CC Staff Report - Commission RecsSTAFF REPORT
TO:
FROM:
SUBJECT:
Hearing Date: August 20, 2013
Mayor and City Council
Sonya Wafters, Associate City Planner
208-884-5533
Steve O'Brien, Development Analyst II
208-887-2211
~jQ~E IDIANr
Bainbridge Subdivision - RZ-13-005; PP-13-011
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The properly owner, Brighton Investments, LLC., has applied for a rezone (1ZZ) of 5.85 acres of land
from the L-O to the R-8 zoning district. A preliminary plat (PF} is also proposed consisting of 551
single-family detached residential building lots and 55 common/other lots on 191.30 acres of land in
an R-8 zoning district for Bainbridge Subdivision. See Sectialli'oflhe s7~~repor/•for more
719f07711G1T079.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed RZ and PP applications in accord with the conditions of
approval in Exhibit B and the Findings of Facti and Conclusions of Law in Exhibit D.
The Meridian Planning & Zoning Commission heard these items on July 18, 2013. At the public
hearing, the Commission moved to recommend approval of the subject RZ and PP requests.
a. Summary of Commission Public Hearing:
i. In favor: Mike Wardle
ii. Lr opposition: None
iii. Commerrting: None
iv. Written testimony: Mike Wardle (response to the staff report)
v. Staff presentin8 application: Sonya Waters
vi. Other staff commenting on application: None
b. I~e_y Issue{s) of Discussion by Commission:
i. Design of the lots at the southeast corner of the site and their access from the
commercial development to the south;
ii. Access to the school property via a pathway along the southern boundary of
iii. The requirement for removal of the planter islands in the cul-de-sacs and em
access to the cul-de-sac lots;
iv. The requirement for compliance with block length standards.
c. Kcy Commission Change(s) to Staff Recommendation:
i. Allow street knuckle planter island to remain (strike condition #1.2.1e. which
ii. Modify condition #1.2.18 to allow for a property boundary adjustment to be completed
in cor-junction with the final plat.
iii. Clarify condition #1.2.11 to state the first final plat approved along the
Bainbridge/Volterra boundary will dictate the street alignment in that area.
iv. Modify condition #1.2.11 to not require amicro-path connection in Block G to the school
property from the east nor to the common area in Volterra Subdivision to the south.
v. Add a condition requiring a 5-foot wide pathway with landscaping within the linear
common lots along the southern boundary of the site to provide pedestrian access to the
school site (see condition #1.2.28);
13ainbridgc Subdivision RZ-13-005; PP-13-011 PAGI; 1
vi. Modify condition #1.2.4 to allow the nublic use easement for the nathwav alone Chinden
to be submitted in conjunction with the final plat application for that area rather than
the first final plat application;
vii. Modify condition #1.2.6 to include specific amenities proposed by the developer.
d. Outstandine Issue(s) for City Council:
i. The Commission was riot in favor of reguirine Blocks 9 & 31 to be revised to comply
with the minimum block leneth standards required in UDC 11-6C-3 and recommended
Council approve a waiver to this requirement (see condition #1.2.1c). The UDC does xot
allow 1br a waiver fo G/ock lerrntlt renuirerreeats; nvariance is required
III. PROPOSED MOTION
Approval
After considering all staff applicant and public testimony, 1 move to approve File Numbers RZ-13-
005 & PP-13-O1 ], as presented in the staff report for the hearing date of August 2Q, 2013, with the
following modifications: (Add any proposed modifications).
Denial
After considering all staff; applicant and public testimony, I move to deny File Numbers RZ-13-005
& PP-13-O1 ], as presented dw~ing the hearing on August 20, 20] 3, for the following reasons: (You
should state specific reasons for denial)
Continuance
1 move to continue File Numbers RZ-13-005 & PP-13-011 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 generally located on the south side of W. Chinden Boulevard, between N. Ten Mile
Road and N. Black Cat Road, in Section 27, Township 4 North, Rouge I West. (Parcel #'s:
S0427110021;S0427120620;S0427120917;S0427120920;50427131310;S0427141402;
S0427131460;S0427141820;S0427212411;S0427212450;S0427223600;50427223700;
S0427142323;50427141200)
B. Owner(s):
Brighton Investments, LLC
12601 W. Explorer Drive, Ste. 200
Boise, Idaho 83713
Dallas & I{wren Hess
6948 Spurwing Way
Meridian, ID 83642
C. Applicant:
Brighton hnvestments, LLC
12601 W. Explorer Drive, Ste. 200
Boise, Idaho 83713
D. Representative:
Michael D. Wardle, Brighton Development, Inc.
12601 W. Explorer Drive, Ste. 200
Boise, Idaho 83713
Bainbridge Subdivision R%-13-005; YY-13-011 PAGE 2
E. Applicant's Statement/Justification: Please see applicant's narrative for this information.
V. PROCESS FACTS
A. The subject application is for a rezone and preliroinaly plat. A public hearing is required before
the Planning & Zoning Coimnission and City Council on this matter, consistent with Meridian
City Code Title 11, Chapter 5.
B. Newspaper uotif cations published on: July 1, and 15, 2013 (Commission); July 29, and Anmist
12, 2013 (City Council)
C. Radius notices mailed to properties within 300 feet on: June 20, 2013 (Commission); July 25,
2013 (City Council)
D. Applicant posted notice on site(s) on: July 3, 2013 (Commission); AnQnst 2, 2013 (City Cowrcil)
VI. LAND US>J
A. Existing Land Use(s) and Zoning: This site is currently being farmed and consists of agricultural
property, zoned R-8 and L-O.
B. Character of Sw•rounding Area and Adjacent Land Use and Zoning:
1. North: Chinden Blvd.; and firt<u~e commercial and residential uses in Jayker Subdivision,
zoned C-N and R-15
2. East: N. Ten Mile Road; a church, zoned L-O; and residential properties, zoned R-4 and Rl
in Ada County
3. South: Future commercial and residential uses in Volterra Subdivision, zoned R-4 and L-O
4. West: Vacant/undeveloped property, zoned R-8; N. Black Cat Road; rural
residential/agricultural uses, zoned RUT in Ada County and R-4
C. History of Previous Actions: This site was previously included in preliminary plats for
Bainbridge and Keego Springs Subdivisions.
• The Bainbridge property received the following approvals:
- Annexation and zoning (AZ-OS-001) of 152.68 acres of land with R-8 and L-O zoning.
A development agreement (DA) was required as a provision of annexation, recorded as
hrsU•ument No. 109061598;
- Preliminary plat (PP-OS-002) consisting of 389 single-family residential building lots,
22 common/other lots, one chw•ch lot, and one lot to be developed/re-subdivided in the
firture; and
- Conditional use permit/planned development (CUP-OS-002) consisting ofsingle-family
residential homes, a future neighborhood park, and a church with reduced minimum lot
frontages, and lot sizes, and an increased maximum block length.
