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Jack's Place Subdivision AZ-13-006 PP-13-010CITY OF MERIDIAN E IDIAN --- FINDINGS OF FACT, CONCLUSIONS OF LAW ,-- AND DECISION & ORDER In the Matter of the Request for Annexation of 5.34 Acres with the L-O (1.71 Acres) and R-8 (3.63 Acres) Zoniug Districts AND Preliminary Plat Consisting of Three (3) Office Lots, Twenty (20} Single-Family Residential Building Lots and Three (3) Common Lots on x.52 Acres for Jaclc's Place Subdivision, Located on the East Side of N. Meridian Road; Approximately a'/.~ Mile North of E. Victory Road, by Jaclc's and Jesse Place, LLC. Case No(s}. AZ-13-006; PP-13-010 Fur the City Council Hearing Date of: August 20, 2013 (Fincliugs on September 3, 2013) A, Findings of Fact 1. I-Iearing Pacts (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 Pacts (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) I3. Conclusions of Law l . 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, ldaho Code (I.C. §67-6503). 2, The Meridian City Council takes judicial notice of its Unified Development Cade 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 l9, 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 OP FAC'T', CONCLUSIONS OH' I,AW AND DECISION & ORDER CASE NO(S). AZ-13-006 R. PP-13-010 -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 Clerlc upon the applicant, the Planning Deparhnent, the Public Works Deparhnent 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 ComiciPs authority as provided in Meridian City Code § ] ]-SA and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: l . The applicants request for am~exation and preliminaryry plat is hereby approved per the conditions of approval in the attached Staff Repa't 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 prelhninary plat, combined preliminary and final plat, or shol•t plat shall become mdl and void if the applicant fails to obtain the city engineer's siguahu'e 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 I 1-6B-7A). In the event that the development of the preliminaly 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 preliminaly plat approval (UDC ] 1-6B-7B). Upon written request and fled by the applicant prior to the termination of the period in accord with 1 ]-6B-7.A, the Director may authorize a single extension of time to obtain the City Engineer's signahu•e on the final plat not to exceed two (2) years. Additional fime 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 prelimuraiy and final plat or short plat to comply with the currenC provisions of Meridian City Code Title 11. If the above timetable is not met and the applicant does not receive a time extension, the property shall be required to go through the platting procedure again (UDC 11- 6B-7C). Notice of Two (2) Year Development Agreement Duration The development agreement shall be signed by the property owner and returned to the City within two (2) years of the City Comicil granting annexation and/or rezone (UDC I I-SB-3D). A modification to the development agreement may be initiated prior to signature of the agreement by all parties and/a• may be requested to extend the time allowed for the agreement to be signed and returned to the City if filed prior to the end of the two (2) year approval period (UDC 11-SB-3F). CITY OF ME121DIAN FINDINGS OF FAC"1', CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). Al-13-006 & PP-13-O10 -2- E. Notice of Pinar 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 regrdatory taking analysis. Such request must be in writhrg and must be filed with the City Clerk not more than twenty-eight (28) days after the final decision concerning the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review may be filed. 2. Please take notice that this is a final action of the governing body of the City of Meridian. When applicable and pursuant to Idaho Code § 67-6521, arty affected person being a person who has an interest in real property which may be adversely affected by the final action of the govenring 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. Attached: Staff Report for the hearing date of August 20, 2013 C[TY OF MERIDIAN FINDINGS OF FAC"I', CONCLUSIONS OP LAW AND DECISION & ORDER CASE, NO(S). AZ-13-006 & PP-13-010 -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) de Weerd VOTED VOTED VOTED 1 ,~,(~Q~ VOTED VOTED ~ Attest: ^~CD¢QOAh~CCD AU~v~Jlo - 9 ~_ ~ AGty °( W Jaycee I([~man, City Clerk ~ ~°°H0 ~F SEAL ~Tf iPy~ T~~+le TPEA`+U0.0. Copy sewed upon Applicant, The Planning ent, By~ Dated:_ City CI 'k Office Public Works Department and City Attorney. -`I"~ > CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). AZ-13-006 & PP-] 3-010 -4- EXHIBIT A STAFF REPORT Hearing Date: August 20, 2013 TO: Mayor and City Council FROM: Bill Parsons, Associate City Planner 208-884-5533 SUBJECT: AZ-13-006 and PP-13-010 -Jack's Place ~.~Vl E IDIAN I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant has applied for annexation and zoning (AZ) of 5.34 acres of land from RUT in Ada County to the L-O (Limited Office)(1.71 acres) and R-8 (Medium Density Residential)(3.63 acres) zoning districts. A preliminary plat (PP) is also proposed consisting of three (3) office lots, twenty (20) single-family detached residential building lots and tlu•ee (3) common area lots on approximately 4.52 acres of land in the proposed L-O and R-8 zoning districts for Jaclc's Place Subdivision. The existing home on Lot10, Block 2 will remain as part of the subdivision. See Section A'of the s7crf~ report fnr more i~~formatio~7. II. SUMMARY RECOMMENDATION Staff recommends approval of the annexation (AZ) and preliminary plat (PP) with the conditions of approval in Exhibit B in accord with the Findings of Fact and Conclusions of Law in Exhibit D. The Meridian Planning and Zoning Commission heard these items on June 20, and July 18, 2013. At the public hearing, the Commission voted to recommend approval of the subiect AZ and PP requests. a. Surnmarv of Commission Public Hearing: i. In favor : Dave Yorgason and David Turner ii. In opposition: None iii. Commenting: Kent Brown iv. Written testimonv: Dave Yorgason v. SMff presenting application: Bill Parsons and Justin Lucas vi. Other staff commenting on application: None b. Key Issue(s) of Discussion by Commission: i. Cross access to the Mussell Corner property. ii. Viable buildable lots along the south boundarv clue to the 1~ c. eascment and tonography. iii. Common lot versus easement on the southern boundarv to assign maintenance r•esnonsibility of the irrigation easement (access area). iv. future property owner's Haying tales on property that cannot be improved as part of the buildable lot. Key Commission Change(s) to Staff Recommendation: i. ii. Commission removed the requirement for the 5-foot wide micronath through the common lots (Lot 3, Bloclc 2 and Lot 2, Bloclc 1) and the commercial lot (Lot 10, Bloclc iii. _Updated the open space square footages to reflect revised plat. d. Outstanding Issue(s) for City Council: Jack's Place Subdi~-ision - A7.