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Bainbridge Subdivision RZ-13-011 PP-13-011CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER ~E IDIZ IAN" ~J In the Matter of the Request for a Rezone of 5.85 Acres of Land from the L-O to the R-8 Zoning District; and Preliminary Plat Consisting of 551 Single-Family Residential Building Lots and 55 Common/Other Lots on 191.30 Acres of Land in the R-8 Zoning District for Bainbridge Subdivision, Located on the South Side of W. Chinden Blvd between N. Ten Mile Road and N. Black Cat Road, by Brighton Investments, LLC. Case No(s). RZ-13-005; PP-13-011 For the City Council Hearing Date of: August 20, 2013 (Findings on August 27, 2013) A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of August 20, 2013, incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of August 20, 2013, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of August 20, 2013, incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of August 20, 2013, incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (LC. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian, which was adopted 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). RZ-13-005; PP-13-011 -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 August 20, 2013, 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 a rezone is hereby approved per the attached Staff Report for the hearing date of August 20, 2013, attached as Exhibit A; and 2. The applicant's request for a preliminary plat is hereby approved per the conditions in the attached Staff Report for the hearing date of August 20, 2013, 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). 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. CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). RZ-13-005; PP-13-011 -2- 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 August 20, 2013 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). RZ-13-005; PP-13-011 -3- By action of the City Council at its regular meeting held on the day of , 2013. COUNCIL PRESIDENT BRAD HOAGLUN COUNCIL VICE PRESIDENT CHARLIE ROUNTREE COUNCIL MEMBER DAVID ZAREMBA COUNCIL MEMBER KEITH BIRD MAYOR TAMMY de WEERD (TIE BREAKER) VOTED V OTED~ VOTED VOTED VOTED ~~ --°~a am de Weerd ce ~ '~ Attest: ~" %,~~: ~ cry ~~r /,~~ 1 ~ C0.aHY~ cee Hol a ,City `'i~°~I~ the .!iE ~ti~BE~ Copy served upon Applicant, The Planning Department, Public Works Department and City Attorney. By. ~ ~-----__ Dated: l) " ;~ ~ - ~~ Cit ~ ler ' Office CITY OF MERIDIAN FINDINGS OF FACT. CONCLIJSIONS OF LAW AND DECISION & ORDER CASE NO(S). RZ-13-005; PP-13-011 -4- EXHIBIT A STAFF 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 Bainbridge Subdivision - RZ-13-005; PP-13-011 ~E IDIZ IAN,+~ ~J I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The property owner, Brighton Investments, LLC., has applied for a rezone (RZ) of 5.85 acres of land from the L-O to the R-8 zoning district. A preliminary plat (PP) 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 Section IX of the staff report for more information. 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 Fact 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. In opposition: None iii. Commenting: None iv. Written testimony: Mike Wardle (response to the staff report) v. Staff presenting application: Sonya Wafters vi. Other staff commenting on application: None b. Kev 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 the site; iii. The requirement for removal of the planter islands in the cul-de-sacs and emergency access to the cul-de-sac lots; iv. The requirement for compliance with block length standards. c. Kev Commission Change(s) to Staff Recommendation: i. Allow street knuckle planter island to remain (strike condition #1.2.1e, which requires street knuckle planter islands to be removed at the Fire Department's request); ii. Modify condition #1.2.18 to allow for a property boundary adjustment to be completed in conjunction with the final plat. iii. Clarify condition #1.2.11 to state the first final plat approved alon8 the Bainbrid8e/Volterra boundary will dictate the street ali8nment in that area. iv. Modify condition #1.2.1i to not require amicro-path connection in Block 6 to the school property from the east nor to the common area in Volterra Subdivision to the south. v. Add a condition requirin8 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); Bainbridge Subdivision RZ-13-005; PP-13-011 PAGE 1 EXHIBIT A vi. Modify condition #1.2.4 to allow the nublic use easement for the pathway along 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. Outstanding Issue(s) for City Council: i. The Commission was not in favor of requiring Blocks 9 & 31 to be revised to comply with the minimum block length standards required in UDC 11-6C-3 and recommended Council approve a waiver to this requirement (see condition #1.2.1c). The UDC does not allow~or a waiver to block length requirements; a variance is repuireci: .g, ~ummarv of City Coun cil Public Hearin: L In favor: Mike W ardle; David Turnbull ii: In onnosition: