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Staff ReportSTAFF REPORT Hearing Date: October 17, 2013 (Continued from September 17, 2013) TO: Planning and Zoning Commission FROM: Bill Parsons, Associate City Planner 208-884-5533 E IDIAN #t')AHQ Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: Oaks North and South Subdivisions - AZ-13-008; RZ-13-008; PP-13-013; PP- 13-014; and MDA-13-015 I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Coleman Homes, LLC, has requested approval for the following applications: 1) Oaks North: Rezone of approximately 298.33 acres from the R-4, R-8 and R-15 zoning districts to the R-4 (160.06 acres), R-8 (104.56 acres), and R-15 (33.71 acres) zoning districts Preliminary plat (PP) approval consisting of 653 single family lots, 3multi-family lots, 40 common lots and 1 other lot on approximately 252.12 acres in the R-4, R-8 and R-15 zoning districts; 2) Oaks South: Annexation of approximately103.04 acres from the RUT zoning district in Ada County to the R-4 (Medium-low Density Residential) and R-8 (Medium Density Residential) zoning districts Rezone of approximately 33.08 acres from the R-8 (Medium Density Residential) and R-15 (Medium-high Density Residential) zoning districts to the R-4 (Medium-low Density Residential) (1.77 acres), R-8 (Medium Density Residential) (7.43 acres), R-15 (Medium-high Density Residential) (18.34 acres) and L-O (Limited Office) (5.54 acres) zoning districts Preliminary plat (PP) approval consisting of 310 single family lots, lmulti-family lot, 6 office lots, 1 park lot, 2 other lots and 33 common lots on approximately 135.93 acres in a the R-4, R-8, R-15 and L-O zoning districts. 3) Development Agreement modification to replace recorded Oakcreek DA (Inst. #109009629) with new development agreement for the Oaks North and Oaks South Subdivisions. See Section IX of the staff report for more information. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed AZ, 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 AZ-13-008; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 Oaks North and South Subdivisions - AZ-13-008; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 PAGE 1 (optional) as presented in the staff report for the hearing date of October 17, 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 AZ-13-008; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 (optional), as presented during the hearing on October 17, 2013, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Numbers AZ-13-008; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 (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: Oaks North: The site is located on the north side of W. McMillan Road between N. McDermott Road and N. Black Cat Road in the S'h of Section 28, Township 4N, Range 1W. (Parcel #'s: SO428143240; SO428131610; SO428420000; SO428314850; 50428336900; 50428336600; SO428336400 and SO428336025) Oaks South: The site is located on the south side of W. McMillan Road between N. McDermott Road and N. Black Cat Road in the N'/z of Section 33, Township 4N, Range 1W. (Parcel #'s: SO433223000;SO433212400;50433120750) B. ApplicandOwner(s): Coleman Homes, LLC 1859 S. Topaz Way, Ste. 200 Meridian, Idaho 83642 C. Representative: Becky McKay, Engineering Solutions, LLP 1029 N. Rosario Street, Ste. 100 Meridian, ID 83642 D. Applicant's Statement/Justification: Please see applicant's narrative for this information. V. PROCESS FACTS A. The subject application is for an annexation, 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 2, and 16, 2013(Commission); C. Radius notices mailed to properties within 300 feet on: August 22, 2013 (Commission); D. Applicant posted notice on site(s) on: September 8, 2013 (Commission); VI. LAND USE A. Existing Land Use(s) and Zoning: The properties are currently being farmed and consist of several single family residences and outbuildings, zoned RUT, R-4, R-8 and R-15. B. Character of Surrounding Area and Adjacent Land Use and Zoning: Oaks North and South Subdivisions - AZ-13-008; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 PAGE 2 1. North: County residences and agriculture, zoned RUT (Ada County) 2. East: Bainbridge Subdivision, county residences and agriculture, zoned R-8 and RUT 3. South: County residences and agriculture, zoned RUT 4. West: County residences and agriculture, zoned RUT C. History of Previous Actions: In 2008, a majority of the subject property received annexation (AZ- 08-004) approval for a mixed use residential development. Since a majority of the property was not serviceable the applicant obtained approval to subdivide 30.72 acres (PP-08-003) and the remainder of the property was subject to a concept plan tied to the recorded development agreement (instrument # 109009629). The preliminary plat consisted of 139 residential lots and 21 common lots, located on the southwest corner of McMillan and Black Cat Roads. Subsequent final plats (FP-09-001, FP-11-013 and FP-13-029) have been approved and the third and final phase of the previously approved preliminary plat for Oakcreek Subdivision is currently under construction. D. Utilities: 1. Public Works: a. Location of sewer: Sanitary sewer service to this development is master planned to flow to the future Can Ada Regional Lift Station. The applicant has proposed a conceptual plan for their construction of a temporary lift station to serve the Oaks Development. The Public Works Department has agreed in concept to this service arrangement. b. Location of water: Water service to this development is master planned to come from mains that would need to be constructed from existing mains in Black Cat Road as well as McMillan Road. The applicant will be dedicating a site for a new municipal well to provide additional service to the area. c. Issues or concerns: The timing of the construction of the municipal well can take as much as three-years. Because of the complex nature of water delivery in this area, each phase of the development will require modeling analysis. Results of this modeling may necessitate additional water main connections to ensure fire flow needs are met. E. Physical Features: 1. Canals/Ditches Irrigation: The Creason Lateral and various other waterways transverse the Oaks North Subdivision and are being tiled with the subject plat application. The Five Mile Creek and the Lemp Cana traverse across the Oaks South Subdivision property. The applicant is requesting a Council waiver to leave the Lemp Canal open due to the size of the facility. The Five Mile Creek is a natural waterway and will also remain open as envisioned by the comprehensive plan (see section 7 for analysis). 2. Hazards: Staff is not aware of any hazards that exist on these properties. 3. Flood Plain: The south boundary of the Oaks South Subdivision (adjacent to the Five Mile Creek) is impacted by the flood plain. F. Summary of Proposed Streets and/or Access: The applicant is proposing to construct numerous public streets and several stub streets as part of this project (see section 9 for analysis). Oaks North and South Subdivisions - AZ-13-008; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 PAGE 3 VII. COMPREHENSIVE PLAN POLICIES AND GOALS The Oaks North property is designated "Medium Density Residential" (MDR) on the future land use map. The Oaks South property includes both "Medium Density Residential" and "Office" designations on the Comprehensive Plan Future Land Use Map (PLUM). The MDR designation allows smaller lots for residential purposes within City limits. Uses may include single-family homes at densities of 3 to 8 dwelling units per acre. Office designations are meant to provide opportunities for low-impact business areas. Sample uses include office, technology and resource centers and ancillary commercial uses if part of a larger business park area. The Oaks North plat consists of 653 single-family residential building lots at a gross density of 3.03 dwelling units per acre which is at the low end of the desired density in MDR designated area. The applicant is also proposing to plat three (3) multi-family lots which depict a gross density of 12.33 dwelling units to the acre. The Oaks South plat consists of 310 single family residential building lots at a gross density of 2.95 dwelling units per acre which also falls slightly under the desired density in MDR designated area. The applicant is also proposing to plat amulti-family lot in this area which depicts a desired gross density of 13.21 dwelling units to acre. The gross density of the multi-family lots will be analyzed when actual development is proposed. Since the proposed developments are adjacent to rural properties, staff is of the opinion the proposed density is appropriate in this area and compatible with adjacent uses. As mentioned above, an Office land use designation is shown on the PLUM near the mid-mile on the south side of McMillan Road. Since land uses are not parcel specific, the applicant is requesting to "float" the office designation approximately'/a mile to the west of the existing designation to plat six (6) office lots. (One of the proposed office lots may development with a future fire station to serve this area of Meridian.) The applicant has also oriented the proposed office lots along the future collector system, a future neighborhood park and a future multi-family development to ensure low impact professional services can be provided in the area to support the residential development. Because the neighborhood office park is a component of the proposed plat and may provide the neighborhood services (i.e. daycare center, professional and personal service and medical offices) for the area, staff is of the opinion that the requested L-O zone and shift of the office destination to the west is consistent with the comprehensive plan. Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to the proposed development of these properties (staff analysis in italics; comp. plan reference in parenthesis): • "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 applicant is proposing to develop a mixed use residential development consisting of primarily low- and medium-density single family and multi family units consistent with this goal. • "Provide housing options close to employment and shopping centers." (3.07.02D) The proposed development will provide housing opportunities in close proximity to a proposed Walmart and an existing shopping center at the northeast corner of Chinden Boulevard and Linder Road. Future employment uses are planned a mile east of the proposed subdivisions. Oaks North and South Subdivisions - AZ-13-008; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 PAGE 4 • "Require new residential development to meet development standards regarding landscaping, signage, fences and walls, etc." (3.05.0X) Street buffer landscaping is required adjacent to N. Black Cat Road, N. McDermott Road, W. McMillan Road, W. Quintale Drive, N. Aldrich Avenue, N. Rustic Oak Way, N. Fawnridge Way, W. Daphine Street and W. Octava Drive in accord with the standards listed in UDC 11- 3B-7C as shown on the landscape plan. Separate permits shall be obtained for signage and fencing in compliance with the standards listed in UDC 11-3D-5 and 11-3A-7 respectively. • "Protect existing residential properties from incompatible land use development on adjacent parcels." (3.06.O1F) The only developed property in the area is the Oakcreek Subdivision located at the southwest corner of McMillan Road and Black Cat Road. The remainder of the area is primarily being farmed and includes rural residential land uses. The proposed project will certainly change the dynamic on the fringe, from rural to urban. However much of the area is designated medium density on the FLUM and staff anticipates similar densities developing on the adjacent properties in the future. Additionally, the proposed subdivisions are developing at the lower end of the density spectrum for medium density developments and are compatible with the existing land uses in this area. "Require common area in all subdivisions." (3.07.02F) The applicant is required to provide a minimum of 10% qualified open space for each of the proposed plats as set forth in UDC 11-3G-3. The Oaks North plat depicts plats 10.72% (or 27.03 acres) of qualified open space and the Oaks South plat depicts 15.15% (or 20.59 acres) of qualified open space. The proposed subdivisions are in compliance with the common area requirement. • "Permit new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City." (3.01.O1F) City services are required to be extended to the properties upon development in accord with UDC 11-3A-21. The applicant is proposing to dedicate a well lot and a lift station lot with the development of the Oaks South Subdivision. In order to sewer the property, the applicant must design and install a lift station. The timing and sequence for the installation of these improvements will be dictated by the Public Works Department. All other urban services can or will be provided to the property. • "Require street connections between subdivisions at regular intervals to enhance connectivity and better traffic flow." (3.03.03C) Between the two subdivisions, the applicant is proposing multiple street and pedestrian connections. ACHD is currently analyzing the traffic study for this development to determine the impacts to the existing roadways and what improvements will be required with the development of the subdivisions. ACHD has indicated via an email that they do not have any issues with the proposed plat layouts and connectivity. However, the staff report from ACHD was not available at the time this report went to print. Per the Master Street Map (MSM), the applicant is providing the required collector street network. With the development of the Oaks North plat, the applicant is proposing four (4) stub streets to the north, two (2) stub streets to the south and one (1) stub to the west and three (3) stub streets to the east for future connectivity. Staff has been working with the applicant and the adjacent property owner to the east on the realignment of the collector street (W. Octava Drive) stubbed at the east boundary. Per our discussions the applicant has agreed to shift the stub street to the north to align with the collector street approved with the Volterra North Oaks North and South Subdivisions - AZ-13-008; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 PAGE 5 Subdivision located on the east side of Black Cat Road. The alignment and construction of this roadway will occur with the final plat. With the development of the Oaks South plat, the applicant is proposing to stub the collector street to the south and will be extending two stub streets constructed with the Oakcreek Subdivision to the east. Staff is recommending some additional streets and pedestrian connectivity to enhance internal connectivity and enhance traffic flow; staff is supportive of the proposed roadway network including stub streets and collector street network, as amended, for the development. • "Provide a walkable community through good design." (2.O1.OlA) See analysis in the bullet point below. • "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) The applicant has submitted an overall pathway plan proposed with the subdivisions, attached as Exhibit A.4. The proposed pathway system is a combination of proposed multi- use pathways, open space pathways and micropaths. Where the pathways terminate (stub), the abutting properties will have the opportunity to extend the pathways into the adjacent development further enhancing connectivity in the future. Staff finds the proposed pathway plan network promotes neighborhood connectivity and links the two subdivisions together. • "Require screening and buffering of commercial and industrial properties to residential use with transitional zoning." (3.06.O1G). With the Oaks North plat, the applicant is proposing accessory outdoor storage, multi family buildings and a 60 foot wide landscape buffer adjacent to the northwest corner of the property (Lot 1, Block 4) to provide a transition between the single family homes and future HWY 16. With the Oaks South plat, the applicant is proposing a neighborhood park, future multi- family buildings and an office park to provide a transition between the single family homes and future HWY 16. • "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) The office portion of the development abuts collector streets. A requirement of the UDC requires limited access on such roadways. With the platting of the office lots the applicant should limit the number of accesses to the off ce lots through across-access agreement. As mentioned above, the applicant is providing a collector street network consistent with the MSM. The proposed collector streets for both subdivisions tie into McMillan Road, an arterial roadway and provide future connectivity to adjacent properties consistent with the UDC. Further, ITD has completed the HWY 16 alignment study and the existing McDermott Road will become a backage road in the future. The applicant is also reserving the necessary ITD right-of--way for the construction of a future McDermott Road overpass. • "Support acquisition and development of new park land to meet the growing open space and recreational needs of the community. "(2.01.04D) The comprehensive plan designates a future park in both sections proposed for development. In the Oaks South plat, the applicant is donating a 5.69 acres park to Western Ada Recreation District (WARD). The Parks Department has agreed that this proposed park will serve as the required neighborhood park in this section. Oaks North and South Subdivisions - AZ-13-008; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 PAGE 6 A future park site is also designated on the Oaks North property. The submitted plat depicts a private 5.71 acre neighborhood park, as a private amenity. The applicant is not proposing to dedicate any acreage for a future City park. The Parks Department is requesting the applicant participate in the dedication of a neighborhood park as previously discussed, consistent with the Comp Plan and Parks Action Plan. • "Expand, improve, and maintain the City's infrastructure to meet existing and growing demands in a timely, orderly, and logical manner." (3.04.00) The applicant is dedicating a well lot and lift station lot to the City as part of the development process. These lots will be developed with the necessary infrastructure to meet the existing and growing demands in the area. • "Improve and protect creeks (Five Mile, Eight Mile, Nine Mile, Ten Mile, South Slough, and Jackson and Evans drainages) throughout commercial, industrial and residential areas." (S.O1.OlE) The Five Mile Creek is proposed to be improved as an amenity with a 14 foot wide pedestrian pathway. • "Assess and provide new water sources." (5.08.02B) The future City well will provide a much needed water source in this area of the City for future residents. • "Work with transportation agencies and private property owners to preserve transportation corridors, future transit routes and infrastructure, road and highway extensions and to facilitate access management planning." (3.OlO1J) The applicant has been in communication with ITD regarding the preservation of the right- of-way for the McDermott Road overpass and the future SH-16 extension. Per those discussions, the applicant is platting two (2) common lots; Lot 2, Block 1 of Oaks North and Lot S, Block 16 of Oaks South for the future overpass construction. For the above stated reasons, staff finds 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 (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. RESIDENTIAL DISTRICTS (R-4, R-8 and R-15): -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-21ists the principal permitted (P), accessory (A), conditional (C), and prohibited (-) uses in the L-O zoning district. Table 11-2A-21ists the principal permitted (P), accessory (A), conditional (C), and prohibited (-) uses in the R-4, R-8 and R-15 zoning districts. Any use not explicitly listed, or listed as a prohibited use is prohibited. Oaks North and South Subdivisions - AZ-13-008; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 PAGE 7 C. Dimensional Standards: The lots in the proposed preliminary plats appear to conform to the dimensional standards of the applicable districts. Development of the site shall comply with the dimensional standards listed in UDC 11-2B-3, UDC 11-2A-5, UDC 11-2A-6 and UDC 11-2A-7 for the L-O, R-4, R-8 and R-15 zoning districts. D. Landscaping: • Street buffer landscaping shall be installed in accordance with the standards listed in UDC Tabled 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 and pathways shall comply with the design standards in accord with UDC 11-3A-8 and UDC 11-3B-12. • The parkways planned along the proposed local streets are required to comply with the design standards outlined in UDC 11-3A-17 and UDC 11-3B-7C. • Per UDC 11-3G-3, both plats are required to provide 10 percent open space and one amenity for every 20 acres of development area. 