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Staff Report PZ
Item #4J, K: Three Corners (RZ-13-010; PP-13-025) Application(s): Rezone Preliminary Plat Size of property, existing zoning, and location: This site consists of 31.73 acres, is currently zoned C-C, R-8 and R-2, and is located on the southeast corner of Locust Grove and Chinden. Adjacent Land Use & Zoning: 1. North: Chinden Boulevard and Banbury Subdivision, zoned R-1-P in the City of Eagle 2. East: Private school, zoned C-C; and church, zoned R-8 3. South: Dunwoody Subdivision, zoned RUT in Ada County 4. West: Fuller Ranchettes Subdivision, zoned R1 in Ada County History: In 2007, the property received comprehensive plan map amendment (CPA-07-011), annexation (AZ-07-017) and preliminary plat (PP-07-021) approval for a mixed use development consisting of a private school, retail, office and residential uses. The preliminary plat consisted of 33 residential lots, 11 commercial lots and 10 common lots. Summary of Request: The applicant submitted a request for a rezone of 31.73 acres from C-C, R-2 and R-8 to the C-C, R-4 and R-8 consistent with the MU-R designation for the site. A preliminary plat is also proposed consisting of 54 building lots & 6 common/other lots. The gross density of the proposed subdivision is 2.64 dwelling units per acre which is under the target density of comp plan but is higher than the previous approved plat. The minimum lot size proposed with the residential portion of the plat is 5,235 square feet and the average lot size is 8,500 square feet. The commercial lots range in size between 29,510 square feet up to 51,040 square feet. Access is proposed on the plat via one public street access from E. Three Corners Drive which connects to N. Locust Grove Road. A stub street is proposed to the south for future extension. As required the applicant has provided an exhibit depicting how the stub street may be extended in the future. The residential portion of the plat consists of approximately 19.21 acres; the qualifying open space for the residential portion totals approximately 2.96 acres which exceeds the 10 percent required by the UDC. A minimum of 2 amenities is required with the plat. The applicant is proposing the following amenities for the proposed development: an integrated pedestrian pathway throughout the development, 10-foot multi-use pathway adjacent to Chinden Boulevard and a covered picnic area on Lot 4, Block 2. Staff has conditioned the project to provide a sitting area in the park south of the commercial zoned property. A 35-foot wide landscape buffer is required adjacent to Locust Grove and Chinden Boulevard and a10-foot wide landscape buffer is required along E. three Corners Drive. The proposed elevations consist of the following building materials: mixture of wood and stucco siding, covered front porches decorative corbels, window trim and varying roof planes. Comprehensive Plan FLUM Designation: Mixed-use Community Written Testimony: Kent Brown, in agreement with the conditions of the staff report. Staff Recommendation: Approval Notes STAFF REPORT Hearing Date: October 3, 2013 E IDIAN~--- TO: Planning and Zoning Commission I D A H U FROM: Bill Parsons, Associate City Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: Three Corners Subdivision - RZ-13-010; PP-13-025 and MDA-13-017 I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant has applied for a rezone (RZ) of 31.73 acres of land from the C-C (Community Business District), R-8 (Medium-density Residential) and R-2 (Low-density Residential) zoning districts to the C-C (Community Business District), R-8 (Medium-density Residential) and R-4 (Medium Low-density Residential) zoning districts; preliminary plat approval of 681ots consisting of 54 residential lots, 8 commercial lots and 6 common lots on 30.27 acres of land; and a development agreement modification to incorporate a new plat design, attach new home elevations and update certain provisions in the recorded DA relevant to the proposed development. See Section IX of the staff report for more information. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed RZ, PP and MDA applications in accord with the conditions of approval in Exhibit B and the Findings of Fact and Conclusions of Law in Exhibit D. III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Numbers RZ-13-010, PP-13-025 and MDA-13-017 (optional), as presented in the staff report for the hearing date of October 3, 2013, with the following modifications: (Add any proposed modifications). Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Numbers RZ-13-010, PP-13-025 and MDA-13-017 (optional), as presented in the staff report for the hearing date of October 3, 2013, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Numbers RZ-13-010, PP-13-025 and MDA-13-017 (optional), to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) IV. APPLICATION AND PROPERTY FACTS A. Site Address/Location: The site is located on the southeast corner of E. Chinden Boulevard and N. Locust Grove Road in Section 29, Township 4 North, Range 1 East. (Parcel No.: 50529223000) B. Owner/Applicant(s): Three Corners Subdivision RZ-13-010; PP-13-025 &MDA-13-017 PAGE 1 David Dean 1746 E. Dunwoody Court Meridian, Idaho 83642 C. Representative: Kent Brown, KB Planning PO Box 36 Meridian, Idaho 83680 D. Applicant's Statement/Justification: Please see applicant's narrative for this information. V. PROCESS FACTS A. The subject application is for a rezone, preliminary plat and development agreement modification. A public hearing is required before the Planning and Zoning Commission and City Council on this matter, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: September 16, and 30, 2013 (Commission); C. Radius notices mailed to properties within 300 feet on: September 5, 2013(Commission); D. Applicant posted notice on site(s) on: September 21, 2013 (Commission); VI. LAND USE A. Existing Land Use(s) and Zoning: This site is currently being farmed and consists of agricultural property, zoned C-C, R-8 and R-2. B. Character of Surrounding Area and Adjacent Land Use and Zoning: 1. North: Chinden Boulevard and Banbury Subdivision, zoned R-1-P in the City of Eagle 2. East: Private school, zoned C-C; and church, zoned R-8 3. South: Dunwoody Subdivision, zoned RUT in Ada County 4. West: Fuller Ranchettes Subdivision, zoned R1 in Ada County C. History of Previous Actions: In 2007, the property received comprehensive plan map amendment (CPA-07-011), annexation (AZ-07-017) and preliminary plat (PP-07-021) approval for a mixed use development consisting of a private school, retail, office and residential uses. The preliminary plat consisted of 33 