- Several6me extensions have been approved for preliminary plat in order to obtain the
City Engineers signature on a final plat (TE-06-001; TE-07-013; 'IE-09-014; TE-10-
029; and TEC-13-002). The last time extension expires on March 13, 2015.
- Final plat (PP-09-006) for Bainbridge Church Subdivision consisting of one building
lot and 2 common/other lots on 5.02 acres of land. This ~Iat has been recorded.
• The Keego Springs property received the following approvals:
- Annexation and zoning (AZ-OS-058) of 50.41 acres of land with R-8 zoning. A
13ainbridgc Subdivision RZ-13-005; PP-13-01 I PAGE 3
development agreement (DA) was required as a provision of annexation, recorded as
Instrument No. 106141058;
- Preliminary Plat (PP-OS-060) consisting of 177 single-family residential building lots,
one school lot, and 12 common/other lots on 50.41 acres of land.
- Time extension (TE-08-009) on the preliminary plat in order to obtain the City
Engineer's signature on a final plat. The time extension expired on December 27, 2009.
D. Utilities:
1. Public Wa'ks:
a. Location of sewer: Coordinate with Public Works for routing, location, size, and depth
of sewer main. This includes the trtmlc line portion.
b. Location of water: Coordinate with Public Works for routing, location, and size.
c. Issues or concerns: Current engineered drawings are needed in order for Public Works
to do an in depth analysis for water and sewer. This is per a `7Vew Application Report"
received by Development Services on 7/9/13 and signed by Assistant City Engineer Clint
Dolsby, PE and initialed by Assistant City Engineer Kyle Radek, PE.
VH. CONIPR1iH1;NSIVi'; PLAN POLICIES AND GOALS
This site is designated on the Comprehensive Plan Future Land Use Map (FLUM) primarily as
Medium Density Residential (MDR) with a small portion designated for Civic uses.
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 traits per acre.
The purpose of the Civic designation is to preserve and protect existing and planned municipal, state,
and federal lands for area residents and visitors. This category includes public lands, law enforcement
facilities, post offices, fire stations, cemeteries, public utility sites (excluding ACRD), public parks,
public schools, and other government owned sites within the Area of City hnpact.
The plat contains 551 single-family residential building lots at a gross density of 2.9 dwellhrg units
per acre which fal Is slightly under the low end of the desired density in MDR designated areas of 3-8
units per acre. Land fora 7.5 acre City park site has already been dedicated to the City centrally
within the development on the largest area designated for Civic uses. The two other Civic designated
areas are proposed to develop with single-family residential lots.
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):
• "Support a variety of residential categories (law-, medium-, medium-high and high-density
shrgle-family, mtilti-family, townhouses, duplexes, apartments, condominimns, etc.) for the
purpose of providing the Ci[y with a range of affordable housing opportunities." (3.07.0 lE)
The proposed lo~o~-mediemt density residential denelopmenrivlll contribute to the variety of
residential densities n~ this area of the City, rnhrcla czn•rently cotvsists of rurnl lane densil)~ mvd
zn•baty medlznn density residential properties.
• "Provide housing options close to employment and shopping centers." (3.07.02D)
Tlve proposed residetstial development vrill provide hausirvg opportzn~ltles In close procinrlt)~
to the new Fred Meyer shopping center at tl~e northeast corner of Cbinden & Linder and a
little fin•t17er mvay to tlae Village at A7eridian & Meridian Crossroads developments at
Bainbridge Subdivision i27-13-005; PV-13-01 I PAGE 4
Fair~~iew & Eagle and tlae shopping center at Ustick and Eagle. Futm•e employment and
shoypiaag centers are also ylanned on Ten Mile Road in close pros~inaity to the interchange.
• "Require new residential development to meet development standards regarding landscaping,
signage, fences and walls, etc." (3.05.0X)
Street buffer landscaping is required adjacent to W. Chinden Boadevmrl, N Black Cat Road,
N. Ten Mile Road mad all collector streets, in accord with tlae stmadrn•ds listed in UDC 11-3B-
7C as shown on the landscape plan. Seymate yernaits shall be obtained for sig~aage toad
fencing in comylicrnce with Ilae standards listed iaa UDC 11-3D-5 mad 11-3A-7 resyectinely.
• "Require landscape street buffers for new development along all entryway corridors."
(2.01.02E)
A 35 foot wide landscape Ur ffw• rovill be required a]oaag W. Chuadeaa Boulevard, N Black Cat
Road, and N. Ten Mile Road, all entryway corridors, in accord with the standm•ds listed in
UDC 11-3B-7C Lcrndsecrye Bzlffers almag Sb•eets.
• "Ptrotect existing residential properties from incompatible land use development on adjacent
parcels." (3.06.O1F)
The proposed single family residential development shozrld be compatible ta~itla e~~isting
adjacent residential, agriczdtw•al, and church uses.
• "Require common area in all subdivisions." (3.07.02F)
The applicant is required to provide a mnainaznn of 10°/a qualifred open space as set forth in
UDC 11-3G-3. The plat depicts 16.13% (or 31.15 acres) of qualified oyes space in
cmnpliance ia~itTz this requirement.
• "Permit new development only where urban services can be reasonably provided at the time
of final approval and development is contiguous to the City." (3.01.01 F)
The proposed development is cmatigarozas to tlae city and city services m•e available to be
ecteaaded to Sae site upon development in accord wil]a UDC 11-3A-21.
VIII. UNIFIED DEVELOPMENT CODE (UDC)
A. Purpose Statement of flee Residential Dishicts:
Per UDC 11-2A-1, the purpose of the residential districts is to provide for a range of housing
opporhmities 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. The medium-density residential (R-8) district
allows a maximum gross density of 8 dwelling units per acre.
B. Schedule of Use: Unified Development Code (UDC) Table 1 ]-2A-2 lists the principal permitted
(P), accessory (A), conditional (C), and prohibited (-) uses in the R-8 zoning district Atry 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 principal permitted use in the R-8 zoning district.
C. Dimensional Standards: Development of the site should be consistent with the dimensional
standards listed in UDC Tables ] 1-2A-6 for the R-8 zoning district.
D. Landscaping: Landscaping: Street buffer landscaping shall be installed in accordance with the
standards listed in UDC Tables 11-2A-6 for the R-8 zoning district.
E. Off-Street Parking: Off-street parking is required in accord with UDC Table l 1-3C-6 for single-
I3ainbridgc Subdivision RZ-13-005; PP-13-OI 1 PAGI; 5
family dwellings
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation
Rezone:
The appl icaot has applied to t•ezone 5.85 acres of land that fronts on Chinden Boulevard from the
L-O to the R-8 zoning district. As discussed above in Section VII, the proposed zoning is
consistent with the corresponding FLUM designations of MDR & Civic for this area.