-13-006 & PP-13-010 PAGT3 1 EXHIBIT A i. None he Meridian City Council heard these items nn Antiust 20.2013. At the nnblic hearin .the omicil aonroved the subiect AZ and PP request ~,. umntarv of City Council Public Hearinti: i. In favor: Dave Yoraason In onnosition: None jjj, Commenting: None lY. Written testimonv: Dave Yortiacon y, Staff nrecentinti annlication: RiII Parsons YL Other staff commentinti mr apnlication: None h. Kev Issues of lliscussion by Council: i. None ~, Kev Council Chanties to Staff/Commission Recommendation i None III. PROPOSED MOTION Approval Afer considering all staff, applicant and public testimony, I move to approve File Numbers AZ-13- 006 and PP-13-010, 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 al] staff, applicant and public testimony, I move to deny File Numbers AZ-13-006 and PP-13-010, as presented during the hearing on August 2Q, 2013, for the following reasons: (You should state specific reasons fa' denial) Continuance I move to continue File Numbers AZ-13-006 and PP-13-010 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: (Parcel #82 1 1405 0305) The site is located on the east side of S. Meridian Road; north of E. Victory Road in the southwest''/a of Section 19, Township 3 North, flange 1 East. B. Applicant/Owner(s): John Bartlett 1 OS E. Edmonds Court Meridian, ID 83642 C. Representative: Dave Yorgason, Tall Timber Consulting, LLC 14254 W. Battenberg Drive Boise, Idaho 83713 D. Applicant's Statement/Justification: Please see applicant's narrative for this information. V. PROCESS FACTS A. The subject application is for annexation and a preliminary plat. A public hearing is required before the Planning and Zoning Commission and City Council on this matter, consistent with Jack's Place Subdivision -AZ-13-006 & PP-13-010 PAGE 2 EXHIBIT A Meridian City Code Title 11, Chap[er 5. B. Newspaper notifications published on: June 3, and 17, 2013(Couunission); Julv 29 and Aueust 12, 2013 (Council) C. Notices mailed to prope~•ty owners within 300 feet on: May 23, 2013(Coimnission); Julv 25, 2013 (Council) D. Applicant posted notice on site(s) on: June ] 0, 2013 (Commission); AuQUSt 10, 2013 (Council) VI. LAND USE A. Existing Land Use(s): This property is developed with a cormty residence and several outbuildings. The proposed plat indicates that the existing home will remain on a lot and block in the proposed subdivision. B. Character of Surrounding Area and Adjacent Land Use and Zoning: Noah: Veterinary Clinic and Larkspur Subdivision No. 5, zoned L-O and R-8 South: Bitterbrush Point Subdivision and commercial property, zoned R-4 and C-G East: Future Larkspur Subdivision No. 4, zoned R-8 West: Church and Meridian Road (SH 69), zoned C-G C. History of Previous Actions: In 2012, the City approved a Comprehensive Plan Map Amendment (CPAM-12-006) that changed the land use designation on the properly from low density residential (LDR) to office and medium density residential (MDR) land use designations. D. Utilities: a. Location of sewer: Sanitary sewer to serve flee subject site is available in E. Edmonds Court. b. Location of water: Domestic water to serve the subject site is available in E. Edmonds Cow t, and will be available in the newly constructed Larkspur Subdivision No.4 to the east. c. Issues or concerns: None E. Physical Features: 1. Canals/Ditches hrigation: The Kennedy Lateral runs along the southern and near the eastern boundary of the property. The potion of the lateral along the southern boundary is tiled and impacts the proposed rear yards of the buildable lots and possibly the aesthetics of the development. 2. Hazards: Noted above. 3. Flood Plain: This property does not lie within the floodplain or flood way. VII. COMPREHENSIVE PLAN POLICIES AND GOALS This property is designated Office and Medium Density Residential (MDR) ou the Comprehensive Plan Future Land Use Map (FLUM). Office designations are meant to provide opportunities for ]ow- impact business areas. Sample uses include office, technology and resource centers and ancillary commercial uses if part of a larger business park area. The MDR designation allows smaller lots for residential purposes within City limits. Uses typically include single family homes at densities of 3 to 8 dwelling units per acre. Jack's Place Subdivision-AL-13-00G & PP-13-OIO PAGP. 3 EXHIBIT A The proposed preliminary plat includes three (3) office lots and twenty (20) single-family lots on approximately 4.52 acres. The small office complex is meant to buffer the firture single family homes from SH 69 and the more intense commercial development to the south. The residential portion of the development has a gross density of 4.44 units to the acre consistent with both MDR land use designation and UDC density requirements of the requested R-8 zone. Fw•ther comparison reveals the subject property is either surrounded by properties designated office or developing with medium density residential, zoned R-8. The properties to the east and north are developing with densities consistent with the proposed subdivision. Because this property and the surrounding properties are designated with similar land uses and the underlying zoning coincides with the designated land uses, staff finds that the requested zoning and proposed plat comply with the Comprehensive Plan. Staff also finds the following Comprehensive Plan policies to be applicable to this application and the proposed use of this property (staff analysis in italics): • Require that development projects have plalmed for the provision of all public services. (6.02.O1B, Chapter 6, page 84) YYlaerz the City established its Area of City Impact, it planned to provide City services to the szrbject property. The City of Meridian ctn•r•enily provides municipal services to the subject property in the fallowing mrnzner: - T71e lands are czn~•ently being serviced by l11e Meridian Fire Department (MFD). - The lrntds are currently being serviced by the Meridian Pdice Department (MPD). - The r•oadrvays adjacent to dte subject lands rn•e cun•ently owned and maintained by the Ada County Highrovay Dish•ict (ACHD). This Bernice rovill not change. - The szrbject lands rn•e cun•eratly serviced by dze Meridian School Dish•ict #2. This service will not change. - The subject lands are ctn•rently serviced by the Meridian Library Dish•ict. This service will not change. Municipal, fee-supported, services are available from the Mw•idian Building Department, the Meridian Public YPorks Department, die Meridian Wastewater Deprn•tment, the ~lgeridian Planning Department, Meridian Utility Billing Services, and Republic Services. • Require usable open space to be incorporated into uew residential subdivision plats(3.07.02A, Chapter 3, page 55) Since the plat is trader the 5 acre minimum, the UDC does not regzr6•e compliance rovith the common open space rntd site amenity standards set forth UDC II-3G. However, the Kennedy Lateral rznzs through the proposed development and impacts the property rtern• doe eastern and southern boundaries. A majority of this area will be platted as common lots. Stuff reconzrnends that dtese common lots be enhanced by corzshzrcting a 5 foot wide asphalt walkway throzrgh the common lots (can we call out lot a block). Fzo•tber, the Lateral impacts the buildable area on Lots 3-9, Block I. Staff recommends this area be inclzrded as a convzzon lot so the required irrigation easement area is adequately mairuained by the HOA. The reconunended asphah rvnllnway could be extended along of the back of the lots 3-9, Block ] (south boundrn~) to provide connectivity to the pathway required along Meridian Road, the future office park and the adjaceru contmer•cial development to the south. I'w•Ilaer, the submitted landscape plan does not call-out what plant materials are proposed for the conmzon lots that contain dte tiled la~aterway. The applicant sTtozdd work wit11 the irrigation district and accepted plant list so drat these areas can be landscaped to enhance the quality of the development. Jack's Place Subdivision - AZ-13-006 & PP-13-010 PAGE 4 EXHIBIT A • Provide a walkable community through good design (Chapter 2, page 13). See analysis above. • Support a variety of residential categories (low-, medium-, medium-high and high-density single- family, multi-family, towriliouses, duplexes, apartments, condominiums, etc.) for the purpose of providing the City with a range of affordable housing opportunities (Chapter 3, page 54). The proposed plat is intended to be an extension of the sm•r•ozrnding Larkspur Szrbdivision. The sw•roundirzg area is developed with a mix of larger single family loll and transition to smaller single,fmnily lots. Based on the lots sizes and the density developed in the viciniTj~, staff is of the opinion the requested R-8 zone allola~s for a mix ofhousing options within this area of Meridian. • Permit new development where urban services can be reasonably provided at the time of final approval and development is continuous to the City (Chapter 3, page 