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 office lots. IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: Development Agreement Modification (MDA) At the time of annexation approval in 2008, specific development plans were not approved for the subject properties, except for 30.72 acres which is now platted as the Oakcreek Subdivision. A concept plan was approved that depicted multi-family development, single family residential lots, open space, site amenities and conceptual home elevations. Since 2008, the property owner has acquired additional acreage and is proposing to subdivide all remaining acreage (approximately 388 acres). The design of the proposed subdivisions are different from the approved concept plan and includes the additional acreage requested for annexation. In order to move forward with the plats as designed, the applicant must amend the recorded development agreement. Because many of the DA provisions are tied to the 2008 submitted concept plan and actual development plans are now proposed, staff is recommending replacing the existing Oakcreek DA with a new DA relevant to the proposed Oaks North and Oaks South Subdivisions. (see Exhibit B for the list of recommended DA provisions) NOTE: The Oakcreek Subdivision is subject to terms of the existing, recorded DA. Because the last phase is under construction and the plat is subject to comply with site specific conditions and many of the DA provisions pertain to the concept plan, staff is amenable to omitting the Oakcreek Subdivision from the provisions of the recorded DA. Oaks North and South Subdivisions - AZ-13-008; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 PAGE 8 Oaks North Subdivision Rezone (RZ) The applicant has applied to rezone approximately 298.33 acres from R-4, R-8 and R-15 zoning districts to the R-4 (160.06 acres), R-8 (104.56 acres), R-15 (33.71 acres) zoning districts. At the time the property was annexed in 2008, the zoning districts followed the boundaries of the submitted concept plan. Now that specific development plans are proposed for the property, the applicant is requesting the rezone to align the zoning boundaries with the proposed plat layout. The requested zoning changes are consistent with the zoning districts approved with the annexation of the property. The proposed zoning is also consistent with the corresponding FLUM designations for this area. Preliminary Plat (PP) The applicant has applied to subdivide 653 single family lots, 3multi-family lots, 40 common lots and 1 other lot on approximately 252.12 acres in the proposed R-4, R-8 and R-15 zoning districts. The minimum lot size proposed with the single family portion of the plat is 5,000 square feet and the average lot size is 10,025 square feet. The three (3) multi-family lots range in size from 2.69 acres up to13.88 acres. The gross density for the proposed subdivision is 3.03 dwelling units to the acre. The applicant has provided an anticipated density for the multi-family developments of 12.33 dwelling units to the acre however; the gross density of the multi-family lots will be determined with the submittal of a conditional use permit application. Since development is not proposed for the multi-family lots, staff recommends a DA provision requiring the lots to development at a density range between 8 to 15 dwelling units to the acre. The proposed mini-storage lot is 7.83 acres. The applicant has communicated with the Idaho Transportation Department (ITD) on the future right-of-way needed for the McDermott Road overpass. Per those conversations, the applicant is proposing a common lot along the south boundary of the mini-storage lot (Lot 2, Block 1) as a place holder until the overpass is constructed. Once the common lot is platted, the applicant should deed the necessary property to ITD. The applicant should be advised that the proposed mini-storage is an accessory use in the R-15 district and must be for the benefit of the proposed residential developments; not operate as a stand-alone commercial business. Development of this lot must not commence until the applicant obtains certificate of zoning compliance and design review approval of the storage facility. Dimensional Standards: All of the proposed lots must comply with the dimensional standards established in the UDC 11-2A-5, UDC 11-2A-6, and UDC 11-2A-7. The Oaks North plat complies with the frontage requirements and minimum lot sizes of the UDC. Phasing Plan: The applicant is proposing to develop the Oaks North in twenty-two (22) development phases. Phases 1-10 are to commence off the main entrance to McMillan Road and generally consume the east and central portion of the development. The later phases start along the north boundary and transition to the west. In general staff is supportive of the proposed phasing plan however, the applicant should be aware that any phase of the subdivision that exceeds fifty (50) homes must provide secondary access per the Fire Department. NOTE: For phasing purposes, the plats will be viewed as one overall project. This is a recommended provision in the DA. Block Length: UDC 11-6C-3 regulates block lengths for residential subdivisions. Staff has reviewed the submitted plat for conformance with these regulations. The intent of this section of code is to ensure block lengths measure 750 feet with the allowance of an increase in block length Oaks North and South Subdivisions - AZ-13-008; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 PAGE 9 to1000 feet if a pedestrian connection is provided. The Council has the discretion to allow a block length up to 1200 feet if the block is impacted by a large water way, limited access roadway, and/or an arterial street. A majority of the blocks fall within the stated parameters noted above however; there are a few blocks that must be modified as follows: 1) Block 21 has a block length of 1,000 linear feet and does not meet the requirements for Council to approve the extended block length as stated above. The applicant must provide an intersecting street; 2) Block 11 and 22 have block lengths in excessive of 750 linear feet. The applicant must provide a pedestrian connection in this block. With the inclusion of the changes recommended by staff, the proposed plat would comply with the subdivision design standards set forth in UDC 11-6C-3. Prior to the City Council hearing, the applicant should revise plat with the aforementioned changes (see Exhibit A.2). Street Network: With the development of the Oaks North, the applicant is proposing four (4) stub streets to the north, two (2) stub streets to the south and one (1) stub to the west and three (3) stub streets to the east for future connectivity. The proposed development also includes the construction of multiple local streets to provide access and connectivity within the proposed development. Staff is requesting additional street and pedestrian connectivity as noted above in the Block Length section. ACHD's Master Street Map (MSM) depicts a collector street at the mid-mile of W. McMillan Road and an east-west collector street that connects to Black Cat in alignment with the collector street approved with the Volterra Subdivision. The submitted plat depicts a collector street system (N. Rustic Oak Way and W. Octavia Drive) that extends/stubs to the north boundary and the east boundary consistent with the approved MSM. Staff has been working with the applicant and the adjacent property owner to the east on the realignment of the collector street (W. Octava Drive) stubbed at the east boundary. Per these discussions the applicant has agreed to shift the stub street to the north to align with the collector street approved with the Volterra North Subdivision located on the east side of Black Cat Road. Prior to City Council, the applicant should revise the plat and show the realignment of W. Octavia Drive. The submitted plat depicts a temporary access point to N. Black Cat Road with the development of Lot 1, Block 33 (NEC of the development). The note on the plat states the temporary access will be closed upon development of the parcel to the south. Since this lot is proposed to plat with a later phase of development (Phase 21) and the applicant is coordinating with the adjacent property owner for the realignment of the collector street, staff is supportive of the temporary access until the parcel to the south develops. It is important to note that staff has discussed the development of the adjacent parcels and anticipates the collector street being constructed prior to Phase 21 of the final plat recording. As mentioned below, the Parks Department is requesting the applicant dedicate a future park site or a portion thereof towards a park. It was discussed the northeast corner of development (Lot 12, Block 22 and Lot 1, Block 33) would be an ideal location location for the park site. Prior to City Council the applicant should revise the plat to incorporate a neighborhood park in the northeast quadrant of the development (see future park site analysis below). This may have a direct bearing on the temporary access to N. Black Cat Road. A pair of collector streets (W. Daphne Drive and N. Aldrich Way) are also proposed to funnel traffic around the future HWY 16 overpass and provide connectivity to the north leg of McDermott Road. Oaks North and South Subdivisions - AZ-13-008; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 PAGE 10 A traffic impact study has been accepted and reviewed by ACRD. However comments have not yet been received from ACHD on this application. ACHD has sent staff an email stated there were no concerns with the plat layout. In general, City Staff is supportive of the street network proposed with the submitted plat, but final review and approval comments are still needed from ACHD. Future Park Site: A future park site is designated on the Oaks North property. The submitted plat depicts a private 5.71 acre neighborhood park, as a private amenity. The applicant is not proposing to dedicate any acreage for a future City park. The Parks Department is requesting the applicant participate in the dedication of a neighborhood park. A recommended provision of the new DA requires the applicant dedicate acreage towards a neighborhood park per the Parks Department. Staff advises the applicant coordinate with the Parks Department on the location of the park site prior to the Commission hearing. Multi-use Pathway: Per the Master Pathways Plan, the applicant is proposing to construct a 10- foot wide multi-use pathway on the east side of N. Rustic Oak Way and the south boundary of W. Octavia Drive. Staff is supportive of these pathways. Micropaths: The applicant is proposing multiple pedestrian connections throughout the development. In reviewing the submitted plan all of the micropath lots and pedestrian connections comply with the