The land proposed to be rezoned was originally zoned L-O for the construction of a chw•ch. The
church was ultimately consh•ucted on the east side of the development at the southwest corner of
W. Broadbent Drive and N. Ten Mile Road where residences wete previously proposed. Because
L-O zoned property is no longer needed for a church on Chinden, the applicant proposes to
rezone the property to R-8 for single-family residential lots.
The current development agreement (DA) for Bainbridge Subdivision requires all fittw•e uses on
Lots 2 and 3, Block 15 (as depicted on the former preliminary plat) to obtain conditional use
permit (CUP) approval. Lot 2 is the L-O zoned portion proposed to be rezoned and Lot 3 abets
the south and west boundaries of Lot 2. The previous preliminary plat depicted Lot 3 as one Large
lot planned for future residential development. The applicant is required to either obtain CUP
approval of the proposed single-family residential lots on the former Lots 2 and 3, Bloch 15;
oi•, apply for an amendment to the DA to remove this requirement. The applicant wishes to
revise the DA to remove the requirement. Staff recommends that when the DA is revised, that the
existing DA's for Keego Springs and Bainbridge developments be replaced with a new DA that
inc]udes all of the applicable provisions fi•om both agreements and any new provisions into one
DA. A revised DA should be approved by Council and recorded prior to submittal of the first
final plat application.
Preliminary Plat
The proposed preliminary plat consists of 551 building lots and 55 common/other lots on 191.30
acres of land in the R-8 zoning district. The proposed plat is consistent with the provisions of the
existing DA's for this property.
The majority of the site, approximately 147 +/- acres, was annexed with Bainbridge Subdivision
in 2005; the remainder of the site, approximately 50 +/- acres, was annexed with I{eego Springs
Subdivision in 2005. The preliminary plat for Bainbridge Subdivision is still valid and expires on
March ] 3, 2015; the preliminary plat for Keego Springs expired on December 27, 2009.
There is a 4.9 acre parcel (Parcel #SO427234000) at the southwest boundary of the site that was
originally included hr the Keego Springs preliminary plat. It is now owned by the Meridian Joint
School Disd ict No. 2 and is not included in the proposed plat. This property was split off from a
larger parcel and a new deed recorded on December 15, 2006. Because this parcel was not legally
created through the subdivision process, staff recommends it be included in the subject
preliminary plat so that it may be eligible for building permits in the future.
There is also a 70-foot wide +/- strip of land that lies at the east boundary of the site beriveen the
church property and the Johnson property located at 5745 N. Ten Mile Road that was annexed as
part of the original Bainbridge development and is still owned by the applicant. Because this sb•ip
of land is parC of the larger parcel to the west, Staff recommends this laud be included within the
boundaries of the plat.
Bainbridge Subdivision Rl-13-005; PY-13-O1 l PAGE 6
Because the preliminary plats for Bainbridge, Keego Springs, and Volterra (to the south) all came
in in 2005 and have all undergone changes since that time, staff is concerned that the proposed
stub sheets may not align with stub streets approved in Volterra Subdivision. Therefore, staff
recommends prior to the City Council hearing that the applicant provide a revised plat that
depicts the approved street layout for Volterra where it abuts the site.
Dimensional Standards: Staff has reviewed the proposed plat for compliance with the
dimensional standards listed iu UDC Table 11-2A.6 for the R-8 zoning district.
There are several lots with sheet frontage on cul-de-sacs or at approximately a 90° angle that do
not meet the minimum 30 feet street fiontage required by UDC I ] -2A-3B; some of these lots are
accessed off of coimnou drives that are depicted as canmon lots and have no street frontage.
Note: Staff is cowsiderdng a tend amendment do t7ae UDC which naay allow far co~mnan drivetvcrys
to be placed in common lots; if an amenclmeiat to dbe UDC ds approved prior to sz~bmiddal of the
final plat ctpplicadion, dlae Tod conf7gtn•addo~t as shotmn mny be aAou~ed. There u'e also a few lots
that do not meet the minimum 50 feet sheet frontage requirement. The aforementioned
deficiencies should be addressed on a revised plan. The minimum property size in the R-8 district
is 5,000 square feet; all lots appear to comply with this standard.
The minimum block length allowed in residential districts is 750 feet in length without an
intersection street or alley; where a pedestrian connection is provided, the maximum block face
maybe extended np to 1,000 feet. Blocks 9 and 31 exceed 750 feet in length; revise plans
accordingly to comply with this requirement.
A minimum 35-foot wide street buffer is required adjacent to N. Black Cat Road, N. Ten Mile
Road, and W. Chinden Boulevard, all designated as enh•yway corridors into the City; and a
minimum 20-foot wide buffer is required along W. Broadbent Way (and any other collector
sh•eets), designated as a collector street, as proposed. A I S-foot wide buffer is proposed along the
north side of Broadbent with this plat; the additional 5 feet will be provided with development of
the property to the north.
Landscape islands are depicted on the plans to separate the sheet knucldes from through traffic.
The UDC no longer requires these islands at the request of ACHD and the Fire Department for
maintenance and emergency access reasons. Thw'efot•e, staff recommends these islands be
removed from the plans.
Access: Access is proposed on the plat via one access point from Chinden, Ten Mile and Black
Cat roads. Several stub streets are proposed to the west and south for future extension and
interconnectivity. Acollector street, E. Broadbent Drive, is proposed along the northeast
boundary of the subdivision which will provide access to fiiture development to the north at the
corner of Ten Mile and Chinden. The stub sheet, E. Eynsford Way, shibs to the south to a
common area proposed in Volterra Subdivision; this stab needs to be removed.
Multi-Use Pathway: UDC 11-3H-4C.4 requires a 10-foot wide nntlti-use pathway to be
constructed along W. Chinden Boulevard (SH 20/26) within a public use casement. Prior to
signature on the first f nal plat, the applicant is required to submit a public pedeshrian easement to
the Planning Division for approval by City Council and subsequent recordation.
Noise Abatement: Traffic noise abatement is requu'ed to be provided for residential uses
adjoining state highways. Staff recommends the landscape plan be revised to include a berm or a
berm and wall combination in accord with the standards listed in UDC 11-3H-4D.
Open Space & Site Amenities: A minimum of 10% of the total land area of the site is required
to be provided for open space in accord with UDC 11-3G-3A; the requirements fa' qualified open
Bainbridge Subdivision RZ-13-005; PP-13-011 PAGE 7
space is defined in UDC 11-3G-3B. The plat consists of 191.30 acres; therefore, a minimum of
19.13 acres of qualified open space is required to be provided.