45). Gty services nnrst be extended by the developer. Since the existing home may remain and be part of the development, it must connect to city services as well. C~m-r•erztly, iwaler and selves is available to serve the property. • Require appropriate landscaping and buffers along transportation corridors (setbacks, vegetation, low walls, berms, etc.) (Chapter 3, page 54). Street buffer landscaping is regzired adjacent to Meridian Road and the figure local street adjacent to the office complex in accord rviUz the standards Listed in UDC 11-3B-7C. Fzrrther, a 20-foot iwide landscape buffer is required behveen the office zrses and the residential uses in accord roniUz the standards listed in UDC 11-3B-9C. Fencing shall comply with dze standards listed in UDC 11-3A-7. • Require sheet connections between subdivisions at regular intervals to enhance connectivity and better traffic flow (Chapter 3, page 48). A stub street is provided along l71e eastern bozndary of the property. The szrbmilled plat indicates this stub sheet will be extended !o provide access to the proposed office park and the residential lots. Edmonds Com7 mill contirnre to serve as the primary local street access for the existing residence rohich provides an outlet to Meridian Road as well. No direct lot access to Meridian Road is planned for this propergr, consisten! Iwil/a /tae standards set for/h in UDC 11-3H-1. • Require screening and buffering of commercial and indushia] properties to residential use with transitional zoning (Chapter 3, page 53). The office desigrznlion is proposed to provide a hansition between SH 69 and llae commercial property to the south. Typically, an office complex develops with a mix of lorover intense commercial uses thus providing a tr•ansiiiorz behveen commercial and future residenttal uses. Reduce the number of existing access points onto arterial streets by using methods such as cross access agreements, access management and frontage/backage roads (3.03.02N, Chapter 3, page 48). The office portion of the development abzrts cormnercial development a! the south boundary. Since access is limited adjacent to SH 69, staff is of !be opinion the cross access should be granted to the soullzern conunercial development. This ivozdd require a smaller office fool print on Lo! 10, Block 1. If cross access is granted, staff believes internal conneclivifijr rvozrld increase as swell as resh•ict tlae need for.fin•tlzer access to Meridian Road when the commercial property to the south redevelops. Jack's Placc Subdivision - AL-13-006 & PP-13-010 PAGE 5 EXHIBIT A For the above stated reasons, staff is of the opinion the proposed project is consistent with the goals and objectives in the Comprehensive Plan. VIII. UNIFIED DEVELOPMENT CODE (UDC) A. Purpose Statement of Zone(s): LIMITED OFFICE DISTRICT (L-O) -The purpose of the Commercial Districts is to provide for the retail and service needs of the community in accord with the Meridian Comprehensive Plan. Six Districts are designated which differ in the size and scale of commercial structures accommodated in the district, the scale and mix of allowed commercial uses, and the location of the district in proximity to streets and highways. MEDIUM- DENSITY RESIDENTIAL DISTRICT (R-8): -The purpose of the residential districts is to provide For a range of housing opportunities consistent with fhe Meridian Comprehensive Plan. Residential districts are distinguished by the allowable density of dwelling units per acre and corresponding housing types that can be accommodated within the density range. B. Schedule of Use: Table I 1-2B-21ists the principal permitted (P), accessory (A), conditional (C), and prohibited (-) uses in the L-O zone. Table 11-2A-2 lists the principal permitted (P), accessory (A), conditional (C), and prohibited (-) uses in the R-8 zoning district. Any ase not explicitly listed, or listed as a prohibited use is prohibited. C. Dimensional Standards: Development of the site shall comply with the dimensional standards listed in UDC 11-2B-3 and UDC 1 I-2A-6 for the L-O and R-8 zoning districts. D. Landscaping: Street buffer landscaping shall be installed in accordance with the standards listed in UDC Tablet 1-2B-3 and UDC I I-3B-7C for the L-O zoning district. Parking lot landscaping: All parking lot landscaping shall comply with the standards listed in UDC I1-3B-8C. E. Subdivision Design and Improvement Standards: The subdivision must comply with the subdivision design standards outlined in UDC 11-6C-3. F. Off-Street Parking: Off-street parking is required in accord with UDC Table I 1-3C-6 for single- funily dwellings and UDC 11-3C-6B for the office park. IX. ANALYSIS A. Analysis of Facts Leading to Staff Reconnnendation: ANNEXATION (AZ): The applicant has applied to annex and zone 5.34 acres of land from RUT iu Ada County to the L-O (Limited Office)(1.71 acres) and R-8 (Medium Density Residential)(3.63 acres) zoning dishicts. As discussed above in Section VII, the proposed zoning is consistent with the FLUM designation of Office and MDR. A preliminary plat for a small office park and asingle-family residential development is also proposed with the annexation request. Concephial building elevations for the residential homes and the office buildings are shown in Exhibit A.4. Further discussion on the elevations is provided below. The annexation legal description submitted by the applicant, inch~ded in Exhibit C, shows the boundary of the property proposed to be annexed and zoned contiguous to the existing boundary of the City of Meridian and within the Area of City hnpact boundary. Jack's Place Subdivision - A7-13-006 & PP-13-010 PAGE 6 EXHIBIT A Development Agreement: The City may require a development agreement (DA) in conjunction with an annexation pursuant to Idaho Code section 67-6511A. To ensure the site develops consistent with the Comprehensive Plan, the preliminary plat, and conceptual building elevations, staff recommends a DA as a provision of annexation in accord with the provisions included in Exhibit B. P1zi.t,llvarvARY PLAT (PP): The proposed preliminary plat consists of three (3) office lots, twenty (20) residential lots and three (3) common lots on approximately 4.52 acres of land in the proposed L-O and R-8 zoning districts. The proposed gross density far the residential portion of the subdivision is 4.44 dwelling waits per acre is consistent with the proposed R-8 zoning dish~ict. Phasing Plan: The proposed project will develop in two phases. The first phase will be the residential portion of development; followed by the office park. Staff is supportive of the proposed phasing plan. Dimensional Standards: Staff has reviewed the proposed plat for compliance with the applicable standards listed in UDC Table 11-2A-6 and UDC 11-2B-3for the R-8 and L-O zoning districts. Since the L-0 lots are not required to meet a minimum lot size the proposed office lots meet the dimensional standards of the L-O zone. Per UDC Table 11-2B-3, a 35-foot wide landscape buffer is required adjacent to Meridian Road (SH69), a 20-foot wide landscape buffer is required adjacent to the residential uses and a 10-foot wide landscape buffer is required adjacent to S. Bartlett Avenue. The submitted plat complies with the aforementioned dimensional standards. Future development of these lots will be reviewed with future certificate of zoning compliance applications. The twenty (20) residential lots must compm•t to the R-8 dimensional standards set forth in UDC 11-2A-6. After reviewing the submitted plat all of the lots appear to comport with these standards. However, several of the buildable lots (Lots 3-9, Bloclc 1) along the sonthern boundary are impacted by a 55-foot wide Kennedy Lateral easement that may affect the buildable area of the lots. Lr the applicant' narrative they cmrtend that the hmnes submitted with the application will fit on the proposed lots along this boundary. Staff recognizes the design constraints for this portion of the proposed development but feels that the applicant should