residential lots, 11 commercial lots and 10 common lots. A development agreement (DA) was required with the annexation of the property (# 108022887). Subsequent final plats (FP-08-006 and FP-08-019) and time extensions (TE-10-024 and TEC 12-009) have also been approved by Council keeping the previous approvals valid. D. Utilities: 1. Public Works: a. Location of sewer: With the previous approvals back in 2008, two small sections of the sanitary sewer system were extended from the existing main in N. Locust Grove Road. With this current application, the sewer systems will be continued throughout. b. Location of water: With the previous approvals back in 2008, one small section of the water system was extended from the existing main in N. Locust Grove Road. With this current application, another connection to the N. Locust Grove main will be required, in addition to the water systems being continued throughout. Three Corners Subdivision RZ-13-010; PP-13-025 & MDA-13-017 PAGE 2 c. Issues or concerns: Anew water main source will need to be extended into the proposed development at the southwest corner, and looping will need to be accomplished for any mains serving more than 25 lots. E. Physical Features: 1. Canals/Ditches Irrigation: The Fuller Drain and the Karnes Lateral exist on the site and will require tiling per code. 2. Hazards: Staff is not aware of any hazards that exist on this property. 3. Flood Plain: NA VII. COMPREHENSIVE PLAN POLICIES AND GOALS This property is designated "Mixed Use -Community (MU-C)" on the Comprehensive Plan Future Land Use Map. The purpose of this designation is to allocate areas where community-serving uses and dwellings are seamlessly integrated. Featured elements of the mixed use development should include the following: • Residential densities at a minimum of 6 dwelling units to the acre; • Where feasible higher density along SH 20/26 to serve employment destination centers; • A conceptual site plan; • Provide community serving facilities; • Provide some form of common, usable area, such as a plaza or green space; • Landscape buffering between commercial and existing low or medium density residential; • Three different types of land uses and; • Be accessible to neighborhoods by both vehicles and pedestrians. This site is proposed to develop with a mix of commercial and residential. In looking at the overall MU-C designated area and the surrounding development in the area, the proposed development incorporates many of the mixed use elements of the comprehensive plan. An existing private and public school are developed in the area. A transition is being provided between the county residences on the east and south boundaries through a common lot and varying lot sizes. The commercial portion may develop with a mix of office and retail uses to serve the proposed development. A central park is proposed along the south boundary of E. Three Corners Drive. Lastly, an integrated pathway system is proposed that links the residential portion of the development with proposed open space, the proposed commercial development, the adjacent school site and the 10-foot pathway required along Chinden Boulevard. Although the density of the proposed development (2.64 dwellings per acre) is under the target density of the comprehensive plan, the number of residential lots and density has increased over the previously approved plat in 2007. Based on these factors, Staff is of the opinion that the proposed plat is generally consistent with the comprehensive plan and the adjacent development in the area. 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): 1. "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.O1E) The proposed medium-low and medium density residential development will contribute to the variety of residential densities in this area of the City as previously envisioned. 2. "Require new residential development to meet development standards regarding landscaping, signage, fences and walls, etc." (3.05.0X) Three Corners Subdivision RZ-13-010; PP-13-025 & MDA-13-017 PAGE 3 Street buffer landscaping is required adjacent to E. Chinden Boulevard, N. Locust Grove Road and E Three Corners Drive, in accord with the standards listed in UDC I1-3B-7C. Separate permits shall be obtained for signage and fencing in compliance with the standards listed in UDC 11-3D-5 and I1-3A-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 E. Chinden Boulevard and N. Locust Grove Road, all entryway corridors, in accord with the standards listed in UDC 11-3B-7C Landscape Buffers along Streets. 4. "Protect existing residential properties from incompatible land use development on adjacent parcels." (3.06.O1F) A majority of the lots along the perimeter of the development are larger in size to provide transitional lots sizes between the proposed development and the adjacent county developments to the east and south. 5. "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 12.9% (or 3.9 acres) of qualified open space in compliance with this requirement. 6. "Permit new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City." (3.01.01 F) The proposed development is contiguous to the city and city services are available to be extended to the site upon development in accord with UDC 11-3A-21. 7. "Encourage and promote the preservation and expansion of Chinden Boulevard (US 20/26) by ITD (3.03.02L)." The applicant has coordinated with ITD on the preservation of right of way (ROW) along the Chinden corridor. The total ROW needed for this segment of corridor is 140 feet. The submitted plans depict the 30 feet of additional (70 feet total from centerline) ROW. 8. "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. 9. "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, school uses and church uses developed in the area. 10. "Require street connections between subdivisions at regular intervals to enhance connectivity and better traffic flow. (3.03.03C) A stub street is proposed at the south boundary for future connectivity consistent with this goal. 11. "Require pedestrian access connectors in all new development to link subdivisions together to promote neighborhood connectivity as part of a community pathway system." (3.03.03B) Three Corners Subdivision RZ-13-010; PP-13-025 & MDA-13-017 PAGE 4 An integrated pathway system is proposed that links the residential portion of the development with proposed open space, the proposed commercial development, the adjacent school site and the 10 foot pathway required along Chinden Boulevard. 