A total of 31.66 acres (or 16.55%) of open space is proposed with the plat, consisting of parkways
along the internal Local sheets, sheet buffers along the collector sheet (E. Broadbent Drive), 50%
of the street buffers along the arterial sheets (Chhrden, Ten Mile, and Black Cat), a 7.43 acre
public park, and open grassy areas (50' x 100' or g1•eatw• in area).
lu accord with UDC 11-3G-3A.2, a minimum of 9 site amenities consisting of quality of life,
recreation, and pedesh•ian or bicycle circulation system amenities are requh•ed to be provided with
this development in accord with UDC 11-3G-3C. The applicant is proposing a pedestrian
pathway leading to and around the public park; and an additional 5% of open space above the
required amount; no other amenities are shown on the plan. The applicant is required to provide 7
additional site amenities in compliance with this requirement.
The 7.4 acre public park has been dedicated to the City and is proposed to pt•ovide community
open space and recreation facilities for citizens of the City of Meridian. The park is proposed to
develop at a minimtmt with a parking lot, sidewalks, walking paths, playground equipment,
picnic facilities, teimis courts and resh•ooms which will be owned, operated and maintained by the
City.
Landscaping: If the unimproved street right-of way along Ten Mile, Black Cat, and Chinden is
] 0 feet or greater from the edge of pavement to edge of sidewalk or property line, and street
widening project is not in the U•ansportation authority's five year fimded plan, the developer is
required to maintain a 10-foot wide compacted gravel shoulder meeting the construction
standards of the transportation authority and landscape the remainder with lawn or other
vegetative ground cover in accord with UDC 11-3B-7C.5.
Par•lcways: Landscaped parkways are depicted on the landscape plan along all roads in the
proposed subdivision in accord with UDC 11-3A-17.
Sidewalks: Sidewalks are required along all public streets as shown on the landscape plan, in
accord with UDC ] 1-3A-17. Detached sidewalks are required along all arterial and collector
streets.
Wate~tivays: The McMillan Lateral Funs along the southern boundary and through the southwest
portion of this site. Several other ditches traverse the site. Per UDC 11-3A-6A, all waterways are
required to be piped or otherwise covered with development of the site.
Building Elevations: The applicant has submitted concephial building elevations for the future
homes in this development, included in Exhibit A.4. These elevations depict a variety of styles
and building materials.
ha sUmmmy, Staff'reconnnei~ds approral of dae proposed reza~~e and prelinair~aiy plat request
with tlae recwnmeaded co~~ditioivs listed in Exhibit B of this report in accord t~rlda the fi~adiiags
contained iw E~hibil D.
X. EXHH3ITS
A. Drawings/Other
1. Vicinity Map
2. Proposed Preliminary Plat (dated: 4/30/13)
3. Proposed Landscape Plan (dated:5/29/13)
4. Proposed Building Elevations for Residential Homes
Bainbridge Subdivision RZ-13-005; VY-13-011 PAGE 8
B. Agency & Department Continents/Conditions
C. Legal Description & Exhibit Map for Rezone
D. Required Findings from Unified Development Code
Bainbridge Subdivision RZ-13-005; PP-13-01 I PACE 9
A. Drawings
1. Vicinity Map
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A. Proposed Buildvig Elevations for Residential I-lomes
Exhibit Ti - 2 -
exhibit B - 3 -
Exhibit B - 4 -
B. TrXHIBIT B -AGENCY & D1;PARTMhNT COMM)iNTS/CONDITIONS
1. PLANNING DEPARTMENT
1.1 Rezone Comments
1.1.1 The development agreement (Instrument #109061598) requires all future uses on Lots 2 and 3,
Block 15 (as depicted on the former preliminary plat for Bainbridge Subdivision) to obtain
conditional use permit approval from the City. Therefore, prior to submittal of the final plat
application, the applicant shall either obtain CUP approval of the proposed single-family
residential lots in the referenced area; or, obtain approval of an amendment to the DA to remove
this requirement. The applicant Iras stated that they rrardd prefer to nrod~ the DA. Staff
reeomnrends the eaastnrg DA's for tlae Keego Springs and Bainbridge developments be replcreed
~a~ith one nerr DA drat includes the applicable provisions from both agreements and any rrerov
prat>isions applicable to this der~elopnrent.
1.2 Preliminary Plat -Site Specific Conditions of Approval
1.2. I The prelitninaty plat shall be revised as follows:
a. All lots shall comply with the minirnum street frontage requirements listed in UDC Table 11-
2A-6 for the R-8 zoning district or UDC 11-2A-3B for properties with sheet frontage on cul-
de-sacs, approximately 90° angles, flag properties or properties sharing a common driveway.
b. Common driveways are required to be in au easement rather than a common lot, per UDC 11-
6C-3D.5. If an amendment to the UDC occen•s prior to submittal of the frnal plat
application(s) that allows common drit~etamys to be placed in conunon lots, this may not be
required 77re applicant sha17 comply with the UDC reguirenawats in effect at the tinge of final
plat srrbnrittal.
c. Revise Blocks 9 and 31 to comply with the minimum block length requirements listed in
UDC 11-6C-3.
d. Revise note #5 as follows: "~'°"~~°I°•~ °~~°°°'~ I,.... °'~°° h~ accord with UDC 11-3A-3,
direct lot access to W. Chinden Blvd/U.S. Hwy 20-26, N. Ten Mile Road, N. Black Cat Road,
and E. Broadbent Drive is prohibited unless specifically allowed by Ada County 1-Iighway
District and the City of Meridian."
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f Include the 4.9 acre parcel (Parcel #S0427234000) owned by the Meridian Joint School
District No. 2 at the southwest boundary of the site in the proposed plat.
g. Include the 70-foot wide +/- strip of land that lies at the east boundary of the site between the
church property and the Johnson property (Parcel #S0427142323) in the proposed plat, or
complete a property boundary adjustment in conjunction with the final ulat for that area.
h. Revise note #4 as follows: "Lots 1 & 19, Block I; Lots 1 & 15, Block 2; Lots 1 & 6, Block 5;
Lots ~7 4-312 -1-517 &2928 3029, 4342 &44-43 Block 6; Lot 1, Block 7; Lots 11, 12, and
25, Block 9; Lots 1, 16, and 22, Block 10; Lot 1, Block 12; Lots 1 and 17, Block 14; Lots 1,
3, and 7, Block 15; Lots 1, 3, and 7, Block 16; Lots 1, 4, and 7, Block 17; Lot 1, Block 18;
Lots 1, 3, and 7, Block 19; Lots 1, 2, and 15, Block 20; Lot 10, Block 21; Lot 1, Block 22;
Lots 1 and 11, Block 23; Lots 1, 2, and 26, Block 24; Lot 6, Block 25; Lot 18, Bloclc 27; Lot
16, Bloclc 28; Lots 1 and 20, Block 31; Lot 1, Block 32; Lot 7, Bloclc 33; and Lots 1 & 2,
Bloclc 34 are designated as common/landscape area lots and will be owned by the
homeowners association and/or assigns."