standards set forth in UDC 11-3A-8 and UDC 11-3B-12. Landscaping Requirements: Open Space/Amenities: UDC 11-3G-3 requires a minimum of ten percent open space for all residential developments exceeding five acres. The UDC also requires one additional site amenity for each additional 20 acres of development area. Using this standard, the applicant is required to provide a total of twelve (12) amenities for a development of this size (239 acres). The applicant is proposing 27.03 acres of common open space with this development which equals approximately 11.3% of the total development area. Qualifying open space includes, a 5.71 acre park, 50% of the arterial street buffers, collector street buffers, micropath lots, 8-foot parkways adjacent to the local streets and several pocket parks in various sizes. The proposed amenities include the following: 1) pool -- 2) children's play structure 3) integrated pathway system 4) bocce ball court 5) extension of the Meridian Pathway system 6) covered picnic area and 7) picnic areas with barbeques in two (2) of the pocket parks. Based on the analysis above, the applicant is deficient four (4) amenities. During the Commission hearing the applicant shall clarify the four (4) other amenities proposed for the Oaks North Subdivision. Arterials: UDC 11-2A-5, UDC 11-2A-6, and UDC 11-2A-7 require a 25-foot wide street buffer along McMillan Road and Black Cat Road; McDermott Road is designated an entry way corridor which requires a 35-foot wide landscape buffer. On the submitted landscape plan, the applicant complies with the aforementioned buffer widths along theses roadways. Said buffers shall be constructed as proposed in accord with the standards outlined in UDC11-3A-7C. Oaks North and South Subdivisions - AZ-13-008; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 PAGE 11 The UDC requires all residential street buffers to be in common lots maintained by the homeowners association. The submitted plat depicts the buffers as common lots as required. Collector Streets: UDC 11-2A-5, UDC 11-2A-6, and UDC 11-2A-7 require a 20-foot wide street buffer along N. Rustic Oak Way, W. Octavia Drive, N. Aldrich Way and a portion of W. Daphne Way. On the submitted landscape plan, the applicant is proposing buffers that meet or exceed the required 20-foot width. Said buffers shall be constructed as proposed in accord with the standards outlined in UDC11-3A-7C. If the unimproved street right-of-way along McMillan, Black Cat, and McDermott is 10 feet or greater from the edge of pavement to edge of sidewalk or property line, and the 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. Fencing: No fencing is shown on the submitted plans; the applicant should clarify at the public hearing if permanent perimeter fencing is proposed. 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. Irrigation Easements: A 30-foot irrigation easement runs along the rear yards of Lots 8-10, Block 30, Lots 8-11, Block 27 and Lots 21-23, Block 21. Because 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 an access road across the buildable lots in the form of a gravel road is required 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. 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 Arborist. Parkways: 8-foot wide parkways are proposed adjacent to the internal local streets and several center medians are proposed within W. Daphne Street and N. Rustic Oak Way. 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. 5-foot wide detached sidewalks are required adjacent to all of streets as proposed. Ditches, Laterals, and Canals: The Creason Lateral and numerous small drains transverse 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 should be covered. Oaks North and South Subdivisions - AZ-13-008; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 PAGE 12 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 development plan. An underground, pressurized irrigation system should be installed to all landscape areas per the approved specifications and in accordance with UDC 11-3A-15 and MCC 9-1-28. Existing Structures: The subject property is currently being framed and numerous homes and outbuildings are being rented as part of the farming operations. The submitted Oaks North plat indicates the existing structures will be removed upon development of the site. Staff is amenable to the existing structures remaining as long as the property is being farmed. Once the applicant submits a final plat that contains the boundary of any of the existing structures, the applicant must remove the structures prior to City Engineer's signature on a final plat. Building Elevations: The applicant has submitted conceptual building elevations for the future homes in this development, included in Exhibit A.4. These elevations depict a variety of styles and building materials and are consistent with existing homes constructed in the Oakcreek Subdivision. Elevations have not been submitted for the multi-family area. A recommended provision of the DA requires compliance with the submitted elevations. Oaks South Subdivision Annexation (AZ) The applicant is requesting to annex approximately103.04 acres from the RUT zoning district in Ada County to the R-4 (Medium-low Density Residential) and R-8 (Medium Density Residential) zoning districts. The annexation legal description and exhibit map submitted by the applicant, included 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 approved Area of City Impact boundary. Rezone (RZ) The applicant has applied to rezone approximately 33.08 acres from the R-8 (Medium Density Residential) and R-15 (Medium-high Density Residential) zoning districts to the R-4 (Medium- low Density Residential) (1.77 acres), R-8 (Medium Density Residential) (7.43 acres), R-15 (Medium-high Density Residential) (18.34 acres) and L-O (Limited Office) (5.54 acres) zoning districts. The rezone is requested so the zoning boundaries correspond with the submitted plat. The requested zoning changes are generally consistent with the zoning districts approved with the annexation of the property except for requested L-O zone. As discussed above in Section VII, the proposed zoning is consistent with the corresponding FLUM designations of MDR and Office for this area. Preliminary Plat (PP) The applicant has applied to subdivide 310 single family lots, lmulti-family lot, 6 office lots, 1 park lot, 2 other lots and 33 common lots on approximately 135.93 acres in the proposed R-4, R- 8, R-15 and L-O zoning districts. The minimum lot size proposed with the single family portion of the plat is 6,600 square feet and the average lot size is 9,365 square feet. The one (1) multi- family lot consists of 13.43 acres. The gross density for the residential portion of the subdivision is 2.95 dwelling units to the acre. The applicant has also provided an anticipated density for the multi-family developments of 13.21 dwelling units to the acre however; the gross density of the multi-family lots will be determined Oaks North and South Subdivisions - AZ-13-008; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 PAGE 13 with the submittal of a conditional use permit application. Staff is recommending a provision in the new DA requiring a density range between 8 to 15 units to acre. The proposed office lots range in size between 20,120 square feet and 64,693 square feet. Lot 1, Block 16 is being reserved for a future fire station. Additional lots being dedicated to the City will be a well lot (Lot 23, Block 10) and a lift station lot (Lot 29, Block 10). A provision of the new DA for this property requires the applicant dedicate these lots to the City. If the applicant wishes to deed the property to the City prior to recording the final plat, the applicant can process a property boundary adjustment (PBA) with the City once the property is official annexed. The applicant is proposing to plat a future park lot (Lot 4, Block 16) to be developed as a Western Ada Recreation District (WARD) park. The future park will serve as the park site as contemplated with the comprehensive plan. Further, the applicant has been communicated with the Idaho Transportation Department (ITD) on the future right-of--way needed for the McDermott Road overpass and the SH-16 Expressway. Per those conversations, the applicant is proposing a common lot along the north boundary of the future park as place holder until the overpass is constructed. In the interim the common lot will be landscaped and improved as part of the park. Once the common lot is platted, the applicant should deed the necessary right-of-way to ITD. Dimensional Standards: All of the proposed lots must comply with the dimensional standards established in the UDC 11-2A-5, UDC 11-2A-6, and UDC 11-2A-7. The residential portion of the Oaks South plat complies with the frontage requirements and minimum lot sizes of the UDC. The office (L-O) portion of the development does not have dimensional standards. However, the landscape buffers for the office lots may either be a common lot or a permanent dedicated landscape easement. The submitted plat does not depict the required 20-foot wide permanent landscape buffer easement adjacent to N. Aldrich or the north side of Lots 2 and 3, Block 16 adjacent to W. Quintale Drive. With the submittal of a final plat, the 20-foot wide landscape street buffer easement/1ot must be depicted along the office lots. Block Length: UDC 11-6C-3 regulates the block lengths for residential subdivisions. Staff has reviewed the submitted plat for conformance with these regulations. The intent of this section of code is to ensure block lengths measure 750 feet with the allowance of an increase in block length to1000 feet if a pedestrian connection is provided. A majority of the blocks fall within the stated parameters however; there is a block face (Block 4) that does not comply with these standards (the block is approximately 970 feet long). In order to comply with City ordinance, the applicant must provide a pedestrian connection through Block 4 in accord with UDC 11- 3A-8. With the inclusion of the pedestrian connection, staff finds the proposed plat complies with the subdivision design standards set forth in UDC 11-6C-3. Phasing Plan: With the development of the Oaks South, the applicant is proposing nine (9) development phases. The first phase will commence at the main entrance off of W. McMillan Road and transition to the east. The reminder of the phases will transition to the northwest quadrant and end at the southwest corner of the development. With the first phase of development the applicant is proposing to install the pool complex (Lot 1, Block 4). In general staff is