Non e iii, Commentinn: Non e iY. Written testimony : Mike Wardle y= taff nresentin~ a pnlication: Sonya Watters Yi. Other staff comme nting on anplication: Chris Amen Iz: ev Issues of Discussio n by Council: i. lock length requir ements in regard to Blocks 9 & 31: ii. Planter islands in c ul-de-sacs: iii. Pedestrian and veh icular access to the elementary school site: iv. treet alignment wi th the future develonment of the nronerty to the south (Volterral terra should al ign with Bainbridne's nlan if Bainbridge is final platted first: v. Provision of a stub street to the south in front of the school prong~y, ~,. Kev Council Chan~ec t o Commission Recommendation i, Strike condition #1 .2.1c -The Council annroved the block lengths of Blocks 9 & 31 own on the n reliminarv plat based on the same configuration shown on the v annrove 11. Strike condition #1 d preliminary mats: an .2.1c -The Council concurred with the Commission in rePard to allowing planter isl iii. odifv condition # ands in the cul-de-sacs. 1.2.11 to allow for the stub street to the south to still be provide if deemed necessar y by the school district. III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to approve File Numbers RZ-13- 005 & PP-13-O1 1, as presented in the staff report for the hearing date of August 20, 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-13-011, as presented during the hearing on August 20, 2013, for the following reasons: (You should state specific reasons for denial) Continuance I 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 Bainbridge Subdivision RZ-13-005; PP-13-011 PAGE 2 EXHIBIT A 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, Range 1 West. (Parcel #'s: 50427110021;50427120620;50427120917;50427120920;50427131310;50427141402; 50427131460;50427141820;50427212411;50427212450;50427223600;50427223700; 50427142323;50427141200) B. Owner(s): Brighton Investments, LLC 12601 W. Explorer Drive, Ste. 200 Boise, Idaho 83713 Dallas & Karen Hess 6948 Spurwing Way Meridian, ID 83642 C. Applicant: Brighton Investments, 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 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 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: July 1, and 15, 2013 (Commission); July 29, and August 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); August 2, 2013 (City Council) VI. LAND USE 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 Surrounding Area and Adjacent Land Use and Zoning: 1. North: Chinden Blvd.; and future commercial and residential uses in Jayker Subdivision, zoned C-N and R-15 East: N. Ten Mile Road; a church, zoned L-O; and residential properties, zoned R-4 and R1 in Ada County 3. South: Future commercial and residential uses in Volterra Subdivision, zoned R-4 and L-O Bainbridge Subdivision RZ-13-005; PP-13-011 PAGE 3 EXHIBIT A 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 Instrument No. 109061598; - Preliminary plat (PP-OS-002). consisting of 389 single-family residential building lots, 22 common/other lots, one church lot, and one lot to be developed/re-subdivided in the future; and - Conditional use permit/planned development (CUP-OS-002) consisting of single-family residential homes, a future neighborhood park, and a church with reduced minimum lot frontages, and lot sizes, and an increased maximum block length. - Several time 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; TE-09-014; TE-10- 029; and TEC-13-002). The last time extension expires on March 13, 2015. - Final plat (FP-09-006) for Bainbridge Church Subdivision consisting of one building lot and 2 common/other lots on 5.02 acres of land. This plat 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 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 Works: a. Location of sewer: Coordinate with Public Works for routing, location, size, and depth of sewer main. This includes the trunk 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 "New 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. VII. COMPREHENSIVE 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 units per acre. Bainbridge Subdivision RZ-13-005; PP-13-011 PAGE 4 EXHIBIT A 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 ACHD), public parks, public schools, and other government owned sites within the Area of City Impact. The plat contains 551 single-family residential building lots at a gross density of 2.9 dwelling units per acre which falls 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 (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." (3.07.01 E) The proposed low-medium density residential development will contribute to the variety of residential densities in this area of the City, which currently consists of rural low density and urban medium density residential properties. • "Provide housing options close to employment and shopping centers." (3.07.02D) The proposed residential development will provide housing opportunities in close proximity to the new Fred Meyer shopping center at the northeast corner of Chinden & Linder and a little further away