F,xhibit B - 5 -
i. Depict the approved preliminary plat layout for Volterra Subdivision where it abuts the
subject property in a light line type to ensure stub streets line up with approved sttb sheet
Locations in Volterra. The first final plat approved along the Bainbridge/Voltena slrcn~ed
bomvdaty shall dictate the street alignment in that areas.
j. Include amicro-paths in Block 6 to the school property from the ° north. t1}sa
k. Depict irrigation easements as applicable on the face of the plat.
1. Remove the stab street, N. Eynsford Way, which stubs at the south boundary to Volterra
Subdivision. An additional residential lot may be provided in its place.
Prior to the City Council meeting, the applicmrf sltrrll submit n revised preliminary plat Utnt
iuclrrdes Ute revisions rented above iu #f, #g, and #i, or ass rnorlired by the Commission.
1.2.2 The landscape plan shall be revised as follows:
a. Revise the landscape plan in accord with the applicable revisions to the plat referenced above
in condition #1.2.1.
b. Depict minimum 5-foot wide detached sidewalks along N. Black Cat and N. Ten Mile Roads
in accord with UDC 1 ]-3A-] 7.
c. Depict a minimum 10-foot wide nudti-use pathway along W. Chinden Boulevard in accord
with UDC 11-3H-4C.4.
d. htclude a minimum 5-foot wide pedestrian pathway through Lot 6, Block 25 with
landscaping in accord with the standards listed in UDC ] ]-3B-12C.
e. Ltchtde a berm or a berm and wall combination in accord with the standards listed in UDC
11-3H-4D for haffic noise abatement from Chinden Boulevard (SH 20126). If a wall is
proposed, include a detail of the wall.
f Depict the edge of pavement on the plan. If the unimproved street right-of--way along Ten
Mile, Black Cat, and Chinden is 10 feet or greater from the edge of pavement to edge of
sidewalk or property line, and street widening project is not in the transportation authority's
five year funded plan, the developer is required to mahttain a 10-foot wide compacted gravel
shoulder meeting the construction standards of ffie transportation authority and landscape the
remainder with lawn or other vegetative ground cover in accord with UDC 11-3B-7C.5.
g. Include a 5-foot wide pedestrian pathwaywithin the linear common area along the southern
boundary of the site to the school property. Landscaping is required withht these conunon lots
in accord with UDC 11-3B-12C.
1.2.3 Submit a copy of the Warranty Deed and an Affidavit of Legal Interest signed by the Joint School
District No. 2 for inclusion of Parcel #50427234000 in the Bainbridge Subdivision preliminary
plat. The appliccnt Iras submitted this irtforutalion.
1.2.4 Submit a public use easement to the Planning Division for the tnulti-use pathway adjacent to W.
Chinden Boulevard prierte in conjunction with the submittal ofthe €trst final plat application for
that area.
1.2.5 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 1 1-3A-6B.
1.2.6 The applicant shall provide a minimum of nine (9) site amenities in accord with the standards
listed in UDC 11-3G-3C and a minimum of 31.66 acres (16.55%) of common open space that
Exhibit B - 6 -
meets or exceed the standards set forth in UDC 11-3G-3. At the Commission meeting, the
applicant proposed the following amenities for the development amulti-use pathway along
Chinden Blvd.; pathways leading to and around the public park; au additional 5% 0~7 space;
fitness stations; sports courts; picnic areas; and 2-3 )?lay struchn'es.
1.2.7 The applicant shall pipe or otherwise cover all irrigation ditches, laterals or canals, intersecting,
crossing or lying within the area being developed in accord with UDC 11-3A-6A, unless Left open
as a water amenity or linear open space in accord with UDC 11-3A-6A.2.
1.3 General Conditions of Approval
1.3.1 Comply with all bulk, use, and development standards of the R-8 zoning district listed in UDC
11-2-A-6.
1.3.2 Comply with all provisions of 11-3A-3 with regard to access to sheets. Direct access to Chhrden
Boulevard, N. Ten Mile Road, N. Black Cat Road, and N. Broadbent Way is prohibited.
1.3.3 Construct on-street bikeways on all collector streets as set forth in UDC I I-3A-5.
1.3.4 Comply with the ptovisions for irrigation ditches, laterals, canals and/or drainage courses, as set
fm•th in UDC 1 ]-3A-6.
1.3.5 Provide a pressurized irrigation system consistent with the standards as set fotth in UDC 11-3A-
15, UDC 11-3B-6 and MCC 9-I-28.
1.3.6 Cmnply with the sidewalk standards as set forth in UDC 1 ]-3A-17.
1.3.7 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-SJ.
1.3.8 Construct all off-street parking areas consistent with the standards as set forth ht UDC 11-3C-6
for single-family dwellings.
1.3.9 Construct the requh•ed landscape buffers consistent with the standards as set forth in UDC 11-3B-
7C.
1.3.10 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-
1 I C.
1.3.11 ConsU~uct all parkways consistent with the standards as set forth in UDC 11-3A-17E, 11-3G-3B5
and I1-3B-7C.
1.3.12 Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3,
including but not limited to cul-de-sacs, alleys, driveways, convnon driveways, easements,
blocks, street buffers, and mailbox placement.
1.3.13 Protect any existing U•ees on the subject property that are greater than four-inch caliper and/or
mitigate for the loss of such trees as set forth iu UDC 1 I-3B-10.
1.3.14 Comply with all provisions of UDC l 1-3A-3 with regard to maintaining the clear vision U•iangle.
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 1 ]-3B-6 and to install and maintain all landscaping as set forth
in UDC 11-3B-5, UDC 11-3B-13 and UDC I 1-3B-14.
1.4.2 All common open space and site amenities shall be maintained by an owner's association as set
forth ht UDC 11-3G-3F1.
Exhibit B - 7 -
1.43 The project is subject to all current City of Meridian ordinances and previous conditions of
approval associated with this site (AZ-OS-001, development agreement (Instrument No.
109061598) & AZ-OS-058, development agreement Q.
1.4.4 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a
mininuun height of six feet above the ground or sidewalk surface to afford greater visibility of the
area.
1.4.5 The applicant shall have an ongoing obligation to maintain all pathways.
1.4.6 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 1 ]-3A-11.
1.4.7 The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping
and constructed feahn~es within the clear vision triangle consistent with the standards in UDC 11-
3A-3.
Exhibit B - 8 -
1.5 Process Conditions of Approval
1.5.] No signs are approved with this application. Prior to installing acy 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 I1-SC-3B. A surety agreement may be accepted for other improvements in accord with
UDC I1-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 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 or 2) gain approval of a tune extension as
set forth in UDC 11-6B-7.
1.5.5 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.