12. "Require new development to construct and maintain monument signs, consistent with the Welcome to meridian signage plan." (2.01.03G) The owner volunteered to contribute a monetary amount towards a gateway monument sign on property located on the southwest corner of Chinden and Locust Grove. Staff has included this commitment as a recommended provision of the development agreement below. 13. "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). Public street access is provided to N. Locust Grove Road, cross access is proposed for the commercial lots and no access is proposed to Chinden Boulevard consistent with this goal. 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 the Zone(s): COMMERCIAL DISTRICTS (C-C): -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. RESIDENTIAL DISTRICTS (R-4 and R-8): -The purpose of the residential districts is to provide for a range of housing opportunities consistent with the Meridian Comprehensive Plan. 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 11-2B-2 lists the principal permitted (P), accessory (A), conditional (C), and prohibited (-) uses in the C-C zoning district. Table 11-2A-2 lists 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. C. Dimensional Standards: Development of the site shall comply with the dimensional standards listed in UDC 11-2B-3, UDC 11-2A-5 and UDC 11-2A-6 for the C-C, R-4 and R-8 zoning districts. D. Landscaping: • Street buffer landscaping shall be installed in accordance with the standards listed in UDC Tablesl 1-2B-3, UDC 11-2A-5 and UDC 11-2A-6 and UDC 11-3B-7C for the C-C, R-4 and R-8 zoning districts. • Parking lot landscaping: All parking lot landscaping shall comply with the standards listed in UDC 11-3B-8C. • Landscape buffers to residential uses shall comply with the standards listed in UDC Table 11- 2B-3 and UDC 11-3B-9C. • The proposed micropaths shall comply with the design standards in accord with UDC 11-3A- 8 and UDC 11-3B-12. Three Corners Subdivision RZ-13-010; PP-13-025 & MDA-13-017 PAGE 5 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 11-3C-6 for single- family dwellings and UDC 11-3C-6B for the commercial lots. IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: Rezone and Development Agreement Modification (RZ and MDA): As mentioned above, this property was approved for a mixed use development and zoned accordingly. At the time, fewer residential lots were proposed and more detail was provided for the development of the commercially zoned property. Due to the changes in the residential market, the applicant has applied to rezone approximately 31.73 acres of land from the C-C, R-8 and R-2 zoning districts to the C-C, R-4 and R-8 zoning districts. The rezone would allow the zoning to match the new plat design, reduce the acreage of commercial zoning and increase residential zoning acreage to incorporate more residential lots over the previous plat. Since the proposed project differs from the previous approvals, the zoning boundaries must change and the recorded development agreement (DA) must be amended to incorporate new provisions relevant to the proposed subdivision. Staff has provided the appropriate DA sections that need to be modified: • Section 4.1: Construction and development of 33 54 single family residential lots, ~ 8 commercial lots and ~ 6 common lots in the proposed C-C, R-8 and ~ R-4 zoning districts ^~ ^~.-~4-a~e~ pertinent to File# PP-13-025. Zsi e~~ricuvro-cv crn~-z nvc[crorr • Section 5: Provision #1 -Replace all language including bullet points and add the following: The applicant shall comply with the submitted home elevations attached in Exhibit A 4 Add the following new DA provisions: • Future development of the commercial lots shall comply with the design standards listed in_UDC 11-3A-19 and the guidelines contained in the Meridian Design Manual • The applicant shall pay 50% of the sign cost (not to exceed $5000 00) for an entr~vay monument sign on the southwest corner of Chinden Boulevard ,and N. Locust Grove Road. Preliminary Plat The proposed preliminary plat consists of 54 residential lots, 8 commercial lots and 6 common lots on 30.27 acres of land in the C-C, R-4 and R-8 zones. The minimum lot size proposed with the residential portion of the plat is 5,235 square feet and the average lot size is 8,500 square feet. The commercial lots range in size between 29,510 square feet up to 51,040 square feet. The gross density for the proposed subdivision is 2.64 dwelling units to the acre. Although the proposed density is under the target density of the comprehensive plan and the UDC, staff is of the opinion the density is consistent with the surrounding residential developments and provides a higher density than the previous plat. Dimensional Standards: The residential zoning districts (R-8 and R-4) require minimum lots sizes. The minimum lot sizes for the detached single family residences in an R-8 zone is 5,000 square feet with a minimum of 50 feet of frontage; the R-4 standards require lot sizes of 8,000 Three Corners Subdivision RZ-13-010; PP-13-025 & MDA-13-017 PAGE 6 with frontages of 60 feet. A few of the R-81ots (Lots 21, 22, 24 and 25, Block 1) do not meet the frontage requirements of the R-8 zone and must take access from a common drive. With the submittal of the final plat, the common drive easement must comply with the standards set forth in UDC 11-6C-3D. The commercial (C-C) portion of the development does not have dimensional standards. Landscape buffers for the commercial development may either be a common lot or a permanent dedicated buffer. The submitted plat does not depict the required 35-foot wide permanent landscape buffer easement along the east side of N. Locust Grove Road or the 10-foot wide landscape buffer on the north side of E. Three Corners Drive. The plat must depict the required permanent landscape buffer easements with the submittal of the final plat. Easement: The applicant is required to provide a looped water system for the development. The submitted plat shows an 8-inch water main along the south boundary of Lots 15-19, Block 2. Public Works is not amenable to the proposed location of the water main and is requiring it be rerouted through Common Lot 4, Block 2 and connect into the water main terminating in the W. Red Barn Court cul-de-sac. With the submittal of the final plat, the applicant must widen the portion of the common lot between Lots 14 and Lot 15, Block 2 and the portion abutting the west boundary of Lot 15, Block 2 from 20 feet to 30 feet to accommodate the water main installation. In addition to the above connection, the applicant is required to provide a looped water system for any mains serving more than 25 lots. Specifically, the submitted plat shows an 8-inch water main in E. Oak Garden Way and N. Hawk Creek Court that is serving over 25 lots. Public Works