supportive of the phasing plan, however; the applicant must coordinate with Public Works Department and the Fire Department regarding the timing for deeding and building the lift station lot, the well lot and the fire station lot since the platting of these lots occurs in later phases. Street Network: ACHD's Master Street Map depicts a collector street at the mid-mile of W. McMillan Road. The submitted plat depicts a collector street (N. Rustic Oak Way) at the mid- mile and extends/stubs at the south boundary (N. Fawnridge Way) consistent with the approved map. A second collector street system (W. Quintale Drive and N. Aldrich Way) is proposed to the west to funnel traffic around the future HWY 16 overpass and provides connectivity to the south Oaks North and South Subdivisions - AZ-13-008; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 PAGE 14 leg of McDermott Road. Two stub streets along the east boundary will be extended and multiple local streets will be constructed to provide access and connectivity within the proposed development. A traffic impact study has been accepted and reviewed by ACHD; however comments have not yet been received from ACHD on this application. ACHD has sent staff an email stated there were no concerns with the plat layout. In general City Staff is supportive of the street network prosed with the submitted plat. However, final comments and conditions are still needed from ACHD. Cross-access: With the exception of the fire station lot, the proposed office lots front on a collector street and access points are not depicted. The fire station lot shows an access to W. McMillan Road and N. Aldrich Avenue which requires a Council waiver for the proposed access points. Since cross-access in not proposed for the remainder of the office lots, the applicant must request a Council waiver for the office lots to take access from the collector street in accord with UDC 11-3A-3. Staff recommends the applicant provide cross access between the proposed office lots so the number of curb cuts are limited to the proposed collector streets. Multi-use Pathway: Per the Master Pathways Plan, the applicant is proposing to construct a 14- foot vehicle rated multi-use pathway on the north side of the Five Mile Creek and construct a 10- foot wide multi-use pathway on the east side of N. Fawnridge Way and N. Rustic Oak Way (see exhibit A.4). Staff is supportive of the proposed pathway network. Micropaths: The applicant is proposing multiple pedestrian connections throughout the development. In reviewing the submitted plan all of the micropath lots and pedestrian connections comply with the standards set forth in UDC 11-3A-8 and UDC 11-3B-12. Landscaping Requirements Open Space/Amenities: UDC 11-3G-3 requires a minimum of ten percent open space for all residential developments exceeding five acres. The UDC also requires one additional site amenity for each additional 20 acres of development area. Using this standard, the applicant is required to provide a total of six (6) amenities for a development of this size (121single family acres). The applicant is proposing 20.29 acres of common open space with this development which equals approximately 15.15% of the total development area. Qualifying open space includes, the linear open space adjacent to the Five Mile Creek, 50% of the arterial street buffers, collector street buffers, micropath lots, 8-foot parkways adjacent to the local streets and three (3) pocket parks in various sizes. The proposed amenities include the following: 1) pool 2) children's play structure 3) integrated pathway system 4) extension of the Meridian Pathway system 5) (2) covered picnic areas and 6) 5% additional open space Based on the analysis above, staff finds the proposed subdivision complies with the open space and site amenity requirements in the UDC. Arterials: UDC 11-2A-5, UDC 11-2A-6, and UDC 11-2A-7 require a 25-foot wide street buffer along McMillan Road and Black Cat Road; McDermott Road is designated an entry way corridor Oaks North and South Subdivisions - AZ-13-008; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 PAGE 15 which requires a 35-foot wide landscape buffer. Staff is amenable to the lift station lot encroaching into the required landscape buffer along McDermott Road because it may not be designated as an entryway corridor in the future with the development of HWY 16. The buffers shall be constructed as proposed in accord with the standards outlined in UDC11-3A-7C. The UDC requires all residential street buffers to be in common lots maintained by the homeowners association. The submitted plat depicts the buffers on common lots as required. Collector Streets: UDC 11-2A-5, UDC 11-2A-6, UDC 11-2A-7 and UDC 11-2B-3 requires a 20- foot wide street buffer along N. Rustic Oak Way, W. Quintale Drive, N. Aldrich Way and N. Fawnridge Way. On the submitted landscape plan, the applicant is proposing buffers that meet or exceed the required 20-foot width. Said buffers shall be constructed as proposed in accord with the standards outlined in UDC11-3A-7C. If the unimproved street right-of-way along McMillan and McDermott is 10 feet or greater from the edge of pavement to edge of sidewalk or property line, and the 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. Land Use Buffers: UDC 11-3B-9 requires landscape buffers between different land use types. Per UDC 11-2B-3, a 20-foot wide landscape buffer is required between single-family homes and L-O zoned property. The landscape buffer must be designed and constructed in accord with UDC 11- 3B-9C. Fencing: No fencing is shown on the submitted plans; the applicant should clarify at the public hearing if any perimeter fencing is proposed. 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. 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 Arborist. Parkways: 8-foot wide parkways are proposed adjacent to the internal local streets and several center medians are proposed within W. Quintale Street and N. Rustic Oak Way. 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. 5-foot wide detached sidewalks are required adjacent to all of streets as proposed. Ditches, Laterals, and Canals: The Five Mile Creek and the Lemp Canal transverse 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. The five Mile Creek is a protected waterway and is proposed to remain open with the subject application. Additionally, the applicant is seeking a waiver from Council to allow the Lemp Canal due to the Settler's Irrigation District requiring a Oaks North and South Subdivisions - AZ-13-008; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 PAGE 16 72" pipe to enclose the canal. Staff is supportive of both the Five Mile Creek and Lemp Canal remaining open. 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 development plan approval. An underground, pressurized irrigation system should be installed to all landscape areas per the approved specifications and in accordance with UDC 11- 3A-15 and MCC 9-1-28. Existing Structures: The submitted plat depicts an existing home and several outbuildings that will remain with the development of the Oaks South Subdivision (Lot 4, Block 1). The home lot is part of the first phase boundary and must connect to city services and the existing well and septic system must be abandoned. The existing access to McMillan Road must be abandoned and internal access must be provided from W. Los Flores Drive in accord with UDC 11-3A-3. A note on the face of the final plat, prohibiting direct lot access to McMillan Road is needed. Building Elevations: The applicant has submitted conceptual building elevations for the future homes in this development, included in Exhibit A.4. These elevations depict a variety of styles and building materials and are consistent with existing homes constructed in the Oakcreek Subdivision. Elevations for the multi-family lot and office lots have not been submitted. Elevations for the office and multi-family buildings will be reviewed as part of the CUP process and /or CZC and DES approval in the future. A recommended provision of the DA requires compliance with the submitted single-family elevations. In summary, Staff recommends approval of the proposed application request with the recommended conditions listed in Exhibit B of this report in accord with the findings contained in Exhibit D. X. EXHIBITS A. Drawings/Other 1. Vicinity Map 2. Proposed Preliminary Plats (dated: 7/10/13 and 08/06/13) 3. Proposed Landscape Plans (dated: 5/31/13) 4. Proposed Pathway Plan (dated: 10/08/13) 4. Proposed Building Elevations B. Conditions of Approval C. Legal Descriptions and Exhibit Maps for Annexation and Rezone D. Required Findings from Unified Development Code Oaks North and South Subdivisions - AZ-13-008; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 PAGE 17 A. Drawings 1. Vicinity Map Oaks North and South Subdivisions - AZ-13-008; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 PAGE 17 2. Proposed Preliminary Plats (dated: 7/10/13 and 08/06/13) ~E Oaks North __ ', ' ~ = ,'1 ~, ~:}~~ i ~ ,_ ~i%Y. ~ ~ ~. ~ •- --. __ r ~-~Y. M z _ . n, :,~. ~r - - - ~ ~, "{ L~ ~ . ~.. 1 l i 1 '~A ~ ~ ~ III w'~ ~ ~ I ~ ~ - t ~ _.z,~-_ . P~"•^~ti"'dr#r. ~: ~'P' .~~-+tjrv ^x ti ix 4 :~ ~ ~ - ~ ~ ( ~ ~ ~... . _.; .~ 1 ~, ~ ~ ~ i \ _ J ~ - ~,, ~ ~ I "/,„~ .._ ~. P -I -s-f. ^~.~' '. __ i ~ ,. _~ - - - - ~~, .;:- ~ ~, :~, ~ ~ ; _ ~ i ~ _ 1. az _._:: ~ - . i L , ap m { ttf ~~ ~ ~~` ~~~ ~ _ - _. .. _ ~ _.- ._. I . .._. _ ..._. . . _i ~~~ ~ .. a ~' t !. i ': ~ ' I PRE Staff recommended changes to the Plat .~ .'~ ,`. ,,,.:~ ~ y . . .. ,-, _r... ;a . d,i;.,... ..~~, ~ ".` - n ~ +~_ _~ ,. _ -~,~. ,~ _.u ~ , ~ _ ~' ~}~~~ a .. -~ __,-. __ '~ tf~` ``jr.. ~: I .: '`` ~' ~ ~~ , }._ ~.„t ti c } ~ cyJ.~ rtu.1 _. ~. ~` ~~ -.~.. .......a-... '4 ~`~.~. .. w. y ~ ~` f" M . r r,r-,~ Oaks North and South Subdivisions - AZ-13-008; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 PAGE 18 i i ', i `,c -ItOfi ~~~~~ i' i ~: is i ~ ~.' (;- i ~~ g~G a~~ ~~ 3.e I .._..._ ~~~ '.~_ - .f -- Oaks North and South Subdivisions - AZ-13-008; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 PAGE 19 Oaks South xem ~. ~, isrsrmar e ~ ,. ~ 5~'GB~'t s i- 1 ! 1 elf t ~ ~ai$~ ~ 4~ . ~ ! - v~ ~ ~s~! {~i i ~ ,. ,~ ~ ~ xm ~~ ~e ~~u i ! ~e s5s ~~ ~ ircae ! y~.:.-. ~. ~. ~~ .,.r ~ 'tea' i .= I~P !' ~~i~e 1'1; ~al~. ~a } ,- c _4T..: ~~l' ~%~i :~ ~~~ ~~ =~ y ei _). F,jS e ~~ m ~~~ t !l '~ i~ '¢? ~ ~3 --- ~- Pi~+ 3. Proposed Landscape Plans (dated: 5/31/13) THE OAKS SOUTH SUBDIVISION YERIOIAH, IDAHO ~REIIMIMARY -tAT IANBiCA~E ~LAH __ ~{.er ';ice ~-~--~~ Oaks North and South Subdivisions - AZ-13-008; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 PAGE 20 THE OAKS NORTH SUBDIVISION ~"' ..,,~ .