to the Village at Meridian & Meridian Crossroads developments at Fairview & Eagle and the shopping center at Ustick and Eagle. Future employment and shopping centers are also planned on Ten Mile Road in close proximity 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 Boulevard, N. Black Cat Road, N. Ten Mile Road and all collector streets, in accord with the standards listed in UDC 11-3B- 7C as shown on the landscape plan. Separate permits shall be obtained for signage and fencing in compliance with the standards listed in UDC 11-3D-S and 11-3A-7 respectively. "Require landscape street buffers for new development along all entryway corridors." (2.01.02E) A 35 foot wide landscape buffer will be required along W. Chinden Boulevard, N. Black Cat Road, and N. Ten Mile Road, all entryway corridors, in accord with the standards listed in UDC 11-3B-7C Landscape Buffers along Streets. • "Protect existing residential properties from incompatible land use development on adjacent parcels." (3.06.01 F) The proposed single family residential development should be compatible with existing adjacent residential, agricultural, and church uses. "Require common area in all subdivisions." (3.07.02F) The applicant is required to provide a minimum of 10% qualified open space as set forth in UDC 11-3G-3. The plat depicts 16.13% (or 31.15 acres) of qualified open space in compliance with this requirement. Bainbridge Subdivision RZ-13-005; PP-13-011 PAGE 5 EXHIBIT A • "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.O1F) The proposed development is contiguous to the city and city services are available to be extended to the site upon development in accord with UDC 11-3A-21. VIII. UNIFIED DEVELOPMENT CODE (UDC) A. Purpose Statement of the Residential Districts: 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. 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 11-2A-21ists the principal permitted (P), accessory (A), conditional (C), and prohibited (-) uses in the R-8 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 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 11-2A-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 11-3C-6 for single- family dwellings. IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: Rezone: The applicant has applied to rezone 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 church. The church was ultimately constructed on the east side of the development at the southwest corner of W. Broadbent Drive and N. Ten Mile Road where residences were 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. Bainbridge Subdivision RZ-13-005; PP-13-011 PAGE 6 EXHIBIT A The current development agreement (DA) for Bainbridge Subdivision requires all future 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 abuts 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, Block 15; or, 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 includes all of the applicable provisions from 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 Keego Springs Subdivision in 2005. The preliminary plat for Bainbridge Subdivision is still valid and expires on March 13, 2015; the preliminary plat for Keego Springs expired on December 27, 2009. There is a 4.9 acre parcel (Parcel #50427234000) at the southwest boundary of the site that was originally included in the Keego Springs preliminary plat. It is now owned by the Meridian Joint School District 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 between 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 strip of land is part of the larger parcel to the west, Staff recommends this land be included within the boundaries of the plat. 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 streets 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 in UDC Table 11-2A.6 for the R-8 zoning district. There are several lots with street frontage on cul-de-sacs or at approximately a 90° angle that do not meet the minimum 30 feet street frontage required by UDC 11-2A-3B; some of these lots are accessed off of common drives that are depicted as common lots and have no street frontage. Note: Staff is considering a text amendment to the UDC which may allow for common driveways to be placed in common lots; if an amendment to the UDC is approved prior to submittal of the final plat application, the lot configuration as shown may be allowed. There are also a few lots that do not meet the minimum 50 feet street frontage requirement. The aforementioned Bainbridge Subdivision RZ-13-005; PP-13-011 PAGE 7 EXHIBIT A 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 may be extended up 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 entryway corridors into the City; and a minimum 20-foot wide buffer is required along W. Broadbent Way (and any other collector streets), designated as a collector street, as proposed. A 15-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 street knuckles 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. Therefore, 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 future development to the