is not amenable to the proposed configuration and is requiring the dead end main be rerouted through Common Lot 20, Block 1 and connect into the water main serving Lots 4, 5, 8 and 9, Block 1. Irrigation Easement: A 25-foot irrigation easement in favor of the Karnes Lateral Association runs along the south property boundary and impacts Lots 15-19, Block 2 and Lot 49, Block 1. Since these are larger lots, staff is of the opinion the lots can accommodate the proposed homes however, the applicant must obtain a license agreement from the irrigation district to develop the easement area with fencing and landscaping. If Karnes requires an access across the buildable lots in the form of a gravel road and a portion of the property cannot be customized by the home owners, staff recommends the applicant place the easement in a common lot to be maintained by the HOA. Access: Access is proposed on the plat via one public street access from E. Three Corners Drive which connects to N. Locust Grove Road. A stub street is proposed to the south for future extension. However, there is currently a new home being constructed adjacent to the southern stub street which could impede the extension of the roadway. Prior to the Commission hearing, the applicant should provide a dimensioned exhibit that demonstrates that the proposed stub street can be extended in the future and also provide the secondary access required by the Fire Department. Since commercial lots are proposed for the development, the applicant is providing cross access in accord with the standards set forth in UDC 11-3A-3. Development along State Highways: UDC 11-3H-3 regulates any development along state highways. This section of the code also regulates access to State and Federal highways and future right of way reservations for ITD. Chinden Boulevard limits access to the half mile mark between section lines. The applicant has not proposed any access points to Chinden Boulevard with the submitted PP application. As indicated on the preliminary plat for the project, the applicant is responsible for reserving 70 feet of right way for future expansion of Chinden Boulevard. A Three Corners Subdivision RZ-13-010; PP-13-025 & MDA-13-017 PAGE 7 provision in the recorded development agreement requires the preservation of the ITD right-of- way. Multi-Use Pathway: The UDC requires a 10-foot wide multi-use pathway to be constructed along E. 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: For the R-8 portion of the development, noise abatement is required to be provided adjoining the state highway. Noise abatement is obtained by providing a berm or berm and wall combination a minimum of 10 feet higher than the elevation at the centerline of the state highway. The applicant has proposed a berm along SH 20/26 however, it does not comply with the aforementioned standard. With the submittal of a final plat, the applicant must provide a berm detail that meets the standards set forth in UDC 11-3H-4D. Open Space and 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 residential portion of the plat consists of approximately 19.21 acres; therefore, a minimum of 1.92 acres of qualified open space is required to be provided. The qualifying open space for the residential portion totals approximately 2.96 acres which exceeds the 10 percent required by the UDC. Overall 3.9 acres (or 12.9%) of open space is proposed with the plat, consisting of parkways along E. Three Corners Drive, 50% of the street buffers along the arterial streets (Chinden and Locust Grove), two (2) passive open space lots (2.12 acres), several micropath lots and several green belt lots developed with an internal pathway network. In accord with UDC 11-3G-3A.2, a minimum of two (2) site amenities consisting of the following: 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 an integrated pedestrian pathway throughout the development, 10-foot multi-use pathway adjacent to Chinden Boulevard and a covered picnic area on Lot 4, Block 2. Since the a central park (Lot 1, Block 2) is proposed adjacent to the commercial development and the comprehensive plan encourages a useable open space to be part of the development ,staff recommends the applicant provide a sitting area within Lot 1, Block 2 to serve the proposed commercial development. Details of the covered picnic area and the sitting area must be provided with the final plat submittal. If the sitting area is provided within Lot 1, Block 2, Staff finds the proposed subdivision complies with the open space and site amenity standards of the UDC. Landscaping: If the unimproved street right-of--way along N. Locust Grove Road and Chinden Boulevard is 10 feet or greater from the edge of pavement to edge of sidewalk or properly 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. Existing Trees: There are existing trees on the property that may need to be removed with the development of the property. The applicant should protect all existing trees on the site that are greater than four-inch caliper and/or mitigate for the loss of such trees as set forth in UDC 11-3B- 10, 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 100% replacement. With the submittal of the final plat the applicant should submit a revised landscape plan that details the mitigation plan outlined by the developer and the City Three Corners Subdivision RZ-13-010; PP-13-025 & MDA-13-017 PAGE 8 Arborist. Parkways: Landscaped parkways and center medians are proposed along E. Three Corners Drive. Both the parkways and the center medians must comply with the standards set forth in UDC 11-3A-17 and UDC 11-3B-7C. Sidewalks: Sidewalks are required along all public streets. A 5-foot wide detached sidewalk is required adjacent to N. Locust Grove Road. All sidewalks constructed within the development must comply with UDC 11-3A-17. Ditches, Laterals, and Canals: The Fuller Drain and the Karnes Lateral run through/along this property. 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. 