provide, at the public hearing, some assurance that these are viable lots (e.g. - an exhibit showing how structures could be situated on these lots and what size footprint is available on these lots). Irrigation Basement: An existing irrigation easement (55 feet wide and not entirely on this property) in favor of the Nampa Meridian Irrigation District (NMID) runs along the vast majority of south boundary and near the east boundary. A portion of the easement near the east boundary will be contained in common lots (Lot 3, Block 2 and Lot 2, Bloclc 1) maintained by the homeowner's association and has minimal impact on the adjacent buildable lots. However, the southern portion of the easement affects seven bruldable lots (Lots 3-9, Block I). In the narrative from the applicant, they confirmed a meeting with NMID to discuss the requirements of the District. Based on these conversations, some encroachment into the easement area may be allowed tlu~ough a license agreement however, NMID requires the applicant to maintain an 18- foot gravel access road along the backside of the buildable lots without airy fencing blocking access. Staff has not received comments from the Dish~ict regarding the submitted application. As proposed, the applicant shows each of the above mentioned lots with a portion of this easement in the rear yard. Staff will allow this layout, provided the applicant is able to obtain a license agreement from the irrigation district to develop a portion of the easement area with fencing and landscaping. if the license agreement is not obtained, and the plat is approved as proposed, the firtm~e homeowners will be unable to fence-off a portion their property into the easement area, and each homeowner will be responsible to maintain the easement area that is part lack's Place Subdivision-AZ-13-006 & PP-13-010 PAGE 7 EXHIBIT A of their property. Further, the fiiture homeowners will be paying taxes on property that they camrot customize as their own. To avoid this staff recommends that 20 feet (measured from the existing fence along the south boundary of the site) of the easement area (access road) be placed into a common lot so that the maintenance road required by the irrigation dish~ict along the south boundary would be owned and maintained by the HOA rather than separate property owners. NOTE: ff the license agreement allowing encroachment into the irrigation easement is not obtained, the applicant will have to redesign their plat to create the recommended common lot and ensure the lots along the southern boundary comport to the R-S dimensional standards. It appears the applicant would lose a buildable lot if a common lot is required as recommended by staff. The applicant could design these lots with shared driveways which allow the applicant to reduce the lot frontages of these lots to AO feet with a minimum 4,000 square foot lot. Access: As mentioned above, an existing stub steeC is provided along the east boundary of the subdivision. This roadway will be extended with the development of the site. Further, Edmonds Court is an existing sheet that provides a Meridian Road access and access for six (6) lots. Staff is supportive of the public street access for the residential portion of the development. The office portion of the development will also take access from a local street (W. Barlett Avenue). The submitted plat shows that several of the lots will take advantage of cross access (Lots 11 and 12, Block 1). During the CPAM public hearing, Council raised the question regarding cross access with the Mussell Corner Subdivision which abuts the office park on the south boundary. Currently, the Mussell Corner development has been granted a temporary access to Meridian Road until the nursery redevelops; then this access must be closed. Council was concerned that the parcel developed with the nursery would be land locked and request a variance for an access to Meridian Road. However, this parcel has been granted cross access with other parcels platted with the Mussell Corner Subdivision. To ensure another access point is not requested almrg Meridian Road, staff recommends the applicant redesign a portion of the office park and grant cross access the to the Mussell Corner property to the south. If cross access is granted, staff believes internal connectivity would be enhanced and fuhu•e access to Meridian Road would be unnecessary when the commercial property to the south redevelops. Access to the office park must comply with the access to sheet standards set forth in UDC 11-3A-3. With the development of Lot 10, Bloclc 1(CZC), the recorded cross access agreement must be submitted. Further, the cross access agreement should also address cross access behveen Lots 11 and 12, Block 1. If the applicant complies with the recommended condition, staff is supportive of the internal connectivity. Existing Sh•uetures: As mentioned above, an existing home will remain on Lot 10, Block 2. If the home is to remain, city ordinance requires connection to urban services (water and sewer). Further, several outbuildings span several of the proposed buildable lots. The outbuildings must be removed from the property since there is no primacy use associated with it and they do not comport with the R-8 setbacks. Staff recommends the applicant remove the existing outbuildings and connects the existing home, located on Lot 10, Block 2, to urban services (sewer and water) in accordance with Meridian City Code Titles 9-]-4 and 9-4-8. The existing well and septic system must also be abandoned. Landscaping: A landscape plan was submitted with this application as shown in Exhibit A.3. The landscape plan is deficient the required 35-foot wide landscape buffer adjacent to Meridian Road and the 10-foot wide landscape buffer adjacent to S. Bartlett Avenue. The street buffer Jack's Place Subdivision-A7,-13-006 & PP-13-010 PAGE 8 EXHIBIT A landscaping is required to be installed in accord with UDC 11-3B-7C. In addition, the UDC requires a 20-foot wide landscape buffer between office and residential uses. The submitted plat complies with the required buffer width however the landscape plan does not provide details of the required plant materials. The landscape buffers are required to be installed in accord with UDC 1 ] -3 B-9C. Open Space and Amenities: Since the plat is under the 5 acre minimum, the UDC does not require compliance with the common open space and site amenity standards set forth UDC 11-3G. However, the Kennedy Lateral runs through the proposed development and impacts the property near the eastern and southern boundaries. A majority of this area will be platted as common lots (Lot 3, Block 2 and Lot 2, Block 1). Staff recommends that these common lots could be enhanced by constructing a 5-foot wide asphalt walkway through the common lots. Further, the Lateral impacts the buildable area on Lots 3-9, Block 1. If these areas are included in a common lot and maintained by the HOA (as described above) then the asphalt walkway could also be extended along of the back of the lots (south boundary) to provide connectivity to the pathway required along Meridian Road, the future office park and the adjacent commercial development to the south. Farther, the submitted landscape plan does not call-out what plant materials are proposed for the common lots that will contain the tiled waterway. The applicant should work with the irrigation district on accepted plant list so that these areas can be landscaped to enhance the quality of the development. Waterways: As per UDC 11-3A-6, all irrigation ditches, laterals or canals, exclusive of natural waterways and waterways being used as amenities, which intersect, cross or lie within the area being subdivided shall be covered. The Kennedy Lateral runs along the southern portion and near the eastern boundary of this site. The lateral has been piped on the south side and the exposed lateral near the east boundary must be piped unless waived by City Council. Existing Trees: There are a lot of existing trees on the property that may need to be removed with the development of the property. The submitted landscape plan states tree mitigation is not required. The applicant should protect all existing trees on the site that are greater than four-inch caliper and/or mitigate for the lass of such trees as set forth in UDC 11-3B-IQ, mitigation is required for all existing healthy trees 4-inch caliper or greater that are removed from the site with equal replacement of the total calipers lost on site up to an amount of ]00% replacement. With the submittal of the foal plat the applicant should submit a revised landscape plan that details the mitigation plan outlined by the developer and the City Arborist. Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. The applicant should be required to utilize any existing surface m• 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. An underground, pressurized irrigation system should be installed to al] landscape areas per the approved specifications and in accordance with UDC 11-3A-15 and MCC 9-1-28. Fencing: The applicant is proposing 6-foot solid fencing for the proposed development Fence materials have not been specified. Where the buildable lots abuT common lots (Lots 3 and 7, Block 2 and Lot 2, Block 1), fencing must either be 4-foot solid or 6-foot open vision. If the common lot is required along the southern boundary as recommend by staff than the same fencing requirements apply. All fencing must comply with the fencing standards outlined in UDC 11-3A-7. Jack's Place Subdivisimi-AZ-13-006 & PP-13-010 PAGE 9 EXHIBIT A Building Elevations: The applicant has submitted sample elevations to depict the style of homes and the office buildings planned for the proposed subdivision. The proposed homes depict a mix of building materials (lap siding, cedar shake siding, and board and batten siding), decorative trusses, decorative corbels and stone wainscot. The design features staff supports is the substantial pillars, covered porches and mix of gable and hip roofs and a mix of building materials. Staff is of the opinion the futm~e homes will complement the existing homes in the area and demonstrate high quality materials. The office elevations incorporate a sriicco finish, stone wainscot, variations in roof form, decorative covered entries, exposed timber U uses and modulation in the wall places. Staff is supportive of the proposed office buildings materials and design features. A recommended DA provision requires compliance with the submitted building elevations. Certificate of Zoning Compliance (CZC): A CZC application is requh•ed to be submitted, prior to issuance of building permits, for any of the office lots. Design Review (DES): The applicant is required to obtain approval of a Design Review application for the proposed structures and site design for the office park. This application may be submitted concurrently with the CZC application. The applicant must comply with the design standards listed in llDC 17-3A-19 and the guidelines contained in the Meridian Design Manual. In summary, Staff recommends approval of the proposed annexation and preliminary plat 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 and Grading Plans (dated: 93fd3f33 06/27/13) (REVISED) 3. Proposed Landscape Plan (dated: 05/14/13) 4. Proposed Building Elevations (Single family homes and Office) B. Conditions of Approval C. Legal Description and Exhibit Map D. Required Findings from Unified Development Code Jack's Place Subdivision-A7.-13-006 & PP-13-010 PAGE 10 I/XHTBTT A A. Drawings l . Vicinity Map Jack's Place Subdi~-ision - AZ-13-00C & PP-13-010 PAGI; 11 EXHIBIT A 2. Proposed Preliminary Plat and Grading Plans (dated: O31-13/I-3 06/27/13) (REVISED) ~- xeuvx~nv x~., sno.wo ~ I maim x me saran=sr i/n or sccra•i is, .~ ~1 e. JACKS PLACE SUBDIVISION .~'.. ran, a.¢ o.u. "1' urn q~x. wn ca.urr ~oeno ' ._ zi^,_, 1 I ~,. mS"°r ~ ....,. ~ _r.:- «TL° C ~.i I. ~ = y % %r fir ~ -aa - av: v l ,• >. . ~I 11 ~,rW' .. I 'YF' ... .l c.%x^r o..,: , i ~v Y zir.^ ~ _ .~ Y _ ~ ~ - 4 '.. ' O y 0 I ¢¢ ~6L:.'.. .. «L.wn q ~~ ~ ....... .e..._ >Y~::::° .e.._ :2w: w• zr;; ~ Mew., m-' _ccgr; ........ .._._ ^~.; ~.. ..:..x: }`~ ~~ ~T ~ 6 '~ ~ \~ cm' 'S t s5 2? N44ill.tllP y ~cg58 5 ~~ 5.. "'" ~;y' aP_ cni.•»~ xbtg$ FF 4YYlB2 Y yW_Rdd.9I~5 .~ ~V f 3.~§i>.. ~ mus ..~.,.~, -.~..a,w.w~,.•a~w i _~ '? jt a ,; 3 it is i i ,,_ ~' Jack's ]'lace Sttl division-AL-13-006 ~ PP-13-010 PAGE 12 EXHIBIT A j k- ~ 1 t ~ ~ '~ i 1' ' }'' ~ . ~ 1 . ~ p ` ~ -.., ~f_ 4 t ' - ~...... -~- - 89 x901 E 581.46' - Jack's Place Subdivision-AZ-73-006 & PP-13-010 PAGE 13 EXHIBIT A 3. Proposed Landscape Plan (dated: 05/14/13) vvcuvrvxnr vur :xamvc JACK'S PLACE SUDD/V/SIGN ra:~rzn r+ me sgrt„vesr +/+ ~' secnon iz, rxv., x.re. ou.. ueniaau. ann or;vn. mu~c ~hJy ~ [ Ll ~ VICPETY MAP ~6~ ~~€~~~ PLANT BCIEOULE ~ ~ n.r~w nu rvMS.+ I' ~~ ' ~•. ~~~~~ " `~.~ w~~- mt6RV~0L=. »r °.., I i~a, rxm^r~_ EWxc ._....,... A, Tw~m~ ._, © ix.W i.-nm~ C.M '3~ LAS ecAPe c~L~~LNe. ~°°"""' 5 ~''~€ ~W~ jr~ ~mg LAN9CAPE NOTES Te ~.~.. ~aWy, .__ ;.~--.,F-... key=i,+~~~,,-,...~-a`~.?i.:~.i~ E ~c°~~.r..e.::: ~a ~_i-~ t ~.. +.a,.,» ~~~ Jack's Place Subdivision-AZ-13-00G & PP-13-010 PAGE 14 PR~PLAT - LANDSCAPE PLAN_ EXHIBIT A 4. Proposed Building Elevations (Single family homes and Office} -~; .~ >iC_VF_ LICKS .Tack's Placc Subdi~~ision-AL-T3-006 & PP-13-010 PAVE TS EXHIBIT A .,~, Jack's Place Subdivision - A7-] 3-006 & I'I'-13-010 PAVE 16 EXHIBIT A EXHIBIT B -AGENCY & DEPARTMENT CONDITIONS OF APPROVAL 1. PLANNING DEPARTMENT 1.1.1 A Deve]opment Agreement (DA) is required as a provision of aonexation of this property. Prior to the am~exation ordinance approval, a DA shall be entered into between the City of Meridian, the property owner(s) at the time of annexation ordinance adoption, and the developer. The applicant shall contact the City Attorney's Office to initiate this process. The DA shall be signed by the property owner and returned to the City within two (2) years of the City Council granting annexation. Currently, a fee of $303.00 shall be paid by the applicant to the City Attorney's office prior to commencement of the DA. The DA shall, at minimum, incorporate the following provisions: A. The applicant shall comply with the submitted elevations (home and office) attached in Exhibit A.4. B. if the existing hone on Lot 10, Block 2 remains it shall be connected to City water and sewer service, per MCC 9-1-4 and 9-4-8 with the first phase of development including the abandonment of any well and septic system. C. Future development of the office lots shall comply with the design standards ]fisted in UDC 11- 3A-19apd the guidelines contained in the Meridian Design Manual. D. Across-access/ingress-egress easement shall be granted to the property to the south (parcel #85915720012) through Lot 10, Block 1 in accord with UDC 11-3A-3A. Further, cross access shall be granted behveen lots 11 and 12, Bloclc 1 as proposed. A recorded copy of said easement shall be submitted with the first Certificate of Zoning Compliance application for the site or a note added to the face of the plat that references the recorded cross access agreement. E. The applicant shall provide a minimum of 4G~48 16,433 open space for the residential portion of the development as proposed. Common Lot 3, Bloch 2 and Common Lot 2, Bloclc 1, excludine the portion of the eravel access road within said common lots, shall be landscaped with lawn and a mix of shrubs and or other vegetative ground cover. Skid 1 1 1 6 ----,-_ _A 6 C f 6 1 1 f - __----- __ ...... _ _........~_ .........~ ............. The applicant s landscape architect shall submit a plant materials list to NMID for review and approval. The approved list shall be included on the revised landscape plan. •.... nt n ~n fnn4 ...:an n .. In! na:nnn„t t ..41. l.n..„.In of Inln z n RI aI t C 1_ 1 w 11 1. 1 a s __ ____ _ _ ______ _-r ..{ ~n 1}I'nnl, t :~ l..dn n nd nn6dne _ ___ __..4 nln.,.. _... G fnn• ..n{6...n., 4.. 