north at the corner of Ten Mile and Chinden. The stub street, E. Eynsford Way, stubs to the south to a common area proposed in Volterra Subdivision; this stub needs to be removed. Multi-Use Pathway: UDC 11-3H-4C.4 requires a 10-foot wide multi-use pathway to be constructed along W. Chinden Boulevard (SH 20/26) within a public use easement. Prior to signature on the first final plat, the applicant is required to submit a public pedestrian easement to the Planning Division for approval by City Council and subsequent recordation. Noise Abatement: Traffic noise abatement is required 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 for qualified open 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 streets, street buffers along the collector street (E. Broadbent Drive), 50% of the street buffers along the arterial streets (Chinden, Ten Mile, and Black Cat), a 7.43 acre public park, and open grassy areas (50' x 100' or greater in area). In accord with UDC 11-3G-3A.2, a minimum of 9 site amenities consisting of quality of life, recreation, and pedestrian or bicycle circulation system amenities are required 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 provide community open space and recreation facilities for citizens of the City of Meridian. The park is proposed to develop at a minimum with a parking lot, sidewalks, walking paths, playground equipment, Bainbridge Subdivision RZ-13-005; PP-13-011 PAGE 8 EXHIBIT A picnic facilities, tennis courts and restrooms 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 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 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. Parkways: 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 11-3A-17. Detached sidewalks are required along all arterial and collector streets. Waterways: The McMillan Lateral runs 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 conceptual building elevations for the future homes in this development, included in Exhibit A.4. These elevations depict a variety of styles and building materials. In summary, Staff recommends approval of the proposed rezone and preliminary plat request 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 2. Proposed Preliminary Plat (dated: 4/30/13) 3. Proposed Landscape Plan (dated: 5/29/13) 4. Proposed Building Elevations for Residential Homes B. Agency & Department Comments/Conditions C. Legal Description & Exhibit Map for Rezone D. Required Findings from Unified Development Code Bainbridge Subdivision RZ-13-005; PP-13-011 PAGE 9 EXHIBIT A A. Drawings 1. 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"~ i ~ ~. ~ l n i~ r R rw~ W. s~y~~ >~ewnt tie raw.iw. ~~ )trn~ w..AY~ i nnn 4w WMOa~ Ee~w. ~. wr w is w~ Mry~!ySa p P p n pp M Landscape Plan l,~„r--~ X5l1g.Mi ......................... ......_-.._._-___ m ~r ,;; r,~ ~~< < t.o~ Page 5 EXHIBIT A ,..._ O ~~.~~ - ~ ~ ~.~.n: :u:~ .._ ~ ~ •.n~irc~~~ re 4~ ?v M' r 0n n~ a~ jgry~ j O~MOP rL11~ M. iim~~ M~ 4w u a AR n ~~~~ a~svAe~li.ww'. w 4.W w M vs M4 M1u.N ~vM vwwh. ~)'.ayyry~~. r py (% `'. 1.~J ._. ~wWe t xwm M,~A »~.4m' Ss. p.ywr wo' ~ ~Yu ~ ~! kwn.5w ~r~en MMw~ W n M IAr` 15 Exhibit A Page 6 EXHIBIT A w~crpaeum. ' »...R,.,.,,.~.,~,~,~.,~.,.~~.,~,,. Clan! CMe.4Js i' l n tedvn pa~ieu' ,~. i,K w. ~ . ~k o. W ro . D u*ryme'ax~-may.' . ~ ~ ~~ M l Vi "f N. qn.~ Pw.~Mk~ ?mrae ~ ai ar a tld ~ qMe M~yuYn,n n ry! [Y ,~ ~~eae 4nwndf ~l+=.9W+ Ma~lnae..hp Srx. tw ew ~ ~ Nq.. i-r M l -"~ .w ~ i.o ~M , ulr ~ 1 N M ~W~ •ae !/an ^ ?m mn )rm.' " ~ w Y... 'a ors e P ~ .. ~ p~'y~ ; n ~ H F~ p YY ~.~V r1~1 1_ u m' fw wx sx we .._..- --- -. _ _ - __ ---- --- - -e~__._..._ ~~~ i ~~ ;; l' i 1.04 Exhibit A Page 7 ' Der+dllmu Tree Plan b Prtlk EXHIBIT A 4. Proposed Building Elevations for Residential Homes Exhibit B - 2 - EXHIBIT A Exhibit B - 3 - EXHIBIT A Exhibit B - 4 - EXHIBIT A B. EXHIBIT B -AGENCY & DEPARTMENT COMMENTS/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 has stated that they would prefer to modem the DA. Staff recommends the existing DA's for the Keego Springs and Bainbridge developments be replaced with one new DA that includes the applicable provisions from both agreements and any new provisions applicable to this development. 1.2 Preliminary Plat -Site Specific Conditions of Approval 1.2.1 The preliminary plat shall be revised as follows: a. All lots shall comply with the minimum street frontage requirements listed in UDC Table 11- 2A-6 for the R-8 zoning district or UDC 11-2A-3B for properties with street frontage on cul- de-sacs, approximately 90° angles, flag properties or properties sharing a common driveway. b. Common driveways are required to be in an easement rather than a common lot, per UDC 11- 6C-3D.8. If an amendment to the UDC occurs prior to submittal of the final plat application(s) that allows common driveways to be placed in common lots, this may not be required. The applicant shall comply with the UDC requirements in effect at the time of final plat submittal. 