__!... ......i~0lR...... L.li~'!_1..... C Yi111A1 ~iJ tA~MA 1R i11YIiJ•RY PI IT ItYAlf:{1i •1 ~tl _..~_. _. _ ~ - -_-,-.._n- ~~~v 4. Proposed Pathway Plan (dated: 10/08/13) ___.. E ~. ,.... } t: .. ,_ _ •--.. • . ---~ . - ~~_.-., ~~ ,! ,~ ~~ r to as w~er~r ,1 f'} ~ s em ~ool~ wtaM~lMe~r ~~ vtay~araormecr cnv~cf!~cnr~ ~ ~ 4 . ~ Gi:AR~NFR n . R4.t ?6AV uce- r< a+!r an unw+ ron. ~u Kr'P'a.a~uc a +~c s _ Marc s ru r~, s~ m~ ~~v 4 yaw .... m m .. ....uw,yn4`... . .f.w, ago rae.z .~ ~ ~ f,1 ~1 Wh1N 41114 ,w w...'s ~s9nt. w~po R~ MNAa ~4 'rXY. NtM 'w zA Oaks North and South Subdivisions - AZ-13-008; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 PAGE 21 5. Proposed Home Elevations The Anrlrewr Tf7g €i~~rett 7hc ~f~apman film ~ntc'YS~r! The Gilbert Oaks North and South Subdivisions - AZ-13-008; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 PAGE 22 T'he H~rrin~~on They Jarni~rart Tf~c I~ir6~h,~r~~ TF~~ (~1~Iip~+ T~1~ C§icltt'~istan Oaks North and South Subdivisions - AZ-13-003; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 PAGE 23 EXHIBIT B - CONDITONS OFAPPROVAL 1. PLANNING DEPARTMENT 1.1 Annexation and Rezone Comments 1.1.1 Anew development agreement (DA) replacing existing DA # 1090009629 is required as a provision of annexation and rezoning of these properties. Prior to the annexation and rezone ordinance approval, a new DA shall be entered into between the City of Meridian, the property owner(s) at the time of annexation and rezone ordinance adoption, and the developer. Signature of the DA is required prior to submitting any final plat for review and approval. 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 and rezone approval. The DA shall, at minimum, incorporate the following provisions: A. The applicant shall comply with the submitted home elevations attached in Exhibit A.S. B. Future development of the office lots shall comply with the design standards listed in UDC 11- 3A-19 and the guidelines contained in the Meridian Design Manual. Development of these lots shall not commence until the applicant obtains certificate of zoning compliance and design review approval. C. The applicant shall dedicate the fire station lot (Lot 1, Block 16), the well lot (Lot 23, Block 10) and the lift station lot (Lot 29, Block 10) to the City as proposed. D. Development of the multi-family lots requires conditional use permit approval. The density range in these areas shall be 8 to 15 dwelling units to the acre. E. The applicant shall dedicate Lot 4, Block 16 to Western Ada Recreation District (WARD) for a neighborhood park as proposed. F. For phasing purposes, the Oaks North and Oaks South plats shall be reviewed as one project and both plats will remain valid as successive phases receive City Engineer's signature. As long as the submittal and recordation of a final plat in one plat is completed in the timeline outlined in UDC 11-6B-7, the entire project remains valid and does not expire. G. The applicant shall be responsible for all costs associated with design and construction of the required interim lift station and pressure sewer line. The stations design and capacity shall be coordinated with the Public Works Department; the design shall include communication capabilities that are consistent with the City of Meridian's SCADA system. At completion of construction, the station will be donated to the City of Meridian who will own and maintain the lift station. The completion and acceptance of the lift station will be at the sole discretion of the Meridian Public Works Director. The approval to except discharge must be approved by the Meridian Public Works Director. Any potential upgrades to the interim lift station from other surrounding parcels will be reviewed by the Meridian Public Works Department. Approved upgrades to the purposed station will be fully funded by the requestor, and will be subject as reimbursement fees to the applicant. H. Water service to this site is being proposed via extension of mains in N Black Cat Road, McDermott Road, and McMillan Road. The applicant shall be responsible for the installation of water mains to and through this development per the City of Meridian's water master plan. Due to fire flow requirements the applicant will need to construct a 12-inch diameter main from the intersection of N Black Cat Road and McMillan Road heading east to the existing 12- inch diameter main near the Ten Mile & McMillan intersection. This connection will need to be installed with phase one of the applicant's plan, and may be eligible for partial reimbursement. If the 12-inch water main from Ten Mile & McMillan is installed by another Oaks North and South Subdivisions - AZ-13-008; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 PAGE 24 developer prior to phase one construction, the applicant will not be responsible to participate in construction of the required main extension. I. The proposed outdoor storage is an accessory use in the R-15 district for the benefit of the proposed residential developments and shall not operate as a stand-alone commercial business. Development of this lot shall not commence until the applicant obtains certificate of zoning compliance and design review approval of the storage facility. J. Lot 2, Block 1 of the Oaks North Subdivision and Lot 5, Block 16 of the Oaks South Subdivision shall be deeded to ITD for the future extension of the McDermott Road overpass. K. In accordance with the City's Comprehensive Plan, a neighborhood park is designated within the boundaries of this development. The applicant shall address this City's requirement as follows: a) dedicate a minimum of a 7 acre park site within the applicant's development or b) reach an agreement between themselves and neighboring property owners to assemble a minimum 7 acre park site equitably split between multiple properties. L. The applicant shall comply with all City ordinances in effect at the time of final plat submittal. 1.2 Oaks North Preliminary Plat -Site Specific Conditions of Approval 1.2.1 The preliminary plat shall be revised as follows: a. Revise Blocks 11, 21 and 22 to comply with the minimum block length requirements in accord with UDC 11-6C-3F and as depicted in Exhibit A.2. b. Prior to City Engineer's signature on a final plat, the applicant shall: 1. Obtain a license agreement from the irrigation district to develop the easement area on Lots 8-10, Block 30, Lots 8-11, Block 27 and Lots 21-23, Block 2lwith fencing and landscaping. 2. If irrigation district/lateral association 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 easements in a common area to be owned and maintained by the HOA. Prior to the Ciry Council meeting, the applicant shall submit a revised preliminary plat that includes the revisions noted above in #a. 1.2.2 The landscape plan attached in Exhibit A.3 is approved as follows: a. The applicant shall substantially comply with the pathway plan attached in Exhibit A.4. All pathways shall be constructed as proposed and in accord with UDC 11 3A-8 and UDC 11- 3B-12. b. The applicant shall substantial comply with the submitted landscape attached as Exhibit A.S. c. 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. A detailed fencing plan must be submitted with each final plat application. The applicant shall clarify at the public hearing if permanent perimeter fencing is proposed. d. If the unimproved street right-of-way along Black Cat, McDermott and McMillan Roads 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 Oaks North and South Subdivisions - AZ-13-008; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 PAGE 25 standards of the transportation authority and landscape the remainder with lawn or other vegetative ground cover in accord with UDC 11-3B-7C.5. e. 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. f. The applicant shall comply with proposed open space and site amenities represented on the submitted landscape plan. During the Commission hearing the applicant shall clarify the four (4) other amenities proposed for the Oaks North Subdivision. Details of the proposed amenities shall be provided during the public hearing. g. Provide the landscaped the center medians as proposed and enter into a license agreement with ACHD. h. 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. i. The pond proposed within Lot 6, Block 12 must comply with the standards set forth in UDC 11-3G-3G-3B.8. j. Install the landscape buffers adjacent the collectors and arterials streets as proposed. 1.2.3 Submit a public use easement to the Planning Division for the multi-use pathway adjacent to E. N. Rustic Oak Way and W. Octavia Drive 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 Provide the stub streets and internal street network as proposed on the plat and as noted above in condition 1.2.1a. Prior to Council review of the subject plat, shift the stub street (W. Octavia Drive) to the north to align with the collector street approved with the Volterra North Subdivision located on the east side of Black Cat Road. The development is allowed one temporary street access to Black Cat Road (northeast corner of the development as depicted on the plat), which will be closed once a collector street is constructed through one or both adjacent parcels (50428143000 & 50428410000). 1.2.6 Comply with all ACHD conditions of approval. 1.2.7 The existing structures can remain on the property as long as the property is being farmed. Once the applicant submits a final plat that contains the boundary of any of the existing structures, the applicant must remove the structures and abandon any existing wells and septic systems prior to City Engineer's signature on a final plat. 1.2.8 Prior to the City Council hearing, the applicant shall provide a City neighborhood park in the northeast quadrant of the development as follows: a) dedicate a minimum of a 7 acre park site within the applicant's development or b) reach an agreement between themselves and neighboring property owners to assemble a minimum 7 acre park site equitably split between multiple properties. The applicant shall coordinate with the Parks Department on the exact location of the park. 1.3 Oaks South Preliminary Plat -Site Specific Conditions of Approval 1.3.1 The preliminary plat shall be revised as follows: a. The applicant must provide a pedestrian connection for Block 4 to comply with the minimum block length requirements listed in UDC 11-6C-3F. Oaks North and South Subdivisions - AZ-13-008; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 PAGE 26 1.3.2 The landscape plan attached in Exhibit A.3 is approved as follows: a. The applicant shall substantially comply with the pathway plan attached in Exhibit A.4. b. 