1.5.6 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 The applicant shall install mains to and through this subdivision; applicant shall coordhtate main
size and routing with the Public Works Department, and execute standard forms of easements for
any mains that are required to provide service. Minimtun cover over sewer mains is three feet, if
cover from top of pipe to sub-grade is less than three feet than altercate materials shall be used in
conformance of City of Meridian Public Works Departments Standard Specifications.
2.2 The applicant shall be responsible to install two water comtectiocs to any phase containing more
than 30 lots. The applicant shall also 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 airy 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.
2.5 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.
Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association
(ditch owners), with written approval ornon-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 siguahue.
Exhibit B - 9 -
2.7 Airy existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-I-4 and 9 4 8 contact the City of Meridian Enghieering Department at
(208)898-5500 for inspections of diseomiection 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 ca•edit a• cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, etc., prior to siguafire 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 ensw~e 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 airy Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.15 Applicant shall be responsible for application and compliance with and bTPDES permitting that
may be required by the Environmental Protection Agency.
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 I 1-12r3H.
2.18 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered bacl~ll, 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 disd•ict
or ACHD. The design eughreer shall provide certification that the facilities have been installed in
accordance with the approved design plans. This cerfifcatiou will be required before a certificate
of occupancy is issued for any structures within the project.
2.21 At the canpletion 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 far any structures within the project.
2.22 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public
roadways per the City of Meridian Lnprovement Standards for Street Lighting. All sU'eet lights
shall be installed at developer's expense. Final design shall be submitted as part of the
development plan set for approval, which mast include the location of any existing street lights.
Exhibit 13 - 10 -
Street lighting is required at intersections, corners, cut-de-sacs, and at a spacing that does not
exceed that outlhted in the Standards. The contractor's work and materials shall conform to the
[SPWC and the City of Meridian Supplemental Specifications to the ISPWC.
2.23 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 infi'ashuchrre
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 Laud Development Service for more information at 887-2211.
2.24 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 canpleted sewer, water and sense infrastructure for
duration of two years. This surety will be verified by a line itetn cost estimate provided by the
owner to the City. The surety can be posted in the form of an irrevocable letter of aedit, cash
deposit or bond. Please contact Land Development Service for more information at 887-221 ] .
2.25 It shall be the responsibility of the applicant to ensm'e that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
3. POLICE DEPARTMENT
3.1 The Police Department has no concerns related to this application
4. FIRE DEPARTMENT
4.1 Oue and two family dwellings not exceeding 3,600 square feet require afire-flow of 1,000 gallons
per minute for a duration of 2 bouts to service the entire project. One and two family dwellings ht
excess of 3,600 square feet require a minimum fire flow as specified in Appendix B of the
International Fire Code. Fire I-lydrant spacing shall be provided as required by Appendix C of the
httetnational 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 fu'e 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 sheet or parking lot drive aisle.
b. Fire hydrants shall not face a street which does not have addresses on it.
a 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'.
f Fire hydrants shall be placed 18" above finished grade to the center ofthe 4 %" outlets.
g. Pire hydrants shall be provided to meet the regnh'ements 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.
4.4 In accordance with International Fire Code Section 503.2.5 and Appendix D, any roadway greater
than ] 50 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 sheets
greater than 150' in length with uo outlet.
Exhibit l3 - 11 -
4.5 All enhances, internal roads, drive aisles, and alleys shall have a hunhig radius of 28' inside and 48'
outside, per International Fire Code Section 503.2.4.
4.6 All common driveways shall be shaight 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
GV W, per International Fire Code Section 503.2.
4.7 Provide signage ("No Parking Fire Lane") for all fire lanes in accordance with International Fire
Code Sections 503.4 & D103.6.
4.8 Ensure that all yet undeveloped parcels are maintahred free of combustible vegetation as set forth
in International Fu•e Code Section 304.1.2.
4.9 Fire lanes, streets, and shuchu~es (including the canopy height of mahu~e h~ees) shall have a
vertical clearance of 13'6 as set forth in International Fire Code Section 503.2.1.
4.10 Operational fire hydrants, temporary or permanent sheet signs, and access roads with au all weather
surface are required to be installed before combustible catstruction material is brought onto the site,
as set forth in ]nteruational Pire Code Section (IFC) 501.4 and Meridian amendment to IFC 10-4-2J.
4.1 I T'o increase emergency access to the site a minimum of two points of access will be regr~~ed for any
portion of the project which selves more than 50 homes, as set forth in International Fine Code
Section D107.1. The two enhances should be separated by no less than % the diagonal measurement
of the full development as set forth in International Fire Code Section D104.3. The applicant shall
provide a stub street to the property to the (wesbeasY/nath/south).
4.12 Building setbacks shall be per ffie firteruational Building Code for one and two story constt'uction.
4.13 The roadways shall be built to Ada County Highway Dish•ict cross section standards and have a
clear driving surface. Streets less than 26' in width shall have no on-sheet parking; streets less
than 32' iu 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 GV W as set forth
in International Fh~e Cade Section 503.2. ] .and DI03.6.1 and D103.6.2.
4.14 The fire department requests that any firhu•e signalization installed as the result of the
development of this project be equipped with Optieom 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 5.2.1 ] .1)
4.15 All aspects of the building systems (including exiting systems), processes & storage practices shall
be requh~ed to comply with the International Fire Code Section 101.2.
4.16 Emergency response routes and fire lanes shall not be allowed to have baffle calming devices
installed without prior approval of the Fire Code Official. National Fire Protection Standard 1141,
Section A5.2.18.
4.17 As set forth in International Fire Code Section D103.3, the Pire Department is opposed to any
landscape islands hr the middle of a cul de sac that may prevent a fire truck from tw•ning around on
the end of the court.
5. REPUBLIC SERVICES
5.1 Republic Services did not submit comments on this application.
6. PARKS DEPARTMENT
6.1 The applicant has dedicated a 7.4 acre park to the City for a neighborhood park The Parks
Department requests the applicant work with the City to determine each party's responsibilities
Exhibit B - 12 -
for provision of amenities withht the park site.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 Site Specific Conditions of Approval
7.1.1 Comply with requirements of ITD and the city of Meridian for the Cbinden Boulevard fi•ontage.
Submit to the District a letter from ITD regardhtg said requirements prior to plan approval.
7.1.2 Dedicate 48 feet of right-of--way fran 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
bushtess 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.
7.1.3 Dedicate 48 feet of right-of-way from the centerline of Blac]< Cat 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 afer receipt of all requested material The
Dish•ict will purchase the right-of--way which is in addition to the existing right-of--way fiom
available Corridor Preservation Fiords.
7.1.4 Construct a 5-foot wide concrete sidewalk located a minimum of 42 feet from the centerline of
Ten Mile Road measw~ed to the near edge of the sidewalk, abuttbtg the site.
7.1.5 ConsU~uct a 5-foot wide concrete sidewalk located a minimum of 42 feetfi•om the centerline of
Black Cat Road measured to the near edge of the sidewalk, abutting the site.