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 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. An underground, pressurized irrigation system should be installed to all landscape areas per the approved specifications and in accordance with UDC I 1-3A-15 and MCC 9-1-28. Existing Structures: The site currently contains an existing barn on Lot 15, Block 2. Because the existing barn is considered an accessory structure and is not accompanied by a main living (principal) structure, it should be removed prior to the City Engineer's signature on the final plat. Fencing: No fencing is shown on the submitted plans. A detailed fencing plan should be submitted upon application for final plat approval. If permanent fencing is not provided before issuance of a building permit, temporary construction fencing to contain debris must be installed around the perimeter. Perimeter and common open space fencing must be designed as set forth in UDC 11-3A-7. Building Elevations: The applicant has not provided any details of the proposed commercial buildings for site; however the commercial portion of the development is required to comply with the structure and site design standards set forth in the UDC as noted below. A recommended provision of the development agreement requires compliance with these standards with the development of the commercial property. Conceptual building elevations were submitted for the homes in this development as shown in Exhibit A.4. Staff is supportive of the proposed design features portrayed with the home elevations. Design features include a mixture of wood and stucco siding, covered front porches decorative corbels, window trim and varying roof planes. Although single family homes are not required to obtain design review approval, the Meridian Design Manual encourages similar building materials and mix of materials be incorporated into all sides of the future homes, specifically, for those facades that face a public street and common open space. Future homes constructed within the subdivision must comply with the elevations attached in Exhibit A.4 below. Certificate of Zoning Compliance (CZC) and Design Review (DES): A CZC application is required to be submitted prior to issuance of building permits for any of the commercial lots. The applicant is required to obtain approval of a Design Review application for the proposed structures and site design for the commercial development. This application may be submitted Three Corners Subdivision RZ-13-010; PP-13-025 & MDA-13-017 PAGE 9 concurrently with the CZC application. The applicant must comply with the design standards listed in UDC 11-3A-19 and the guidelines contained in the Meridian Design Manual. Based on the analysis above, staff finds the proposed plat complies with the Comprehensive Plan and the requirements of the UDC and recommends approval of the proposed plat. X. EXHIBITS A. Drawings/Other 1. Vicinity Map 2. Proposed Preliminary Plat (dated: 08/14/13) 3. Proposed Landscape Plan (dated: 08/22/13) 4. Proposed Residential Building Elevations B. Conditions of Approval C. Legal Description and Exhibit Map for Rezone D. Required Findings from Unified Development Code Three Corners Subdivision RZ-13-010; PP-13-025 & MDA-13-017 PAGE 10 A. Drawings 1. Vicinity Map Three Corners Subdivision RL-13-O10; PP-13-025 & MDA-13-017 PAGI; 1 1 2. Proposed Preliminary Plat (dated: 08/14/13) 7'HRI~"E' C,OXN~'RS SUBDIVISION N0. 2 d PARCEL OF L1ND LOCiTED JN THE NiP 1/4 OF OF THE NA'!/4 SECITON 29, T.4N., R.IF.., A.dJ., CJJY OF lLERJDLiN, AD1 CODNfY, JDAHO 2013 „E.,. ,~~:.. pq.,:g ~ °°„ . g ~'H oa-~ -..r s.:m-: .. - .- - - - a x r ~~g1p' ~ ,._ - y -ek- r-w- ,~,~..-. .a ~ ~-- ~ ate' -~Csa-, .~ v---' :r ..-- .~,. m~+ , k w t' roa ' ~~ ~ ~ ~ c, x ~ o + m {~ 6 ~ ~ ~ t ~ 0 '. .. -..~.,ww ~ ~t '~ ~ j. OCK 1 ~. 1 - -a l ~~ ~ ~ ~` _,~{ ~ .... .,. ~~ .~~; ~ ~ „j _ ~..,. 8 y ~ ,I ~ ~ ~:.p-- ~, - ~ ~ ~ f ~ 11- ..~ d. ° ~. ~H .~ ~ 1 ® ~ ~ ~ ~ ~ ~ , '® yp T` ao« + N 'y'r~ ~ to .. ~~yy rOCk 1~~ mT ~. , ~~ ~~ ~<< .. a ..~. u . . ;~. ' ` , ~ ,..~_., rq .~~~ a, .~ ~ ~ ~ ,. o c~ .~ ~c ~ ~ . ~ r r7 i, ~~'; ~ t, F- ~ ~ ® .9. ®~ p. ® ' 1, , .~ } ~ , .-.r: ~. ~~ ., ~ ~ .. .« ~ ,~ , KOGf ( KOpt ! i. d ne -~- _. I - _ _ ~~_°~-!~r I ~...' '-.~...sr ..u n w~"~ Ivy N:,.ac. n. I , ~.t ~wk ~~~~~ .w ~~~ r ~e.r -vwc! ~;. MO nr! r ay. . ,~,,~ ~~ ~..,:. ;:',~~ ~,,.."" i i Three Corners Subdivision RZ-13-010; PP-13-025 & MDA-13-017 PAGE 12 3. Proposed Landscape Plan (dated: 08/22/13) ~' wt Three Corners Subdivision RZ-13-010; PP-13-025 & MDA-13-017 PAGE 13 ut ~a ~~ -_ _ `~wesa~ausaerarsx oaoti.- .racsra~- ~ uwf~am..~ .,.. 0 rs-- 0 ~~~~+a' LS6 Three Corners Subdivision RZ-13-010; PP-13-025 & MDA-13-017 PAGE 14 ~~ ~-- 4. Proposed Residential Building Elevations Three Corners Subdivision RZ-13-010; PP-13-025 & MDA-13-017 PAGE 15 r .. _ ~..t _ _ ~ ._._.~.,.. ..a..~ ~.,:.,. ~ ~ . . -- ,; 0 ~ ~,~„ ••~• ~ noa.i w..w ror= s c«~.r. Fe. ww ..++ . . TIC ~,Tt iM.AN • b'•O" WID/ LOT r•rr = Y..M~1"I.~TIC 14lCAIT ~Liv6TION • b'•O' WIDt LOT Three Corners Subdivision RZ-13-010; PP-13-025 & MDA-13-017 PAGE 16 B. Conditions of Approval 1. PLANNING DEPARTMENT 1.1 Rezone and Development Agreement Modification 1.1.1 The DA shall be signed by the property owner and returned to the City within two years of the City Council granting the approval. Signature of the DA is required prior to submitting any final plats or CZC's for review and approval. The applicant shall contact the City Attorney's office (898-5506) to initiate this process. The amended DA shall include the following modifications: • Section 4.1: Construction and development of 54 single family residential lots, 8 commercial lots and 6 common lots in the proposed C-C, R-8 and R-4 zoning districts pertinent to File # PP-13-025. • Section 5: Provision #1 -Replace all language including bullet points and add the following: The applicant shall comply with the submitted home elevations attached in Exhibit A.4. Add the following new DA provisions: • Future development of the commercial lots shall comply with the design standards listed in UDC 11-3A-19 and the guidelines contained in the Meridian Design Manual. • The applicant shall pay 50% of the sign cost (not to exceed $5000.00) for an entryway monument sign on the southwest corner of Chinden Boulevard and N. Locust Grove Road. 1.2 Preliminary Plat -Site Specific Conditions of Approval 1.2.1 The preliminary plat, dated 08/14/13, shall be revised as follows: a. Graphically depict the 35-foot wide landscape buffer easement adjacent to the east side of N. Locust Grove Road and a 10-foot wide landscape buffer easement adjacent to the north side of E. Three Corners Drive. b. Lots 21, 22, 24 and 25, Block 1 shall take access from a common drive. Common drives shall be designed in accordance with UDC 11-6C-3D. An exhibit depicting the setbacks, building envelope an orientation of lots and structures shall be submitted a future final plat application. c. Public Works is not amenable to the proposed location of the water main along the south boundary of Lots 15-19, Block 2 and is requiring it to be rerouted through Common Lot 4, Block 2 and connect into the water main terminating in the W. Red Barn Court cul-de-sac. With the submittal of the final plat, the applicant must widen the portion of the common lot between Lots 14 and Lot 15, Block 2 and the portion abutting the west boundary