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. A detailed fencing plan must be submitted with each final plat application. The applicant shall clarify at the public hearing if permanent perimeter fencing is proposed. c. If the unimproved street right-of-way along McDermott and McMillan Roads 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. d. 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. e. The applicant shall comply with proposed open space and site amenities represented on the submitted landscape plan attached in Exhibit A.3. With the first phase of development, the applicant shall develop the pool complex on Lot 1, Block 4, as proposed. Prior to developing the lot, the applicant shall obtain approval of a certificate of zoning compliance and administrative design review application. f. Provide the landscaped the center medians as proposed and enter into a license agreement with ACHD. g. 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. h. Install the landscape buffers adjacent the collectors and arterials streets as proposed. i. The pond proposed within Lot 4, Block 5 must comply with the standards set forth in UDC 11-3G-3G-3B.8. 1.3.3 Submit a public use easement to the Planning Division for the multi-use pathway adjacent to the Five Mile Creek, N. Rustic Oak Way and N. Fawnridge Way prior to City's Engineer signature on the final plat. 1.3.4 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, but exclusive of any natural waterway (excluding the Lemp Canal and the Five Mile Creek), that intersect, cross or lie within the area being subdivided shall be covered. Plans will need to 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 prior to construction plan approval. If lateral users association approval cannot be obtained, alternate plans will be reviewed and approved by the City Engineer. 1.3.5 Across-access easement shall be recorded for the office lots within the subdivision. 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 the cross access. If cross access is not proposed for the office lots, the applicant shall request a Council waiver for the access to the adjacent collector streets and the access point to McMillan depicted with the fire station lot in accord with UDC 11-3A-3. Oaks North and South Subdivisions - AZ-13-008; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 PAGE 27 1.3.6 The applicant shall comply with all ACHD conditions of approval. 1.3.7 Provide the stub streets and internal street network as proposed on the plat. 1.3.8 The submitted plat depicts an existing home and several outbuildings that will remain with the development of the Oaks South Subdivision (Lot 4, Block 1). The existing home must connect to city services and the existing well and septic system must be abandoned. The access to McMillan Road must be abandoned and internal access must be provided from W. Los Flores Drive in accord with UDC 11-3A-3. 1.3.9 Potions of the proposed development lie within the Meridian Floodplain Overlay District. Specifically, three parcels along the south frontage of McMillan Rd (APN#'s:SO433120750, SO433212400, SO433223000). A floodplain development permit application is required to be submitted, reviewed and approved by the City prior to development within the Floodplain Overlay District per MCC section 10-6. The application shall include hydraulic and hydrologic analysis including establishment of base flood elevation (BFE) and local floodway. Please contact David Miles, City of Meridian Floodplain Administrator at 898-5500. 1.4 Oaks North and Oaks South General Conditions of Approval 1.4.1 Comply with all bulk, use, and development standards of the R-4, R-8, R-15 and L-O zoning districts listed in UDC 11-2A-5, UDC 11-2A-6, UDC 11-2A-7 and UDC 11-2B-3. 1.4.2 Comply with all provisions of 11-3A-3 with regard to access to streets. Direct lot access to McDermott, McMillan and Black Cat is prohibited. 1.4.3 Construct on-street bikeways on all collector streets as set forth in UDC 11-3A-5. 1.4.4 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set forth in UDC 11-3A-6. 1.4.5 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A- 15, UDC 11-3B-6 and MCC 9-1-28. 1.4.6 Comply with the sidewalk standards as set forth in UDC 11-3A-17. 1.4.7 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-SJ. 1.4.8 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3C-6 for single-family dwellings. 1.4.9 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B- 7C. 1.4.10 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B- 11 C. 1.4.11 Construct all parkways consistent with the standards as set forth in UDC 11-3A-17E, 11-3G-3B5 and 11-3B-7C. 1.4.12 Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3, including but not limited to cul-de-sacs, alleys, driveways, common driveways, easements, blocks, street buffers, and mailbox placement. 1.4.13 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle. 1.5 Ongoing Conditions of Approval Oaks North and South Subdivisions - AZ-13-008; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 PAGE 28 1.5.1 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. 1.5.2 All common open space and site amenities shall be maintained by an owner's association as set forth in UDC 11-3G-3F1. 1.5.3 The project is subject to all current City of Meridian ordinances. Staff's failure to cite specific ordinance provisions does not relieve the applicant of responsibility for compliance. 1.5.4 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. 1.5.5 The applicant shall have an ongoing obligation to maintain all micro-pathways. 1.5.6 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set forth in UDC 11-3A-11. 1.5.7 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. 1.6 Process Conditions of Approval 1.6.1 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. 1.6.2 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. 1.6.3 The final plat, and any phase thereof, shall substantially comply with the approved preliminary plats as set forth in UDC 11-6B-3C2. 1.6.4 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. 1.6.5 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. 1.6.6 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 This proposed development is currently not serviceable by existing sewer mains intended to provide service to the area; however the developer has proposed an acceptable alternative by providing service by installing a temporary lift station. The site of the temporary lift station will be large enough to accommodate a regional lift station in the future when the City decides to budget for and construct the regional lift station. The temporary lift station is not intended to be a throwaway cost as many of the components are reusable. The applicant shall be responsible for all costs associated with designing and construction of the required interim lift station and pressure sewer line. The stations design and capacity shall be coordinated with the Public Works Oaks North and South Subdivisions - AZ-13-008; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 PAGE 29 Department; the design shall include communication capabilities that are consistent with the City of Meridian's SCADA system. At completion of construction, the station will be donated to the City of Meridian who will own and maintain the lift station. The completion and acceptance of the lift station will be at the sole discretion of the Meridian Public Works Director. The approval to except discharge must be approved by the Meridian Public Works Director. The lift station shall pump wastewater from the Oaks temporarily to the city's North Black Cat Lift Station through an 8-inch pressure main until such time that the North Black Cat Lift Station reaches the capacity that is required to switch from the 8-inch pressure sewer the North Black Cat Lift Station currently utilizes to a larger pressure sewer from the North Black Cat Lift Station to the WWTP. At this time the Oaks Lift Station will transition to utilizing the 8-inch pressure main currently used by the North Black Cat Lift Station and will pump all of the way from the Oaks to the WWTP through an 8-inch pressure sewer. The temporary lift station at the Oaks needs to be designed to accommodate this transition (pumps should be sized for both scenarios or other accommodations need to be made at the lift station.) Optionally, the Oaks could choose to build a force main all the way to the plant instead of temporarily pumping to the North Black Cat Lift Station. Any potential upgrades to the interim lift station from other surrounding parcels will be reviewed by the Meridian Public Works Department. Approved upgrades to the purposed station will be fully funded by the requestor, and will be subject as reimbursement fees to the applicant. Also, the city is in the process of analyzing the need for a regional lift station at the temporary lift station site. This analysis has not been completed and the regional lift station is not currently in the 5-year CIP. 2.1.2 Water service to this site is being proposed via extension of mains in N Black Cat Road, McDermott Road, and McMillan Road. The applicant shall be responsible for the installation of water mains to and through this development per the City of Meridian's water master plan. Due to fire flow requirements the applicant will need to construct a 12-inch diameter main from the intersection of N Black Cat Road and McMillan Road heading east to the existing 12-inch diameter main near the Ten Mile & McMillan intersection. This connection will need to be installed with phase one of the applicant's plan, and may be eligible for partial reimbursement. If the 12-inch water main from Ten Mile & McMillan is installed by another developer prior to phase one construction, the applicant will not be responsible to participate in construction of the required main extension. 2.1.3 The City of Meridian's water master plan calls for an additional municipal well in this area. The applicant has offered to donate a site for a new municipal well. The site for the well will need to be a minimum of 140'x140', and donated to the city prior to first phase. If the well site cannot be divided off and conveyed to the city prior to the first phase, the city can accept a long term lease until such time that the property can legally be conveyed. The timing of the construction of the municipal well can take as much as three-years. Because of the complex nature of water delivery in this area, each phase of the development will require modeling analysis. Results of this modeling may necessitate additional water main connections to ensure fire flow needs are met. The developer will be required to provide two water main connections to any phase containing more than 25 lots. 2.1.4 A flush line will need to be extended from the well site to an approved discharge point. The currently proposed well site location will necessitate a lengthy flush line. The flush line will need to be within a 20-foot wide easement for operation and maintenance. 