7.1.6 Construct a southbound left-turn lane on Black Cat Road at the Vanderbilt Drive entrance.
7.1.7 Construct a northbound right-hu•n lane on Black Cal Road at the Vanderbilt Drive enll~ance.
7.1.8 Construct Broadbent Dt•ive to intersect with Cbinden Boulevard iu alignment with Tree Farm
Way to the north, as proposed.
7.l .9 Construct Broadbent Drive from its intersection with Cbinden Boulevard south to Radisson Way
(approximately 350 feet) as a 65-foot street section including two 21-foot wide navel lanes with a
12-foot wide northbound hint lane, l I-fool wide landscape median, vertical curb, gutter, 8-foot
wide planter strips, and 5-foot wide detached sidewalks within 94 feet ofright-of--way, as
proposed. The median shall be dedicated as right-of--way. Apply for a license agreement with the
District regarding any landscaping within the mediae.
7.1.] 0 Constuct Broadbent Drive from its intersection with Radisson Way southeast thru the site to
Cornwall Drive (f 2,600 feet) as a 40-foot collector street section with vertical curb, gutter, 8-foot
wide planter ships, and 5-foot wide detached sidewalks within 69 feet of right-of--way.
7.1.11 Construct Broadbent Drive from its intersection with Cornwall Drive to intersect Ten Mile Road
in aligimteitt with Lost Rapids Drive to the east with two 22-foot wide navel lanes, a 72-foot wide
landscape median, vertical curb, gutter, 8-foot wide planter strips, and 5-foot wide detached
sidewalks within 89 feet of right-of way as proposed. The median shall be dedicated as right-of-
way. Apply for a license agreement with the District regarding any landscaping within the
median.
7.1.12 Construct Vanderbilt Drive as a 33-foot residential collector from its intersection with Black Cat
Road east to Mendenhall Way (approximately 3,000 feet) with vertical curb, gutter, 8-foot wide
planter sU~ip, 5-foot wide detached sidewalk, and no firout-on housing within 60 feet of right-of-
8shibit B - 13 -
way, as proposed. Provide the District with written fire department approval for use of the
reduced 33-foot st eet section prior to plan approval.
7.1.13 Construct the internal local streets as 33-foot street sections with rolled curb, gutter, 8-foot wide
planter strips, and 5-foot wide detached sidewalks within 60 feet of right-of--way as proposed.
7. ] .14 Construct 4 cul-de-sacs with landscape medians and a 29-foot street section with a firnhrg radius
of 45 feet, as proposed. The medians shall be dedicated as right-of--way. Apply for a license
agreement with the District regarding any landscaping within the medians.
7.1.] 5 Construct 8 stub streets internal to the development located as follows:
• Keswick Street, to the east, located between Lot 37 Block 1 acrd Lot 1 Block 9.
• Fairborn Drive, to the west, located between Lot 34 Block 10 and Lot 32 Block 9.
• Shropshire Place, to the south, located between Lot 8 Block 33 and Lot 3 Block 34.
• Portsmouth Avenue, to the south, located between Lot 17 Block 27 and Lot 6 Block 33.
• Ironbridge Avenue, to the south, located between Lot 9 Block 21 and Lot 1 Block 27.
• Dartmouth Avenue, to the south, located between Lot 23 Block 20 and Lot 1 Block 21.
• Levanham Avetrue, to the south, located between Lot 41 Block 6 and Lot 3 Block 20.
• Eynsford Way, to the sonllr, located between Lot 18 Block 2 and Lot 1 Block 6.
7.1.16 A sign shall be installed at the terminus of each shtb street stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE".
7.1.17 Construct a paved temporary turnaround at the south terminus of Dartmouth Avenue. If the
temporary turnaround extends onto a brdldable lot, the entire lot shall be encumbered by the
casement and identif ed on the plat as anon-buildable lot until tlne street is extended.
7.1.18 Direct lot access is prohibited to Ten Mile Road, Black Cat Road, Broadbent Drive, and
Vanderbilt Drive. This access restriction shall be noted on the final plat.
7.1.19 Payment of impacts fees are due prior to issuance of a building permit.
7.1.20 Comply with all Standard Conditions of Approval.
7.2 Standard Cmrditions of Approval
7.2.1 Auy existing irrigation facilities shall be relocated outside of the ACRD right-of--way.
7.2.2 Private sewer or water systems are prohibited from being located within ACRD right-of-
way.
7.2.3 In accordance with District Policy, 7203.3, 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
daring the const•uction of the proposed development. Contact Const•uc6on 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 All utility relocation costs associated with improving street frontages abetting the site shall
be borne by the developer.
Exhibit 13 - 14 -
7.2.7 It is the t•esponsibility of the applicant to verify all existing utilities within the right-of--way.
The applicant at uo 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 prior to breaking ground within ACRD right-of--way. The applicant shall
contact ACHD Traffic Operations 387-6190 in the event airy ACHD conduits (spare ot•
filled) are compromised during airy phase of construction.
7.2.8 Utility street cuts in pavement less than five years old are not allowed unless approved in
writing by the Dish•ict. Contact the DishicYs Utility Coordinator at 387-6258 (with file
numbers) for details.
7.2.9 All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC
Standards and approved supplements, Construction Services procedures and all applicable
ACRD Standards unless specifically waived herein. An engineer registered in the State of
Idaho shall prepare and certify all improvement plans.
7.2.10 Consh'uction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
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 ACHD. The bw•den shall be upon the applicant to obtaur
written confirmation of any change fi•otn ACHD.
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 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 that time unless awaiver/variance of the requirements or other legal relief is
granted by the ACHD Commission.
Exhibit B - 15 -
8. IDAHO TRANSPORTATION DEPAR'fMIJN'1'
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IDAHO TRANSPORTATION DEPARTMENT
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itd.ul8hn. ypv
Tune 12- 2013
~fachelle Hill
l~~feridi.•~u Cit}-C:lerk's Office
33 East Idaho Avenue
bferidian, I&•~Iro 33642
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Re: RZ13-UUS and PF13-011 for the BainUrid=e Subdi~isiou
The Icl,•Iho Transportation Depvtnrent ha:; reviewed the referenced rezone ;urd preliuiinuy plat
application for the proposed Bainbridge Subdivision ou LTS 20-2d west of Ten lbiite Load.
ITD has the follolviug conuuents:
1) 1TD has no objection to Ure rezone and prelinriuuy plat applications. ITD pretiotuly
revie~sed the earlier design of this subdivision and the new site desieau generates siurilar
traffic volwues.
2) The US 20-26 intersectiou~vith Tree Farnr~~rayhas previouslyUeeu coustructect and
the tragic signal is operational. The applicants should coordinate the clr.vrge in si>;nal
operations Frith the Ada Coruity I-iigh~~•ay District staff. Any cl~wge in the intersection
desisrn witl require approval Uy the Id.•ilto Transportation Department.