of Lot 15, Block 2 from 20 feet to 30 feet to accommodate the water main installation. d. Place a note on the face of the final plat prohibiting direct lot access to Chinden Boulevard and Locust Grove Road. e. Across-access/cross-parking easement/agreement shall be recorded for all commercial lots within the subdivision. All lots within the subdivision shall have access to the access points approved in this application. This agreement shall be recorded and a copy of said agreement submitted to the City prior to the City Engineer's signature on the final plat OR a note shall be added to the face of the final plat granting said cross-access. f. Prior to the City Engineer's signature on the final plat, all existing structures shall be removed. The existing barn may remain until the portion of the development containing the barn is final platted. Three Corners Subdivision RZ-13-010; PP-13-025 & MDA-13-017 PAGE 17 g. Prior to City Engineer's signature on a final plat, the applicant shall: a. Obtain a license agreement from the irrigation district to develop the easement area on Lots 15-19, Block 2 and Lot 49, Block 1 with fencing and landscaping. b. If Karnes requires access across the buildable lots in the form of a gravel road and/or a portion of the property cannot be customized by the home owners, the applicant shall place the easement in a common area to be owned and maintained by the HOA. h. Prior to the Commission hearing, the applicant shall provide a dimensioned exhibit that demonstrates that the proposed stub street can be extended in the future and also provide the secondary access required by the Fire Department. 1.2.2 The landscape plan, dated 08/22/13 shall be revised as follows: a. Provide a minimum 35-foot wide landscape buffer along Locust Grove Road and Chinden Boulevard. Provide a minimum 10-foot wide landscape buffer along the north side of E. Three Corners Drive. All landscape materials shall be installed in accordance with UDC 11- 3B-7C, Landscape Street Buffers. b. Construct a 5-foot wide detached sidewalk along N. Locust Grove Road in accord with UDC 11-3A-17. c. Construct a10-foot wide multi-use pathway along W. Chinden Boulevard in accord with UDC 11-3H-4C.4. d. All fencing shall be installed in accordance with UDC 11-3A-7. Per UDC 11-3A-7A7a, the applicant is responsible for fencing micropaths and pathway lots to distinguish the common areas from the private areas. Where the buildable lots abut internal common lots fencing must either be 4-foot solid or 6-foot open vision. 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. £ If the unimproved street right-of--way along Chinden Boulevard and N. Locust Grove Road 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. Per UDC 11-3B-10, the applicant shall work with the City Arborist, Elroy Huff, on designing, adopting, and implementing a protection and mitigation plan for the existing trees on site. h. The applicant shall comply with proposed open space and site amenities represented on the submitted landscape plan and install a sitting area within Lot 1, Block 2. Details of the covered picnic area proposed for Lot 4, Block 2, the sitting area in Lot 1, Block 2 and fencing shall be provided with a final plat application. i. Landscape the center median in E. Three Corners Drive as proposed and enter into a license agreement with ACRD. j. All pathway common lots and micropath lots shall be constructed in accord with the standards set forth in UDC 11-3A-8 and UDC 11-3B-12. Three Corners Subdivision RZ-13-010; PP-13-025 & MDA-13-017 PAGE 18 k. The pond proposed within Lot 4, Block 2 must comply with the standards set forth in UDC 11-3G-3G-3B.8. 1.2.3 Submit a public use easement to the Planning Division for the multi-use pathway adjacent to E. Chinden Boulevard prior to City's Engineers signature on the final plat. 1.2.4 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. 1.2.5 Comply with all ACRD conditions of approval. 1.3 General Conditions of Approval 1.3.1 Comply with all bulk, use, and development standards of the C-C, R-4 and R-8 zoning districts listed in UDC 11-2B-3, UDC 11-2A-5 and UDC 11-2A-6. 1.3.2 Comply with all provisions of 11-3A-3 with regard to access to streets. 1.3.3 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. 1.3.4 Comply with the sidewalk standards as set forth in UDC 11-3A-17. 1.3.5 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-SJ. 1.3.6 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3C-6 for single-family dwellings. 1.3.7 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B- 7C. All street buffers with detached sidewalks shall be measured from back of curb. Where ACHD is anticipating future widening of the street, the width of the buffer shall be measured from the ultimate curb location as anticipated by ACHD. Detached sidewalks shall have an average minimum separation of greater than four feet (4') to back of curb. 1.3.8 Construct all parkways consistent with the standards as set forth in UDC 11-3A-17E, 11-3G-3B5 and 11-3B-7C. 1.3.9 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. 1.3.10 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle. 1.4 Ongoing Conditions of Approval 1.4.1 The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14. 1.4.2 All common open space and site amenities shall be maintained by an owner's association as set forth in UDC 11-3G-3F1. 1.4.3 The project is subject to all current City of Meridian ordinances and previous conditions of approval associated with this site (AZ-07-017, development agreement (Instrument No. 108022887) and amended development agreement. Staff's failure to cite specific ordinance provisions does not relieve the applicant of responsibility for compliance. Three Comers Subdivision RZ-13-010; PP-13-025 & MDA-13-017 PAGE 19 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 11-3 A-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. 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 Site Specific Conditions of Approval 2.1.1 The applicant shall provide a looped water system to the main in Locust Grove, in the vicinity of the southwest corner of the development. The submitted plat shows an 8-inch water main along the south boundary of Lots 15-19, Block 2. The water main shall be rerouted through Common Lot 4, Block 2 and connect into the water main terminating in the W. Red Barn Court cul-de-sac. This looped connection at Locust Grove shall be made north of the existing PRV in order to maintain the pressure zone. 2.1.2 The applicant shall provide a looped water system for any mains serving more than 25 lots. Specifically, the submitted plat shows an 8-inch water main in E. Oak Garden Way and N. Hawk Creek Court that is serving over 25 lots. Public Works is not amenable to the proposed configuration and is requiring the dead end main be rerouted through Common Lot 20, Block 1 and connect into the water main serving Lots 4,5, 8 and 9, Block 1. 