46n in Fnn4 ..... LL: ..nn ..n •6...n., .. n.]nn4..:n.. n ..4 n.. 41.n fn nn of 41.n ..In• 1.2 Site Specific Conditions of Approval 1.2.1 The preliminary plat labe]ed Sheet 1, prepared by CK-Engineering, dated 85/1-5/I-3 06/27/13), shall be revised as follows: With the final platting of the office lots include a note on the face of the plat that references the recorded cross access agreement Cross access shall be provided to the Mussel) Corner property to the south through Lot 10, Block 1. Further, cross access shall be granted between lots I I and 12, Block I as proposed. • Prior to signature of the final plat by the City Engineer, the applicant shall: Jack's Placc Subdivision-AZ-13-006 & PP-13-010 PACT: 17 EXHIBIT A a. Submit a signed license agreement with Nampa and Meridian Irrigation District (NMID) which allows the Lots 3-9, Bloch 1 an the south side of this plat to fence and landscape a portion of the NMID easement north of the fence line depicted on the plat. This portion of the easement shall be maintained by the property (home) owner. t° 41,,..,,...41, .,„.,.,,,..4., 1:.,., b. The access area within NMID easement, as depicted on Lots 3-9, Bloclc 1 (south of the proposed fence line), shall be maintained by the Jack's Place homeowner's association and noted as such on the final plat. rF~an:,I:o°..;.•4 1,4.,:., .. ,•.......... .. ..,.4 4 1, c 1, , 11 1, a l a ,.4 ., N d 1' 1 ' 1 1. ., .,.1 .....1 .,. :., 4.,.., .1 M H TSlIA TI,' I /'F .1\ 1 11 t, .,P 1n F.,.,4. :d d d 1. B 1 1 1 A111 • Prim• to the Commission hearing, the applicant shall provide an exhibit showing how future homes could be situated on Lots 3-9, Bloclc 1 and what size footprint is available on these lots. 1.2.2 The landscape plan, prepared by South Landscape Architecture, dated 05/14/13, shall be revised as follows: • Construct a 35-foot wide landscape buffer adjacent to S. Meridian Road in accord with UDC 11-3B-7C. • Construct a 10-foot wide landscape buffer adjacent to S. Bartlett Avenue in accord with UDC ] 1-3B-7C. • Construct a 20-foot wide landscape buffer adjacent to the south boundary of Lot 10, Block 1 in accord with UDC 11-3B-9C. At a minimum, the required buffer area shall result in a barrier that allows the trees to touch at the time of maturity and include a mix of shrubs, lawn or other vegetative ground cover. • A 10-foot multi-use pathway adjacent to Meridian Road (SH 69) shall be depicted on the landscape plan submitted with future final plat application. Prior to signature on the final plat, a public pedesh7au easement for the multi-use pathway along Meridian Road shall be submitted to the Platming Division of the Community Development Department and approved by the City Council and recorded. • Common Lot 3, Block 2 and Common Lot 2, Block ], exchtdin2 the portion of the Qravel access road within said common lots, shall be landscaped with lawn and a mix of shrubs and or other vegetative ground cover. Said common lot shall be improved with a 5-foot wide asphalt pathway. The applicant's landscape architect shall submit a plant materials list to NMID for review and approval. The approved list shall be included on the revised landscape plan. • Per UDC il-3B-10, the applicant shall work with the City Arborist, Elroy Huff, on designing, adopting, and implementing a protection and mitigation plan for the existing U~ees on site. ~„ft~t,,.. „t..... .,F t„«~ z n Dt,.,.t, 1 c.,:,t ,. ., t,.4 ,.t,,,n ti, a a ' ed c r ,.4 ...;a„ ..,. t,..t« ,.at,..... , r ,.4 In Dl,.a t :..,.L. a,. ,. .,oae..«.:..., „ ., r,4 ,. t,.., ,a ,.,..,.,,,,.« «t.,. < F,,..4 ..4t,..,., . «„ 4t,,. In 6,..4 .,,.a4:....,. ,.a,,....,. ndia.,., ,« «„ TA.,,.;,J:..., D.,.,A D.,F,,,.,,.,,.,. H,., «„A.,.. «..:..« ......,. «,..,« i F F 6 .,1 arrnxrrcaocmcm c-p~ur Jack's Place Subdivision-AZ-13-006 & PP-13-010 PAGE 18 1;XHIBIT A • The applicant shall provide a minimum of X48 16,433 open space as proposed. • Fencing adjacent to all common areas shall be constructed as six foot open vision or four foot solid fencing. All fencing shall be installed in accordance with UDC 1 1-3A-7. 1.2.3 All buildings that span across proposed ]ot lines, or do not conform to the dimensional standards (setbacks, height, etc.) of the UDC shall be removed, relocated a• made to conform to city code, prior to City Engineer signature of the final plat. 1.2.4 Prior to developing any of the office lots, a certificate of zoning compliance and design review application shall be submitted to the Planning Division far review and approval prior to issuance of building permits. 1.3 General Conditions of Approval ] .3.1 Comply with all bulk, use, and development standards of the R-8 and L-O zoning districts set forth in UDC 11-2A-6 and UDC 11-2B-3. 1.3.2 Comply with all provisions of 11-3A-3 with regard to access to streets unless waived by Council. ].3.3 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set forth in UDC 1 ] -3A-6. 1.3.4 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. 1.3.5 Comply with the sidewalk standards as set forth in UDC 1 1-3A-17. 1.3.6 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-SJ. 1.3.7 Conshruct all off-sheet parking areas consistent with the standards as set forth in UDC 11-3C-6 for single-family dwellings. 1.3.8 Construct the required landscape buffers consistent with the standards as set forth in UDC 11- 3B-7C. 1.3.9 Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3, includhlg but not limited to easements, blocks, sheet buffers, and mailbox placement. 1.3.10 Comply with all provisions of UDC I1-3A-3 with regard to maintaining the clear vision triangle. 1.3.11 Comply with all ACRD conditions of approval. 1.3.12 Prior to the issuance of a building permit, the property shall be subdivided iu accordance with the UDC. 1.4 Ongoing Conditions of Approval 1.4.1 The applicant and/or assigns shall have [he 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 ll-3B-5, UDC I1-3B-13 and UDC 11-3B-14. 1.4.2 All common open space shall be maintained by an owner's association as setfortb in UDC 11- 3G-3F1. 1.4.3 The project is subject to all current City of Meridian ordinances. 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 a• sidewalk surface to afford greater visibility of the area. Jack's Placc Subdi~~ision-AZ-13-0OC & PP-13-010 PAGE 19 EXHIBIT A ].4.5 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set forth in UDC 11-3A-I1. 1.4.6 The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping and constructed features within the clear vision h•iangle consistent with the standards in UDC l l- 3 A-3. 1.5 Process Conditimrs 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 I I-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 1 I-6B-3C2. 1.5.4 The applicant shall obtain approval for all successive phases ofthe preliminary plat within two years of the signature of the Ciry Engineer on the previous final plat as set forth in UDC 11-6B- 7B. 1.5.5 The preliminary plat approval shall be null and void ifthe applicant fails to either ]) obtain the City Engineer signature on a final plat within Ywo years or 2) gain approval of a time extension as set forth in UDC I 1-6B-7. 1.5.6 Upon installation of the landscaping and prior to inspection by Plamring Deparhnent staff, the applicant shall provide a written certificate of completion as set forth in UDC I I-3B-14A. 2. PtI13LIG WO121tS DEPAIi'I'D'IENT 2.1 Sanitary sewer service for this development shall be fiom an extension of the existing main in E. Edmonds Court. The applicant shall install mains to and through this subdivision; applicant shall coordinate main size and routing with the Public Works Deparhnent, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of--way. Minimum cover over sewer mains is tlvee 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 Domestic water mains to provide service to this development will be from an extension of the existing main in E. Edmonds Court, and the newly developed Larkspur Subdivision No. 4 to the east. Per Meridian City Code, the applicant shall be responsible to install water mains to and through this development. 