1~D~4~~-3r. d. Revise note #5 as follows: "~'°'~~°••'°- °°°°~~ *^'°*~ °'°~'- In 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 Highway District and the City of Meridian." f. Include the 4.9 acre parcel (Parcel #50427234000) 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 #50427142323) in the proposed plat or, complete a property boundaryadjustment in conjunction with the final plat for that area. h. Revise note #4 as follows: "Lots 1 & 19, Block 1; Lots 1 & 15, Block 2; Lots 1 & 6, Block 5; Lots $7 -x-312, ~-817 &2;928, X829, 4342 &4443, 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, Block 27; Lot 16, Block 28; Lots 1 and 20, Block 31; Lot 1, Block 32; Lot 7, Block 33; and Lots 1 & 2, Block 34 are designated as common landscape area lots and will be owned by the homeowners association and/or assigns." Exhibit B - 5 - EXHIBIT A 1. z~v~tne-u•• °•~ ,• °l: ..1.,4 1~.,.pouc'-rrTv'rtc-r"iz"r-o~uvar`di~ioir`or'r''i°.°v ~+.~.''u+~ +''~ '°~°*~°~~ ~„ ~'°'*°~~. The first final plat approved along the Bainbridge/Volterra shared boundary shall dictate the street alignment in that area. j. Include amicro-paths in Block 6 to the school property from the °° north. A-lse; eke-se~lr. k. Depict irrigation easements as applicable on the face of the plat. 1. Remove the stub street, N. Eynsford Way, which stubs at the south boundary to Volterra Subdivision if a connection to the south (Volterral is not necessary as determined b~ the school district. An additional residential lot may be provided in its place if the stub street is deemed not necessary, 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 11-3A-17. c. Depict a minimum 10-foot wide multi-use pathway along W. Chinden Boulevard in accord with UDC 11-3H-4C.4. d. Include a minimum 5-foot wide pedestrian pathway through Lot 6, Block 25 with landscaping in accord with the standards listed in UDC 11-3B-12C. e. Include a berm or a berm and wall combination in accord with the standards listed in UDC 11-3H-4D for traffic noise abatement from Chinden Boulevard (SH 20/26). If a wall is proposed, include a detail of the wall. £ 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 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. g. Include a 5-foot wide pedestrian pathway within the linear common area along the southern boundary of the site to the school property. Landscaping is required within these common 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 applicant has submitted this information. 1.2.4 Submit a public use easement to the Planning Division for the multi-use pathway adjacent to W. Chinden Boulevard pie in conjunction with the submittal of the €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 11-3A-6B. Exhibit B - 6 - EXHIBIT A 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 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 pathwa,~g Chinden Blvd.; pathways leading to and around the public park; an additional 5% open space; fitness stations; sports courts; picnic areas; and 2-3 play structures. 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 streets. Direct access to Chinden 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 11-3A-5. 1.3.4 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set forth in UDC 11-3A-6. 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 Comply with the sidewalk standards as set forth in UDC 11-3A-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 in UDC 11-3C-6 for single-family dwellings. 1.3.9 Construct the required 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- 11C. 1.3.11 Construct all parkways consistent with the standards as set forth in UDC 11-3A-17E, 11-3G-3B5 and 11-3B-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, common driveways, easements, blocks, street buffers, and mailbox placement. 1.3.13 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. 1.3.14 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. Exhibit B - 7 - EXHIBIT A 1.4.3 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 minimum 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 11-3A-11. 1.4.7 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. Exhibit B - 8 - EXHIBIT A 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 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 time 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 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 The applicant shall be responsible to install two water connections to any phase containing more than 301ots. 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 any existing surface or well water for the primary source. If a surface or well source is not available, asingle-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. 2.5 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 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. Exhibit B - 9 - EXHIBIT A 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 Applicant shall be responsible for application and compliance with and NPDES 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 11-12-3H. 2.18 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.19 The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 2.20 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACRD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.21 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. 