2.1.3 The water main in E. Three Corners Drive, E. Frog Pond Way, and S. Sweet Valley Drive shall be upsized to a 12-inch diameter main. Three Corners Subdivision RZ-13-010; PP-13-025 & MDA-13-017 PAGE 20 2.2 General Conditions of Approval 2.2.1 The applicant shall install sanitary sewer and water 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. 2.2.2 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. 2.2.3 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 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 development plan approval. 2.2.4 All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. 2.2.5 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 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. 2.2.6 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. 2.2.7 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 Health for abandonment procedures and inspections (208)375-5211. 2.2.8 Street signs are to be in place, sanitary sewer and 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. 2.2.9 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. 2.2.10 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. 2.2.11 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. 2.2.12 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. 2.2.13 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. Three Corners Subdivision RZ-13-010; PP-13-025 & MDA-13-017 PAGE 21 2.2.14 Applicant shall be responsible for application and compliance with and NPDES permitting that may be required by the Environmental Protection Agency. 2.2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.2.18 The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 2.2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.2.20 At the completion of the project, the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 2.2.21 100 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. 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. 2.2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount of 125% of the total construction cost for all incomplete sewer, water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Please contact Land Development Service for more information at 887-2211. 2.2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20% of the total construction cost for all completed sewer, water and reuse infrastructure for duration of two 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. 2.2.24 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 Three Corners Subdivision RZ-13-010; PP-13-025 & MDA-13-017 PAGE 22 International Fire Code. Fire Hydrant spacing shall be provided as required by Appendix C of the International Fire Code. 4.2 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. 4.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in accordance with International Fire Code Section (IFC) 508.5.4 as follows: a. Fire hydrants shall have the 4 ''/z" outlet face the main street or parking lot drive aisle. b. Fire hydrants shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works specifications. d. Fire Hydrants shall be placed on corners when spacing permits. e. Fire hydrants shall not have any vertical obstructions to outlets within 10'. 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. 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 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth in International Fire Code Section 304.1.2. 4.8 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. 4.9 Operational fire hydrants, temporary or permanent street signs, and access roads with anall-weather surface are required to be installed before combustible construction material is brought onto the site, as set forth in International Fire Code Section (1FC) 501.4 and Meridian amendment to IFC 10-4-2J. 4.10 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 south. 4.11 Building setbacks shall be per the International Building Code for one and two story construction. 4.12 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 Three Corners Subdivision RZ-13-010; PP-13-025 & MDA-13-017 PAGE 23 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. 5. REPUBLIC SERVICES 5.1 Republic Services has no comments related to this application. 6. PARKS DEPARTMENT 6.1 At such time that the multi-use pathway connects from one major street to another and is greater than one-half mile long, the applicant may petition the City to assume maintenance responsibilities. 7. ADA COUNTY HIGHWAY DISTRICT Comments have not yet been received from ACHD on this application. Three Corners Subdivision RZ-13-010; PP-13-025 & MDA-13-017 PAGE 24 C. Legal Description & Exhibit Map for Rezone 5awtooth Land ~urveying, LLC P; t2t~8)~~`?B-S I pA f. (~Of3; Syf~-~5 t U5 ~- I Q I ra~~a! St., Emm,^tt, iD H3617 August 21, 2013 Three Corners Zone CC Legal A parcel of land located in the NW1/4 of the NW1/4 of Section 29, T. 4 N., R. 1 E., B.M., Ckty of Meridian, Ada County, Idaho, more particularly described as follows; BEGINNING at a found brass cap marking the northwest corner of said Section 29; Thence South 89°26'41" East, coknci~tent with the north trine of said NW1/4 of the NW1/4 of Sectron 29, a distance of 1036.58 feet; Thence South 0°34'24" West, paralkel with the east trine of said NW1/4 of the NW1/4 of Sect~n 29, a distance of 405.05 feet; Thence North 89°25'36" West, 340.00 feet; fihence South 0°34'24" West, paraltel with amid east kne of sakl NW1/4 of the NW1/4 of Section 29, a distance of 178.54 feet; Ttlence North t39°22'36" West, 187.14 Beet; Thence South 89°59'56" West, 509.98 feet to saki west Itne of the NW1/4 of the NW1/4 of Section 28; Thence North 0°37'24" East, paral~l with saki west Mne of the NW1/4 of the NW1/4 of Section 29, a distance of 588.21 feet to the POINT Of BEt3iWNiNG. The above described parcel contakns 12.52 acres more or tress. Together with and subject to covenants, ep restriction of record. End l)escrkption '~~~~ L1gAC PO~~~Q P~i2013\13048-ROCK SOLID-THREE CORNERS SU slDescri~slZC!tdE CC.docx f'.