2.3 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 shall 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 milinary water system shall be required. If a single-point comrectimi 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. 2.4 Any existing shuchu~es that are required to be removed shall be removed prior to signature on the final plat by the City Engineer. 2.5 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 ] ] -3A-6. Jack's Place Subdivision-AZ-13-006 & 1'I'-13-010 PAGE 20 EXHIBIT A Plans shall be approved by the appropriate irrigation/drainage dish•ict, or lateral users associatiol (ditch owners), with written approval or non-approval submitted to the Public Works Department. If lateral users association approval can't be obtained, alternate plans shall be reviewed and approved by the Meridian City Engineer prior to final plat signature. 2.6 Any existing domestic wells 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. 2.7 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 I-lealth for abandonment plrocedwes and inspections (208)375-5211. 2.8 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. 2.9 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.] 0 All development improvements, including but not limited to sewer, water, fencing, micro-paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 2.11 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. 2.12 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. 2.13 Applicant shall be responsible for application and compliance with airy Section 404 Permitting that may be required by the Army Corps of Engineers. 2.14 Developer shall coa•dinate mailbox locations with the Meridian Post Office. 2.15 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where fooffirg would sit atop fill material. 2.16 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 craw] spaces of homes is at least 1-foot above. 2.17 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.18 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. 2.19 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public roadways per the City of Meridian hnprovement Standards for Street Lighting. All stet lights Jack's Place Subdivisimi - AZ-13-006 & PP-13-010 PAGE 21 EXHIBIT A 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. Street lighting is required at intersections, corners, cur-de-sacs, and at a spacing that does not exceed that outlined in the Standards. The conh~actor's work and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. 2.21 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 infrash~ucfire prior to final plat signature. This surety will be verified by a ]ine 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 infm•mation at 887-2211. 2.22 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 infi•astructure 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 in evocable letter of credit, cash deposit or bond. Please contact Land Development Service for more information at 887-2211. 2.23 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way (include al] water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat, but rather dedicated outside the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement (on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor, which must include the area of the easement (marked EXHIBIT A) and an 81/2" x 1 I"map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. 2.24 Applicant shall be responsible for application and compliance with and NPDES permitting that may be required by the Environmental Protection Agency. 3. POLICC DCPARTMENT 3.1 if required as a condition of the plat, the Police Department supports a portion of NMID irrigation easement placed in a common lot along the soathern boundary of Lots 3- 9, Block ] so that the irrigation easement is maintained by the HOA and does not become a nuisance fm• the future residences. 4. FIRC DGPARTNIGNT 4.1 The proposed project lies outside the five-minute response zone goal. Achievement of this goal is subject to budgetary constraints and is intended to enhance the probability of a favorable outcome on a request for Basic and Advanced Life Support. The budget constraints are typically defined as capital outlay for facilites that are located within 1.5 miles from a given location and sufficient operational funds to staff the facilities. 4.2 One and two family dwellings not exceeding 3,600 square feet require afire-flow of 1,000 gallons per minute for a duration of 2 hours to service the entire project. One and two family dwellings in excess of 3,600 square feet require a minimum fire flow as specified in Appendix B of the International Fire Code. Fire Hydrant spacing shall be provided as required by Appendix C of the International Fire Code. 4.3 All entrances, internal rroads, drive aisles, and alleys shall have a turning radius of 28' inside and 48' outside, per International Fire Code Section 503.2.4. Jack's Place Subdivision - A7-13-006 & PP-13-O10 PAGTi 22 EXHIBIT A 4.4 Ensure that all yet undeveloped parcels are maintained free of combustible vegetafion as set forth in International Fire Code Section 304.1.2. 4.5 Fire lanes, sheets, 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. 4.6 The roadways shall be built to Ada County Highway District cross section standards and have a clear driving surface. Streets less than 26' iu width shall have no on-street panting; sheets 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 GV W as set forth in International Fire Code Section 503.2.1. and D103.6.1 and D103.6.2. 4.7 All portions of the buildings located on tlris project must be within 150' of a paved surface as measured around the perimeter of the building as set forth in International Fire Code Section 503.1.1. S. REPOBLIC SERVICES 5.1 Republic Services has no concerns related to the plat design submitted with the application. 6. PARKS DEPARI'MENP 6.1 The Parks Department has no concerns related to the plat design submitted with the application. 7. ADA COUNTY HIGIIWAI' DISTRICT 7.1 Site Specific Conditions of Approval 7.1.1 Comply with the requirements of ITD and the City of Meridian regarding Meridian Road frontage. 7.1.2 Submit to the District a letter from ITD regarding said requirements prior to plans acceptance. 7.1.3 ConsU~uct Edmonds Court as one halF of a 36 foot local street section with curb, gutter and 5 foot sidewalk, abutting the site. 7.1.4 Construct Bartlett Avenue as a 34 foot local sheet section with curb, gutter and 5 foot wide sidewalks within a 46 foot wide right of way. 7.1.5 Construct two 25 foot wide driveways onto Bartlett Avenue located approximately 125 feet and 2] 5 feet south of Edmonds Court. (Measured centerline to centerline.) Pave both driveways their full width at least 30 feet into the site beyond the edge of pavement. 7.1.6 Payment of impacts fees are due prim to issuance of a building permit. 7.1.7 Comply with all Standard Conditions of Approaval. 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 the 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 eneineer should provide documentation of ADA compliance to District Development Review staff for review. Jack's Place Subdivision - AZ-13-006 & PP-13-010 PAGli 23 EXHIBIT A 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 ACI-ID right-of-way or easement areas. 7.2.6 Al] utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 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 consh•uction. 7.2.8 Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the Dist~ict. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 7.2.9 All design and constuction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and al] 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 Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to Dist•ict 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 bm•den shall be upon the applicant to obtain written confirmation of any change from ACRD. 7.72 If the site plan or use should change in the future, ACHD Planning Review will review the site plan and may require additional implrovemeuts to the tansportation system at that time. Any change in the plalmed 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. Jack's Place Subdivisimi-AZ-13-006 & PP-13-O10 PAGE 24 EXHIBIT A C. Legal Description and Exhibit Map 5awtooth Land Surveying, LLC __ f': t21~1 398&iQ4 F: 7208} 3980; 05 2p7 W. Mein S;. Emmett, ip 83fi t 7 Legal Description for Jack's place Suhdivision Commercial Lots May 22, 2013 ~YREVI OVAL 1UN t 1 zo» MERIDIAN RUBLIG WORKS DEPT. A replat of a portion pF Lot 7 of Etlmonds Subdivision, as shown in Book 33 of Plals. Pages 2050-205 t, Ada C,aunry Recortls, within Government lot 3 W Section 19, T. 3 N.. R. 7 E., ®.M., Ciry of Meridian, Ada Ccuniy, Idaho, more particulady described as felkrws~ Commenting at a found aluminum cap, marking the W tl4 tamer df said Section i9; Thence South O'S8'CO" West, coincident with the west line of said Gmemmant Lot 3 of Section 79, a distance eF 982.52 feet to the centerline Intersec8on of Medtlian Road and [. Edrtwnds 6rive and the Paint of t3egfnning; 7hertce South 88°58'34' Easi,~coincident wi8; said oenterlina of E. Edmonds Onve, 208.74 feek Thence Seulh 0°02'21' West, 784.81 fret ro the beginning ota tangent curve; Thence 34.77 felt slang the arc of said curve to the left. whh a cenUal angle of 39°50'42", a radius of SO.W feel, sublendetl by a cfrottl bearing South f9°53'80" East, 34.07 test; Thence South 56°1 T39"West, 45.66 kel; Tnence South 0'58'09" Wost, 718.20 feet to the south line of Lot 7 of Edmonds Supdwislon: Thence North 09°59'07 Vlest coincident with the south fine of said Lod 7 of Edmonds Subdivision, 789.02 feel to southwest cornet of said Government lot 3; Thorooe Norih 0`56'09' Easi, coincident with card west lies of GavemmsM lot 3, a distance of 388.96 feet to tlta Podn7 of Beginning; The atiova de5cdbed parcel contains 1.77 acres, more pr tens. P:12D73t73022-JACKS PLACE SUB -PAVE TURNERtt7rawingsV7escnptions\13p22L`pMMERC;A4 REV 5-22- 73.doar Pegs jt Jack's Place Subdivision-AZ-13-006 & PP-13-010 I'AGB 25 Together with and subject to covenants, easements and resiricfions of record. EXHIBIT A 9awtooth land Surveying, LLG - _ -- Y: 12001 3 98-0 1 04 F. (206139B~B i 05 207 w. Mam 5t, Cmmett, ID 83G17 Legal Description for Jack's Place Subdivision Residential Lots May 22, 21)13 REV PROVAI. BY JUN 1 1 2013 MERIDIAN F'UB4,IC 1N9RKS DEPT A replat of a ponipn of Lpt ] of Edmonds Subdivision, as ehbwn in Bdok 33 of Plats. Pages 2050-2051, Atla County Records, within Rovernment Lot 3 0(SecSOn t9. T. 3 N., R. 1 E., B.M., Ciiy of Meridian, Ada County, Idaho, nwre particularly deser;bed as Inllows: Cammettcing at a foantl aluminum cap, marking the W 1Ia corner o/said Secban 18; Thence SauN 0°56'09" West, coincident with the vmst tine pf said Government Lot 3 of Sectlon 19, a distance bf 862.52 feet: Thence South 86'59'34` East. 208.74 foot to the Paint of Beginning: Thence tanlinuing South 88°69'3x" East, 126.02 feet Thence South 69°58'56' East 213.56 feet to the beginning of a tangent eurve; Thence 59.04 feet along the arc of said eurve to the left, with a central angle of 33`49'45". a radius of 1OOAB feet, subtended by a chord beating Narih 71.22'26' East, 56.14 foot, Thence South 36°39'13" East 5x.23 feet ThenCa South 0'02'21" West, 337.33 feet to the south line of said t3ovemmant Lot 3. Theme North 69°69'01" Wesd, poiripident wish said south line at Qovervnant Lot 3, a distance of AS2.xG rest: rnenee Nunn a°5s'o9° East iie.ao feet Thsnee North 50°1 i'39' East, 45.46 foot to 51o beginning of a npn-tangent carve; Thanoe 34.7T along the arc of said curve to the right with a central angle of 39°50'42", a radius of 50.00 legit, subtended by a cnoM hearing Nngh 19°b3'00' West 34,07 feet Thence North 0°02'21"East. 184.61 test lathe Paint of 8aginning; Tha above deunbad parcel opntains 3.63 acres, more er less. Together with and subject to cpvenants, F:12013113022JACKSPLRCE SUB -GAVE 13.tlocz Page 14 of retold. REV 5-22. ,lack's Place Subdivision- AL-13-006 Nc PP-13-010 PAGE 26 EXHIBIT A --of~ "~ -.;.~ _ _. ~~~~* ~ I •''~I ;, ~„vN~~ . r .."', _ _..r` . (~ :~ ~1 ~~ l 11.r1~(.l ~~k1Cl)I1V1 .1~ IC71 I~ I ~~~~~~~0 ~~~~/ ~:lllr I i NIII `ji „~ 1~/1vF;idr1.~ /l~~l/1 ELI lack's PI<ice Subdivision - AL-13-006 8 PP-13-010 PAGE 27 EXHIBIT A D. Required Findings from Unified Development Code 1. Annexation Findings: Upon recommendation from the Commission, the Council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an annexation, the Council shall make the following findings: a. The map amendment complies with the applicable provisions of the Comprehensive Plan; The applicant is proposing to annex a portion of the subject property from RUT in Ada County to the L-O and R-8 zoning districts. The Council finds that the proposed map amendment is generally consistent with the Office and MDR designations for this site. Therefore, Council finds the amendment is consistent with the applicable provisions of the Comprehensive Plan (see section VII above). b. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The Council finds that the proposed map amendment to the L-O and R-8 zoning districts is consistent with the purpose statements for those districts as detailed in Section Vlll above. c. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The Council finds that the proposed zoning amendment will not be detrimental to the public health, safety, or welfare. City utilities will be extended at the expense of the applicant The Council considered all oral or written testimony provided when determining this finding. d. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City including, but not limited to, school districts; and, The Council finds that the proposed zoning amendment will not result in any adverse impact upon the de]ivery 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-3.1/). The Council finds annexing this property with L-O and R-8 zoning districts is in the best interest of the City if the applicant enters into a development agreement. 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 and is consistent with this Unified Development Code; The Colmcil finds thaC the proposed plat is in substantial compliance with the adopted Comprehensive Plan in regard to land use, transportation, and circulatim~. b. Public services are available or can be made available and are adequate to accommodate the proposed development; The Council finds that public services are available and will continue to be provided to the subject property. See Exhibit B of t17e Staff Report for more derails from public service providers. c. The plat is in conformance with scheduled public improvements in accord with the lack's Place Subdivision - A7,-13-006 & PP-13-010 PAGE 28 EXHIBIT A City's capital improvement program; Because water and sewer and any other utilities will be provided by the developer at their own cost, the Council f nds that the subdivision will not require the expenditure of capital improvement fiords. d. There is public financial capability of supporting services for the proposed development; Some services are already being provided to the subject development. The Cormcil finds there is public financial capability of supporting and continuing services to this development. e. The development will not be detrimental to the public health, safety or general welfare; and The Commmission is not aware of any health, safety, or environmental problems associated with the platting of this property that should be brought Yo the Council's attention. ACRD considers road safety issues in thee- analysis. The Council considered all public testimony presented to determine whether or not the proposed subdivision may cause health, safety or environmental problems of which Staff and Commission are unaware. f. The development preserves significant natural, scenic or historic featm•es. The Council finds there are no significant natural, scenic or historic features that will be lost with development of the site. Jack's Place Subdivision-AZ-13-006 & PP-13-010 PAGH 29