2.22 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights shall be installed at developer's expense. Final design shall be submitted as part of the development plan set for approval, which must include the location of any existing street lights. Exhibit B - 10 - EXHIBIT A Street lighting is required at intersections, corners, cul-de-sacs, and at a spacing that does not exceed that outlined in the Standards. The contractor's work and materials shall conform to the ISPWC 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 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. 2.24 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 completed sewer, water and reuse infrastructure for duration of two years. 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. 2.25 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. 3. POLICE DEPARTMENT 3.1 The Police Department has no concerns related to this 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 Deparhnent in accordance with International Fire Code Section (IFC) 508.5.4 as follows: a. Fire hydrants shall have the 4 '/2" 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'. f. Fire hydrants shall be placed 18" above finished grade to the center of the 4 '/2" 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. 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. Exhibit B - 11 - EXHIBIT A 4.5 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28' inside and 48' outside, per International Fire Code Section 503.2.4. 4.6 All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and have a clear driving surface of 20' in width capable of supporting an imposed weight of 75,000 GVW, per International Fire Code Section 503.2. 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 maintained free of combustible vegetation as set forth in International Fire Code Section 304.1.2. 4.9 Fire lanes, streets, and structures (including the canopy height of mature trees) shall have a vertical clearance of 13'6 as set forth in International Fire Code Section 503.2.1. 4.10 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. 4.11 To increase emergency access to the site a minimum of two points of access will be required for any portion of the project which serves more than 50 homes, as set forth in International Fire Code Section D 107.1. The two entrances should be separated by no less than '/2 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 (west/east/north/south). 4.12 Building setbacks shall be per the International Building Code for one and two story construction. 4.13 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 D 103.6.1 and D 103.6.2. 4.14 The fire department requests that any future signalization installed as the result of the development of this project be equipped with Opticom sensors to ensure a safe and efficient response by fire and emergency medical service vehicles. The cost of this installation is to be borne by the developer. (National Fire Protection Std 1141 Section 5.2.11.1) 4.15 All aspects of the building systems (including exiting systems), processes & storage practices shall be required to comply with the International Fire Code Section 101.2. 4.16 Emergency response routes and fire lanes shall not be allowed to have traffic 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 D 103.3, the Fire Department is opposed to any landscape islands in the middle of a cul de sac that may prevent a fire truck from turning 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 - EXHIBIT A for provision of amenities within 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 Chinden Boulevard frontage. Submit to the District a letter from ITD regarding said requirements prior to plan approval. 7.1.2 Dedicate 48 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. 7.1.3 Dedicate 48 feet ofright-of--way from the centerline of Black 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 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. 7.1.4 Construct a 5-foot wide concrete sidewalk located a minimum of 42 feet from the centerline of Ten Mile Road measured to the near edge of the sidewalk, abutting the site. 7.1.5 Construct a 5-foot wide concrete sidewalk located a minimum of 42 feet from 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-turn lane on Black Cat Road at the Vanderbilt Drive entrance. 7.1.8 Construct Broadbent Drive to intersect with Chinden Boulevard in alignment with Tree Farm Way to the north, as proposed. 7.1.9 Construct Broadbent Drive from its intersection with Chinden Boulevard south to Radisson Way (approximately 350 feet) as a 65-foot street section including two 21-foot wide travel lanes with a 12-foot wide northbound turn lane, 11-foot 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 median. 