. 4.5 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth in International Fire Code Section 304.1.2. 4.6 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. 4.7 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. 4.8 The roadways shall be built to Ada County Highway District cross section standards and have a clear driving surface. Streets less than 26' in width shall have no on-street parking; streets less than 32' in width shall have parking only on one side. These measurements shall be based on the drivable surface dimension exclusive of shoulders. The overhead clearance shall be a minimum of 13' 6". 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. and D103.6.1 and D103.6.2. 5. REPUBLIC SERVICES 5.1 Republic Services has no comments related to this application. 6. PARKS DEPARTMENT 6.1 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. 6.2 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. 7. ADA COUNTY HIGxwAY DISTRICT (DRAFT CONDITIONS) 7.1 SITE SPECIFICCONDITIONS OF APPROVAL 7.1. Dedicate 50 feet ofright-of--way from the centerline of Ten Mile Road, abutting the site. The right-of--way purchase and sale agreement and deed must be completed and signed by the applicant prior to issuance of a building permit (or other required permits). Allow up to 30 business days to process the right-of--way dedication after receipt of all requested material. The District will purchase the right-of--way which is in addition to the existing right-of--way from available Corridor Preservation Funds. 7.2. Construct a southbound left-turn lane on Ten Mile Road at the main site entrance (Tesino Drive). 7.3. Construct a northbound right-turn lane on Ten Mile Road at the main site entrance (Tesino Drive). 7.4. Construct a 5-foot wide detached concrete sidewalk located a minimum of 43 feet from the centerline of Ten Mile Road, abutting the site. The sidewalk shall provide a continuous connection along the sites entire frontage abutting Ten Mile Road. 7.5. Construct Tesino Drive as a 36-foot residential collector with vertical curb, gutter, 8-foot wide planter strip, 5-foot wide detached sidewalk, and no front-on housing within 50 feet of right-of- way, from its intersection with Ten Mile Road to Teano Drive, as proposed. Provide the District Exhibit B Page 8 EXHIBIT A with a sidewalk easement for any segment of the sidewalk located outside of the right-of--way. Parking and front-on housing are prohibited on Tesino Drive. 7.6. Construct the internal local streets as 36-foot street sections with rolled curb, gutter, 8-foot wide planter strip, and 5-foot wide detached concrete sidewalks within 50 feet ofright-of--way. Provide the District with a permanent right-of--way easement for the detached sidewalks. 7.7. Construct the internal cul-de-sac (Teano Court) with a minimum turning radius of 45 feet, as proposed. 7.8. Direct lot access is prohibited to Ten Mile Road and to Tesino Drive from its intersection with Ten Mile Road to Teano Drive. This access restriction shall be noted on the final plat. 7.9. Payment of impacts fees are due prior to issuance of a building permit. 7.10. 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 ACRD roadway or right-of--way. 7.2.3 In accordance with District policy, 7203.6, the applicant may be required to update any existing non-compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant's engineer should provide documentation of ADA compliance to District Development Review staff for review. 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 A license agreement and compliance with the District's Tree Planter policy is required for all landscaping proposed within ACHD right-of--way or easement areas. 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 ACRD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 7.2.8 In accordance with District policy, 7203.6, the applicant may be required to update any existing non-compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant's engineer should provide documentation of ADA compliance to District Development Review staff for review. 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 It is the responsibility of the applicant to verify all existing utilities within the right-of--way. The applicant at no cost to ACRD 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 prior to breaking ground within ACHD right-of--way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. Exhibit B Page 9 EXHIBIT A 7.2.11 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. 7.2.12 If the site plan or use should change in the future, ACHD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. 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 ACHD Policy and Standard conditions of approval in place at the time unless awaiver/variance of said requirements or other legal relief is granted by the ACRD Commission. Exhibit B Page 10 EXHIBIT A C. Legal Description & Exhibit Map for Annexation August 1T, 2012 Huskey Property A pairdsl located in the t3W'/. d Srabion 35, Township 4 North, R~ 1 Ws~, Qoia Merktlan. was County. Idaho, and nacre partiatiarly described ~ t!oiiaws: >st!OtNNINO at ~- &asa Cap monument marking the nvrttaMest oomK d said 8W Ya from wWch a Brass Cap morssMrr4 marlcirg then souttiw~est comer d said l3V11 'Ki ban S 0'53'07' W a dittanae crP 2843.59 het, said point bed on the existir~ IuAeridian Citlr Units boundary (t)r+ditance ~i30); Thence S 88'11'20` E along the northerly boundary of saki &1N Y grad the exMi~ng Meridian Ci-y Units bourwdary a c~stanoe d 1987.21 het to a 5/8 inch diameter ~t ~ on the vwtdarly boundary d Bridgeer CrosNng Subdivision Na. 3 as shown M t3oolt 87 d Platt on Pegs 