~cjt, I1 ~~~~ Three Corners Subdivision RZ-13-010; PP-13-025 & MDA-13-017 PAGE 25 Sawtooth land 5urvc~nng~ LLC ' ' ~, P: {2CJ8) 39ti-b I Ckl ~; (208) 39~-f5 145 i D f Canal 3t., l=mm~tt. IQ 83F 17 August 21, 2013 Three Corners Zone R-4 Legal A parcel of land located in the NW1/4 of the NW1/4 of Section 29, T. 4 N._, R. 1 E., B.M., City of Meridian, Ada County, Idaho, more particu~tiy desc~ed as follows; COMMENCING at a found brass cap marking the northw+ast corner of sold Seaton 29; Thence South 89°26'41" East, coinadent w+~h the north line of said NW1/4 ~ the NW1/4 of Section 29, a distance of 35.00 feet; Thence South 0°37'24" West, paraltel wrath the vwest Itne of said NW1/4 of the NW1/4 of Seaton 29, a distance of 40.00 feet; Thence South 89°26'41" East, para~el with said north pne of the NW1l4 of the NW1/4 of Section 29, a distance of 1291.61 feet; Thence South 0'34'24" West, coincident whth said east kne of said NW1/4 of the NW1/4 of Section 29, a distance of 365.14 feet to the P41NT C?F 8E©INNINB; Thence continuing South 0°34'24" West, coincident with saki seat Itrte of the NW114 of the NW1/4 of Section 29, a distance of 919.46 feet to the southes~st corner of said h11N1/4 ~ the NW 1 /4 of Section 29; Thence North 89°36'15" West, 817.79 feet; Thence North 0°37'24" East, paraHet rvlth said west line of the NW1/4 of the N'W1l4 of Sectoor- 29, a distance of 743.82; Thence South 89°22'36" East, 187.14 feet; Thence North 0°34'24" East, parallel wath aeld seat Nne of the NW1/4 of the NW'1/4 of Section 29, a distance of 17x.54 feet; Thence South 89'25'38" East, 630.00 feet to the POINT OF BEC3INNINC3. P:\2013\148-ROCK SOLID-THREE CORNERS 3tt~11Uravv+rpsVD~scr~iEbns\~ONE RA.docx Pale 14 Three Corners Subdivision RZ-13-010; PP-13-025 & MDA-13-017 PAGE 26 The above described parcel contains 18.51 acres more or less. Together with and subject to covenants, easements and restriction of record. Three Comers Subdivision RZ-13-010; PP-13-025 & MDA-13-017 PAGE 27 5awtooth Land Surveying, LLC P: (2(?,3) 39t~-~ ~ U~4 P: (2c78f 3g~,-~ 1 U5 ----' ~+7I Ca+nal 5i:., Emmetk, iD (33617 August 21, 2013 Three Corners Zone R-6 Legal A parcel of land located in the NW1t4 0# the NW1/4 of Section 29, T. 4 N., R. 1 E., B.M., City of AAerkiian, Ada County, ktaho, more particularly described as follows; COIilttUlENCING at a found brass cep marking thra northwest corner of said Section 29; Thence South 89°26'41" East, coincident with the north tine of said NW1/4 of the NW1i4 of Section 29, a distance of 1036.58 feet to the POINT OF OEGINNING; Thence continuing South 89°26'41" Egst, coincident with said north line of the NW1f4 of the NW1l4 of Section 29, a distance of 290.04 feet to the east line of saki NW1/4 of the NW1i4 of Section 29; Thence South 0°34'24" West, coincident with said ea:t tine of the NW1/4 of the NW1/4 0# Section 29, a distance of 405.14 feet; T~rtce North ti9°25'36" West, 290.00 feet; Thence North 0°34'24" East, parai~l with said east line of the NW1/4 of the NW1f4 of Section 29, a distance of 405.05 feet to the POINT OF BEGINNING. The above described parcel contains 2.70 acres more or ass. Together with and subject to covenants, easerlnen#s and restriction of record. 1 Three Corners Subdivision RZ-13-010; PP-13-025 & MDA-13-017 PAGE 28 P:12043113C148-ROCK SOLID-t'HREE COf2WERS SU61Drawin9slDescripdionslZOldE R-s.docx Pan .. 14 THREE CORNERS SUBDIVISION N0. 2 "C-C ZONE" A PARCI![, AP' LAND LUCA!!D Dlf l71S N11 4 ~' 01' Tg1B N1I 1/4 X l~, T.41T., tt l~, 1~G, c~l'1- ~' , dilA cov1V9'~; 1110 cola of ~ ~ $"~9'?J'41" E 1036,'}' $ ~ ~ ~ ~~- ~~ _ ~ ~~ za~E S p .~' N 200 0 Sao 200 ~0o ROCK SOLID CIVIL SCALE ~N FEET iil Eest 50th Street, Wroen City, m •3n4 1 " = 200' o~eKe rnone: aoa.34a.3277 www.rocksdictdvil.com w e~'~s'~'' w a4o. ~~ N N IY t~7.14' Three Corners Subdivision RZ-13-010; PP-13-025 & MDA-13-017 PAGE 29 THREE CORNERS SUBDIVISION N0. 2 "R-4 ZONE" s a9.2~'4t" E A PARt~ ~' LAIViJ lA~ilt~D JAT !~ lVII 1 4 01~' Ql~' !i$1V~- i/4 i~Cf>~ilf i~, ss.uo' !.4111, R1~, ~Y., QT!' 0~' , /D~l Gbt~Vf7; ~IIIID aw cat. s oosrz4" w Bois S 29 ~•~~ ~~ I~ N I ~ ~~ ~, ~~ s S x'22'36" E i; J~' ~s R-4 ZONE N I 200 0 ~o0 200 400 SCALE IN FEET 1" = 200' ROCK SOLID CIVIL cNU En~uerkt9,.~,d u~ ovNoprrt.nt coruukit~ lbi East 50th Street, Garden Cky, m !?t714 Office Phone: 20x.3423277 www.rocicsotidcMl.com Three Corners Subdivision RZ-13-010; PP-13-025 & MDA-13-017 PAGE 30 THREE CORNERS SUBDIVISION N0. 2 "R- 8 ZONE" A PARI~L OF LAND LOCATRl1 111T 1~ 11PI/ 1/4 lR' OF !~ 1V1/ 1/4 RR~T1~f $!~, T.41V., R.1~, 9.1~, A!Y OF 1~IAX, AAA C~A1P1'f', ad1i~D 119 WW t~R. _ ~~41" ~..~~;~. _ S29~--- 200 0 ~o0 200 SCALE tN FEET 1" = 200' P0~1T OF ~ --- ~l'~. w ~ R-8 ZONE w w goo ROCK SOLID CIVIL lii Esst SOth Street, Gsrden City, !D ~3T34 ott~e ~t~,e: za.s4z.~zn www.rocksc~~dciMEl.com Three Corners Subdivision RZ-13-010; PP-13-025 & MDA-13-017 PAGE 31 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. Staff finds that the proposed map amendment is generally consistent with the MU-C FLUM designation for this property. Therefore, Staff 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; Staff finds that the proposed map amendment to the C-C, R-8 and R-4 zoning districts is consistent with the purpose statements for commercial and residential districts as detailed in Section VIII above. c. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff 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. Staff recommends that the Commission and Council consider any oral or written testimony that may be provided when determining this finding. d. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City including, but not limited to, school districts; and, Staff 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 (iTDC 11-5B-3.E). Staff finds rezoning this property with the C-C, R-8 and R-4 zoning districts 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; Staff 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; Staff finds that public services will be provided to the subject property upon Three Corners Subdivision RZ-13-010; PP-13-025 & MDA-13-017 PAGE 32 development. (See Exhibit B of the Staff Report for more details from public service 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, Staff 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; Staff recommends the Commission and Council rely upon comments from the public service providers (i.e., Police, Fire, ACHD, etc.) to determine this finding. (See Exhibit B for more detail.) e. The development will not be detrimental to the public health, safety or general welfare; and Staff is not aware of any health, safety, or environmental problems associated with the platting of this property that should be brought to the Council or Commission's attention. ACHD and ITD consider road safety issues in their analysis. Staff recommends that the Commission and Council consider any public testimony that may be presented when determining whether or not the proposed subdivision may cause health, safety or environmental problems of which Staff is unaware. Three Corners Subdivision RZ-13-010; PP-13-025 & MDA-13-017 PAGE 33