7.1.10 Construct 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 strips, 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 alignment with Lost Rapids Drive to the east with two 22-foot wide travel lanes, a 12-foot wide landscape median, vertical curb, gutter, 8-foot wide planter strips, and 5-foot wide detached sidewalks within 89 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 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 strip, 5-foot wide detached sidewalk, and no front-on housing within 60 feet of right-of- Exhibit B - 13 - EXHIBIT A way, as proposed. Provide the District with written fire department approval for use of the reduced 33-foot street 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 ofright-of--way as proposed. 7.1.14 Construct 4 cul-de-sacs with landscape medians and a 29-foot street section with a turning 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. 7.1.15 Construct 8 stub streets internal to the development located as follows: • Keswick Street, to the east, located between Lot 37 Block 1 and 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 Avenue, to the south, located between Lot 41 Block 6 and Lot 3 Block 20. • Eynsford Way, to the south, located between Lot 18 Block 2 and Lot 1 Block 6. 7.1.16 A sign shall be installed at the terminus of each stub 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 buildable lot, the entire lot shall be encumbered by the easement and identified on the plat as anon-buildable lot until the 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 Conditions of Approval 7.2.1 Any existing irrigation facilities shall be relocated outside of the ACHD right-of--way. 7.2.2 Private sewer or water systems are prohibited from being located within ACHD 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 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 All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. Exhibit B - 14 - EXHIBIT A 7.2.7 It is the responsibility of the applicant to verify all existing utilities within the right-of--way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days 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. 7.2.8 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. 7.2.9 All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 7.2.10 Construction, use and property development shall be in conformance with all applicable requirements of ACRD 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 ACRD. The burden shall be upon the applicant to obtain written confirmation of any change from 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 - EXHIBIT A 8. IDAHO TRANSPORTATION DEPARTMENT ~s0.kp 1~?AHO TRANSPORTATI011 DEPARTM$NT P.4.8ox 6028 r * Bolse. td 837'bT~2028 i~). ~ 9~ a r ~~~ 4 Inge 12, 2013 Machelk Hill Meridian City Cleric's Office 33 Fast Idaho Avenue Meridian, Idaho 83442 tZtl £MAII, Re. RZ13-OOS and PP13-011 for the Bainbrid;e Sabdi~ision The Idaho Transportation >;kp~rnt has rtcritwed the referenced resonc and prdimiaazy plat application for the proposed Qa~ dge 5ubdi~ision oa US 20-24 west of Ten Mile Road. TIT) has the foilowffiE eonoments: 1) I'IT) has no objection to the rezone and prehmrnary Plat applications. ITI) pre`iously rep iewed the earner design of this subdivision and ttre new site design Eenerates simiLr traffic ~rohaaies_ 2) Thee tJS 20-24 intersection with Tree Farm Way has prrcrionsly been conshucaed sad the traffic signal is operatiansl. The applicants should coordinate ~e cage ffi rigs operations with the Ada. County Highway District staff Aay chaaEe in fire intersection design viii require approval by fire Idaho Transportation Departmwt. 3) The site plan shows Tree Farm ~-ay as the only approach to US 20.24. No additional approaches to US 20-24 sre reviewed or approred wilt application. 4) TfD currently maintains 40-n ofright-of--way south of the section live. The site plan does not identil~r the planned ri~rt-of-way four LIESS 20-24. TID requires a of 70-lt. south of the section line. This will protiride 140-R of total ri;ht of way and allow a RYtrue six-lane roadway. This right-of-way is ody sufficient for tlx li~hrce roadway. Aa additional 30-8 off ri;ht-of way is necessary if the City of Meridian requires sidewellc, landscaping or roadway lighting within the coaidor. S) The applicants should be reminded first conomerdai and ads ertising signs arc not permitted within the ITD right-of-way. 6) The applicants should be rem~ded 1>tat any landscaping ar noise berms abutting US 20-24 should not interfere wiffi the natural Sow of surface water or rna-off. If you hati a any questions you may contact Matt Nand at 334-8341 or me at 33A-8377. Sincerely, Dave stpiett Dciaelopu»cat Services Manager dav-e.sztilett"a?,itd.idaho.arn; Exhibit B - 16 - EXHIBIT A C. Legal Description & Exhibit Map for Rezone nat~: May za, 2413 t*roject No.1 lit} t 4 ~~ ~~~ ~..._ ~>: ZNg s.nNn osour, crrc BAINERIDGE S1iJ1101V15tON ft->a RE20ME DESpIP~t A parcel of land bested in the NE i/4 of the NW 1 j4 of Section 27, T. 4 N., R. 2 W., B.M., Meriden, Ada County. Idaho and being more partkuiarhy tlascribed as foifaws: Commencing at the stctbn comer