9918, rec~or+ds d Ada County; Thence S 0'33'09' W akx7g said westeKiy boundary, and ttte asterly baarxiary d 8r'i~e~wsr Crossing ~+ri:bn Na. 2 ors st~row~n in Book 88 of Ptai`a an Page ti841, ntconds d Ads Ca~w+~ty~ and oon6rxair~g aku~g the exlstir-g 6Aeri City t.t boundary a distances d 1902sbt het to a 5~'8 ~ loon pin; Thence 8 4'44'13' W aiorg the waterly boundary of said 8rkigstoww Gotain0 S~diviabn No, 2 and cor~ruikrg abnp the eadsting Meridian City Lh~t bourrdery a distance d 17.48 Net b a poirwt on the norttatrly boundary d the 8E'!. d the 31N X~ d said Section 35; 'l'hencs N 88'13'35" W slang said northerly boundary, and leaving the eahtkq Muidian City Umks boundary. a distance d 858.24 het to a 6r8 inch diamsteK iron pin mar4cMg Nte north co~mar d said SE Y. d tht SW Y~; Thence 8 0'x'34' W akmg fret vMSSterly boundary of said SE Y. d the 8VV %; s distance d 600.53 fast t4 a port on the c~tr4erWre of r=evs Mde Crak a derfined in Instrumerk No. 84773, records o#Ada County; Thence N 82"34'53" w along said verrtsrsne a distance d 9l19.1i0 het eo a point; Thence oont~uirp aiQng acid ~ s d~tsnoe of 114.41 het alor+g the arc d a 181.00 foot radius curvet right, said curvtr~ havktg a central angle d 38.13'QO" seed a long c~nd bearkrp N 54'28°23' W a distance of 112.57 het to a pow: Thence conftnulrg along said oenterHne N 48`21'53' W a dirtar-cat d 283.60 feet to a point on the existlrtg Msridien City Limits bounndary (Ordaa~-ce 1784); Thence N 00'S3'07"E (fomierrty N 00'53'14" E) akmg the exksting Meridian City Omits boundary (Ordinance 87`!!4} a distance d 122.88 feet; Trietnce N 89`08'53" W (formerly N 89'08'48" W) akx~p the exg AAetiditn City Links boundary (Ordinance lE784) a distarwe of 25.0014tet to a point on the vMSShriy boundary d the 81IY Y. of sad Secxiar~ 35; 120507YHuskey Annexation Descrption.docx Exhibit C Page 1 EXHIBIT A Thence N 04'63'0T E (forn»ry N 00'53'33' E) alarm said Y bowrxhry and ~ existlnp &bridisn City Lis boundary (Ordi~np a1A55) s distance of T74.06 teat; Thenc~s aoMint~rtiQ N d`S3'n7" E sloop said Y boundary. Msvirp ~ existing trmita t~ourxfary, s distsnoe of tltf0.75 het to the POINT OF ~tiliNNiNO; This pst~ce-1 carttsins 74.53 sores n~otir or Ids. aEVi Roves. 8Y ~ --.-- MER4DIAN PUBLlC WORKS DEPT. Exhibit C Page 2 EXHIBIT A ~ ~ op. nb IIYp"' E + ~; I 4 t~ ~~1r~~1 t 1~, 1 ~ '" «~ .I I1~ ~~ ~ ISC7LA CREEK SUBOIVISLON ~IY~i1~lE~R1N~ ~ ~ (HUSKEY PROPERTY) a~'~tUT~OMS~ -` ,~ PRQPC~D At~1EXATICNd ~. ,R, as `"s IOCAiED R{ T~€ S~ 1/~ OF SE~CTgM ~6. T.41.. R.4w, 6.N. ~~ 51~~. 1CId '~ AQ- CORINiQ, IDN~q Minne fJi-0100 fHt {~, !J6-Oi41 Exhibit C Page 3 EXHIBIT A D. Required Findings from Unified Development Code 1. Annexation 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, 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 annex the subject property from RUT in Ada County to the R-4 zoning district. The Council finds that the proposed map amendment is generally consistent with the medium density residential land use designation for this site and the Bridgetower Subdivision to the east and north of the site. Therefore, the Council finds the amendment is consistent with the applicable provisions of the Comprehensive Plan (see section VII above). b. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The Council finds that the proposed map amendment to the R-4 zoning district and proposed single-family residential development of the property is generally consistent with the purpose statement of the residential 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 will not be detrimental to the public health, safety, or welfare. City utilities will be extended at the expense of the applicant. The Commission recommends that the Council consider any oral or written testimony that may be provided when determining this finding. 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. e. The annexation is in the best of interest of the City (UDC 11-SB-3.E). The Council finds annexing this property with an R-4 zoning district is in the best interest of the City. 2. Preliminary Plat Findings: In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the Council shall make the following findings: A. The plat is in conformance with the Comprehensive Plan and is consistent with this unified development code; The Council finds that the proposed plat generally complies with the comprehensive plan and is consistent with the UDC. The Council finds the proposed plat comports to the dimensional standards of the R-4 zoning district and the subdivision regulations set forth in the UDC (please see Section 7 and Section 9 of the Staff Report for detailed analysis that apply to this development). B. Public services are available or can be made available and are adequate to accommodate the proposed development; Exhibit D Page 1 EXHIBIT A The Council finds that services can be made available to accommodate the proposed development. C. The plat is in conformance with scheduled public improvements in accord with the City's capital improvement program; 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; The Commission recommends the 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 the subdivision that should be brought to the Council's attention. ACI-ID considers road safety issues in their analysis. The Commission recommends that the 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 and Commission are 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 development will not result in the destruction, loss or damage of any natural, scenic or historic feature(s) of major importance. The 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 and Commission are unaware. Exhibit D Page 2