3) The site pl.•rn shows Tree Farxu ~L'a}' as the only approacls to US 20-26. No additional
approaches to US 20-26 are reviewed or approved with application-
~) ITD cturently maintains 40-ft of right-of-~vay south of the section line. The site plan
does not identify the planned rieart-of--way far tTS 20-26. ITD requires a nriuirrmm of
70-ft south of the section line. This brill provide 140-fi of total right of way and allow a
fiihue si.~-lane roadtray. This ri`aht-of-~vay is only sufficient for the future roadway.
Au additional : U-fI of right-of-u•ay is necessary if the City ofl/leridian requires
siden•all~ landscaping or roadway lighting within the corridor.
5} Tile applic,•utts shorrld be reminded that conmiercial aad advertising sieus v~e not
perruitted within the IT'D right-of-•,ra_y.
6) The applicants should be reminded that any landscaping or noise Uenns aUutting US
20-26 should not interfere with the nahrral flo~c~ of surface water or run-off.
If you have an}• questions, you Wray contact Matt l5 .•u~d at 334-5341 or me at 33~t-$377.
Sincerel}~,
; !/
Dace Szplett
Developmer:t Services Manager
dave.szplettrr itd.idaho.~ov
Exhibit l3 - 16 -
C. Legal Description & Exhibit Map fot• Rezone
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1!rojent No. 113019
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RAINRRIOGE SU0ONISIDN.
R-g REZONE DESCRIPTION
A parcel a{land taeatcd In the NE tJn of the NW i/4 of Section 27, T.4 N„ R. 11N., &M ,Meridian,
Ada Coanty, ldaM and Reing more partlcutarly dascrlbad as(alluws:
CgmrnenGing at the coctlon corner wmmon to SUCIignS 22, 23, 26 and 27 aFsald T.4 N., R. k W.;
Thence South 00°2D'42" West 2633.66 fee! on the section One cgmmgn to said 5ecfians 7.6 and 27 to
the 1/4 S"ectlan Corner common to said sections 26 and 27;
Thence Narth 89'21'06" Wesl, 2651,02 feet qn the east-west mid-serttnn Ilse ofsaid Section 27 to the
Center 114 Seetton Comer of said 3ectlon 27;
7ttenca Nartlt 89°20'14" West, 1324.91 feet gnthe edst-west mid-sactlan Ihm of saed Section 27 to the
Cantcr• West 1/16 th Sectign Corner of said Settian 27;
fiherxc North Oel°2719" East, 3318.77 feet an thewasterly Boundary Ilse of the SE 1/d of the NIN i/4 at
said Section 27 [a the Northwest cornersaid 5E 1/4 of the NW ]/d;
Thcncc South 89°38'50"East, 330.98 feat on the north4rry boundary Iirre of said SE 1/.t of the NW 1/a;
'Yhencc North 00°26'53" East, 1318.56 feet to a paint on the Section ilrre of salt Sec0uns 22 and 27;
Thence South 89°1T17" East, 34590 feet on the section Ilse common to Bald Secl3ons 22 and i7 to Hre
REAL POINT OP BEGINNING;
TlYence continuing South 89"1717" fast, 611.22 feet an said section line;
Thence teaving said section line, south 80"92'31" Wos6 1x2.26 Feat to a paint alcurve;
Thence 24.81 feet on the art o(a curve to the teR, saki atrve having a radius of 102.00 feet, a
central angte of 16°44.34" and a chard distance of 29.70 feet which bears
South 07°39'd6" Edst;
Thence Sautfi iFi°02'p4" East, 34.fiS feet to a paint of curve;
Thence 23.60 feet on the arc of a ctrrvc to IRa right, saddcurve Raving a radius of 7890 foot, a
aentral angle aF 17"24'08" artd a chord ddstanca of 23.71 }eat which bears
South 07"]T24" Edst to a paint of compound curve;
Thence 206.]fi feet on the arc of o curve La the right, Bald curve having a radius of 1868,73 tact,
a central angle of 06'19'16° and a chord distance of 206.06 feet which hears
5auth 04"36'42" West;
Thcncu North 89°17'29" West 507,16 tceG
Thence North 00°26'53" Easr, 414,76 Teot to the teat paint of beginnhtg. Sold parcel eontalns
5.85 does more or less.
PttEPAREO BY:
THE LAND GROUP, fNC.
James R. Washburn, PL6
W:.krlJ~;c L-OZ°ne Vsss.dr.
Pr3e 1 °r I
Exhibit B - 17 -
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D. Required Findings from Unified Development Code
1. Rezone Findings:
Upon recommendatimi 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 rezone a 5.85 acre portion of the subject property from the L-O
to the R-8 zoning district. The Commission finds that the proposed map amendment is
generally consistent with the MDR and Civic FLUM designations for this property.
Therefore, the Commission 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 fm• the proposed district,
specifically the purpose statement;
The Commission finds that the proposed map amendment to the R-8 zoning district is
consistent with the pupose statements for residential districts as detailed in Section VIII
above.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
The Commission 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 Commission 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 (UAC 11-SB-3.E).
The Commission fmds rezoning this property with an R-8 zoning district is in the best hrterest
of the City.
2. PreliminaryP]atFindings:
In consideration of a preliminary plat, combined preliminaty and final plat, m• short
plat, the decision-making body shall make the following findings:
a. The plat is in conformance with the Comprehensive Plan;
The Cotmnission finds that the proposed plat is in substanfial compliance with the
adopted Comprehensive Plan in regard to ]and use, transpolrtation, and circulation. Please
see Comprehensive Pla» Policies cnad Goals, Section VII, of the Staff Report for more
Information.
Exhibit B - 19 -
b. Public services are available or eau be made available and are adequate to
accommodate the proposed development;
The Cormnission finds that public services will be provided to the subject property upon
development. (See Exhibit B of the Staff Report for more details from public service
providers.)
c. The plat is iu confm•mance with scheduled public improvements in accord with the
City's capital improvement program;
Because City water and sewer and any other utilities will be provided by the development
at thew own cost, The Commission finds that the subdivision will not require the
expenditure of capital improvement fluids.
d. There is public financial capability of supporting services for the proposed
development;
The Commission recommends the Council rely upon eamnents fi•om the public service
providers (i.e., Police, Fire, ACHD, etc.) to determine this finding. (See Exhibit B for
more detail.)
e. The development will not be detrimental to the public health, safety m• general
welfare; and
The Commission is not aware of airy health, safety, or environmental problems associated
with the platting of this property that should be brought to the Council's attention.
ACHD and ITD consider road safety issues in their analysis. The Commission
recommends that the Comrcil considet• auy public testimony that may be presented when
determining whether or not the proposed subdivision may cause health, safety or
environmental problems of which the Commission is unaware.
exhibit B - 20 -