comma- to Sections 22, 23, 26 and 27 of said T. 4 N„ R. 1 W.; Thence South 00°20'42" West. 2633.6b feat on the section Ilne common to said Setti~s 26 and 27 to the 1j4 Section Gamer common to said Sections 26 arwl 27; Thence North 89°21'06" West, 265L02 feet on theeast-west mJd-section iMe of said Stctbn 27 to the Center ij4 Section Comer of said Section 27; Thence North 89°20"1A" West, 1324.91 feet on the wsi-west mid-stctbn INse ofsaid Stctbn 27 to the Centrr•Wtest 1/16 th Settbn Comerotsakf Section 27; Thence North OD°27'19" East, 1318,77 ficet on the westerty boundary lint of the SE 1(4 of the NW i/4 of said Section 27 t4 the Northwest torntr said SE 1 jA Df the NtM 1 j4; Thence South 83°18'SM East, 330.98 feet on the c-orlfatrly boundary Hne of said SE 1/4 of the NW 1/t; Thtna North 00°26'33" Esser 1318.56 feet to a point on the Sectbn Line of saki Sections 22 and 27; Thence South 89°17x17"East, 345.00 feet on the section Nne oamma~ to said Stcdons 22 and 27 to the REAL MINT OF 8E6NM!"NfiG; Thence continuing South 89°17'1.7° East, 611.22 fttt on said sett(on Kne; thence kvir~ said seetbn line, South 00'°42'31° West, 142.26 feet to a point of curve; Thence 29.81 feet on the arc of a curve to the Ith, saki tt~rve having a radNes of 102A0 Beet, a central angle of lb°ga'34" and a chid distance of 29.70 feet iwhidi bears South 07°3!'46" East; Thence South 18'402x04"East, i$.6S feet to a point of curve; Theses 23.80 feet on tha arc of a curve u> the rigfK, said nr<~re htvk~g a r#dh>s of 78.00 beet, a central #nsk of 17°29'08" snd a Thad distance of 23.71 feet whkh Mean South 07°17'29" East to a point of compound curve; rnenoe 206..16 feet on the sre o/ a turvt to the right. s#kt ctMre h#vM~g s rac8us of 1868.73 fact, a central angle of 06°l9'lb' arnd a chard distance of 206.06 feet which bears South 04°36°42" West; Theses North 89°17'29" West, 60716 feet; Thtncp Rath 00°26'53" Esst, 414,76 feet to tht re#I point of bt8tnning. 5aW pared contains 5.85 acres moro of kss. PREPAltEfa 8Y: TH£ f /1fJ0 GRQMJP, tt+IC. lames R. W#ihkKlrnr Pty Rridti LA tab De~a.doc hge 1 e(1 Exhibit B - 17 - EXHIBIT A sa, est see!iY~>'t 75a7.1° - er~m_-.`~ ~_° ia.owr. Z fitM hUli.M 'i dF-.iD- ~`~ ` ~\ \ ~ rr m ZsZs ~` ~~ 1 ~ ~ r ' `~ ~ r r \ r r ~r ~ fr _- awns Tdh~b seanrT aFraroc ~cTM u ruartaE fur t as r 7880 s ° '~ "' s ' ~ REZONE EXHIBIT _ 1 ~nvm Tah1a gD1FNT IEXGUI RdpJS CE1ia CN 4EN W ~ a ,... Ar' iarnY awry' ~,~ ~»ree rZ ram np0 tralET rah' Pt*YYt a iocr, ws:ra nats• rxer ~,urrr Exhibit B - 18 - EXHIBIT A D. Required Findings from Unified Development Code 1. Rezone Findings: Upon recommendation from the Commission, the Council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an annexation, 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 City Council finds that the proposed map amendment is generally consistent with the MDR and Civic FLUM designations for this property. Therefore, the City 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 City Council finds that the proposed map amendment to the R-8 zoning district is consistent with the purpose 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 City 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. 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 City 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 City Council finds rezoning this property with an R-8 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 decision-making body shall make the following findings: a. The plat is in conformance with the Comprehensive Plan; The City Council finds that the proposed plat is in substantial compliance with the adopted Comprehensive Plan in regard to land use, transportation, and circulation. Please see Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for more information. b. Public services are available or can be made available and are adequate to accommodate the proposed development; The City Council finds that public services will be provided to the subject property upon development. (See Exhibit B of the Staff Report for more details from public service Exhibit B - 19 - EXHIBIT A providers.) c. The plat is in conformance with scheduled public improvements in accord with the City's capital improvement program; Because City water and sewer and any other utilities will be provided by the development at their own cost, The City Council finds that the subdivision will not require the expenditure of capital improvement funds. d. There is public financial capability of supporting services for the proposed development; Based upon comments from the public service providers (i.e., Police, Fire, ACRD, etc.), the City Council finds there is public financial capability of supporting services for the proposed development. (See Exhibit B for more detail.) e. The development will not be detrimental to the public health, safety or general welfare; and The City Council is not aware of any health, safety, or environmental problems associated with the platting of this property. ACRD and ITD consider road safety issues in their analysis. Exhibit B _ 20 _