2.1.5 Two additional water main connections will be required, one from N. Bluefield Avenue in the vicinity of Lots 26-30, Block 17 to the parcel to the east, and a second one from N. Oralenso Avenue in the vicinity of Lots2-8, Block 4 to N. McDermott Road. This particular connection will need to be 12-inch diameter. Oaks North and South Subdivisions - AZ-13-008; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 PAGE 30 2.2 General Conditions of Approval 2.2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Department, 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 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. 2.2.2 Per Meridian City Code, the applicant shall be responsible to install sewer and water mains to and through this development. 2.2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way (include all 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 11" 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. 2.2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, asingle-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 2.2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. 2.2.6 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6. Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association (ditch owners), with written approval or non-approval submitted to the Public Works Department. If lateral users association approval can't be obtained, alternate plans shall be reviewed and approved by the Meridian City Engineer prior to final plat signature. 2.2.7 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at (208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190. 2.2.8 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures and inspections (208)375-5211. 2.2.9 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. 2.2.10 A letter of credit or cash surety in the amount of 110°Io will be required for all uncompleted fencing, landscaping, amenities, etc., prior to signature on the final plat. Oaks North and South Subdivisions - AZ-13-008; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 PAGE 31 2.2.11 All development improvements, including but not limited to sewer and water, fencing, micro- paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 2.2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to the issuance of a plan approval letter. 2.2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.2.15 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. 3. POLICE DEPARTMENT Oaks North and South Subdivisions - AZ-13-008; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 PAGE 32 3.1 The Police Department has no concerns related to this application. 4. FIRE DEPARTMENT 4.1 One and two family dwellings not exceeding 3,600 square feet require afire-flow of 1,000 gallons per minute for a duration of 2 hours to service the entire project. One and two family dwellings in excess of 3,600 square feet require a minimum fire flow as specified in Appendix B of the International Fire Code. Fire Hydrant spacing shall be provided as required by Appendix C of the International Fire Code. 4.2 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. 4.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in accordance with International Fire Code Section (1FC) 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'/z" outlets. g. Fire hydrants shall be provided to meet the requirements of IFC Section 509.5. h. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. 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 taming radius of 28' inside and 48' outside, per International Fire Code Section 503.2.4. 4.6 All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and have a clear driving surface of 20' in width capable of supporting an imposed weight of 75,000 GVW, per International Fire Code Section 503.2. 4.7 Provide signage ("No Parking Fire Lane") for all fire lanes in accordance with International Fire Code Sections 503.4 & D103.6. 4.8 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth in International Fire Code Section 304.1.2. 4.9 Fire lanes, streets, and structures (including the canopy height of mature trees) shall have a vertical clearance of 13'6 as set forth in International Fire Code Section 503.2.1. 4.10 Operational fire hydrants, temporary or permanent street signs, and access roads with an all weather surface are required to be installed before combustible construction material is brought onto the site, as set forth in International Fire Code Section (IFC) 501.4 and Meridian amendment to IFC 10-4-2J. 4.11 To increase emergency access to the site a minimum of two points of access will be required for any portion of the project which serves more than 50 homes, as set forth in International Fire Code Section D107.1. The two entrances should be separated by no less than'/z the diagonal measurement Oaks North and South Subdivisions - AZ-13-008; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 PAGE 33 of the full development as set forth in International Fire Code Section D104.3. The applicant shall provide a stub street to the property to the (west/east/north/south). 4.12 Building setbacks shall be per the International Building Code for one and two story construction. 4.13 The roadways shall be built to Ada County Highway District cross section standards and have a clear driving surface. Streets less than 26' in width shall have no on-street parking; streets less than 32' in width shall have parking only on one side. These measurements shall be based on the drivable surface dimension exclusive of shoulders. The overhead clearance shall be a minimum of 13' 6". The roadway shall be able to accommodate an imposed load of 75,000 GVW as set forth in International Fire Code Section 503.2.1. and D103.6.1 and D103.6.2. 4.14 The fire department requests that any future signalization installed as the result of the development of this project be equipped with Opticom sensors to ensure a safe and efficient response by fire and emergency medical service vehicles. The cost of this installation is to be borne by the developer. (National Fire Protection Std 1141 Section 5.2.11.1) 4.15 All aspects of the building systems (including exiting systems), processes & storage practices shall be required to comply with the International Fire Code Section 101.2. 4.16 Emergency response routes and fire lanes shall not be allowed to have traffic calming devices installed without prior approval of the Fire Code Official. National Fire Protection Standard 1141, Section A5.2.18. 4.17 As set forth in International Fire Code Section D103.3, the Fire Department is opposed to any landscape islands in the middle of a cul de sac that may prevent a fire truck from turning around on the end of the court. 5. REPUBLIC SERVICES 5.1 Republic Services did not submit comments on this application. 6. PARKS DEPARTMENT 6.1 The applicant shall design and construct the multi-use pathways consistent with the location and specifications (Chapter 3) set forth in the Meridian Pathways Master Plan unless otherwise approved by the Parks and Recreation Director. 6.2 Submit a public use easement to the Planning Division for the multi-use pathway adjacent to E. N. Rustic Oak Way and W. Octavia Drive prior to City's Engineers signature on the final plat. 6.3 The applicant shall have an ongoing obligation to maintain all pathways. 6.4 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 7.1 Comments have not yet been received from ACHD on this application. Oaks North and South Subdivisions - AZ-13-008; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 PAGE 34 C. Legal Descriptions and Exhibit Maps for the Annexation and Rezone Jt~y 9, 2013 DESCRIPTION FOR R-4 ZONE ANNEXATION PARCEL PROPOSED OAKS SOUTH SUBDIVISKNd A parcel of land located in the N Y4 ~ Section 33, T. 4N., R.1W., B.AA. Meridian, Ada County, Idaho, more particularly described as failows: Commenckrg at the Northwest corner of the said Ssc~ion 33, from which the North'/. corner of said section bears South 89'16'58' East, 2635.25 feet; Yrence along the north boundary of the NW's. of said sectbn South 89'16'58" East, 1317.67 bet b'the worst corner of the E K of ttre NW'/. of saM se+dion; thence aForp the west boundary ~ said E !~4 of the NW '!~ South 00.30'58" West, 702.15 feet to the POINT OF BEt31NNIN0; thence North 58'06'55" East, 56.81 feet; thence North 75.35'33" East, 44.23 bet; trance South 89"16'58" East, 6.00 feet; them South 00'43'02" West, 45.00 feet; thertoe South ~'18'S8` East, 221.58 feet to a pow of cxirvature; thanes 291.40 bet abr~ tM arc of a cxs~e to the left, tald csrnre having a radius o1 300.00 test, a dslar arse of 55'39'15', and a tong chord Ireaaring North 62'35'25" East. 280.08 bet b a point of compound cduva#urs; tlrencs 22.74 fast a~urg the arc of a cwrw to the loft, said Darya havir~ a radius of 400.00 bet, a delhr arple of 03"15'28", and a ~ chord North 33'28'0!S" East, 22.74 feet to a pokrt on a curve; them 121.85 bet along the arc of a non-tangent cunrs to the right, sad curve t~vtnD a raditx of 300.00 feet, a delta angle ~ 23'18'24", and a bng chord bearkr~ SouNr 46'33'3tl" East, 121.02 feet; thence North 58'57'32" East, 159.20 test; tt-erroe South 29'48'22" East, 75.02 fiat; thence South 36'44`57" East, 70.80 feet; thence South 45'02'43" East, 83.43 feet; thence South 58'05'04" East, 75.28 feet; !trance South 88'00'46" East, 75.00 bet; Oaks North and South Subdivisions - AZ-13-008; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 PAGE 35 thence South 78'05'15" East, 75.00 feet; thence South 88'21'57" East, 74.91 feet; thence North 87'53'29" East, 651.15 feet; thence North 65'09'33" East, 88.92 feet; theme South 89.31'36" East, 60.00 feet M a point on the east boundary of the W K ~ the NE Y. of sakt Sectbn 33; thence abnp said east boundary South 00'28'24' West, 938.32 feet; thence leavtrw sa4d boundary South 86'27'13' Wsst, 249.29 feet; thence South 88.55'20" West, 854.30 feet; thence North 86'19'22" West, 243.62 feet; thence North 74'47'14" West, 175.88 feet; therx~ North 76'44'37" West, 2499.95 tsei b a point on the west boia~dary of said Seen 33; thence atone said west boundary North 00'32'39" Eaat, 101.67 feet; j . thence teavinp said boundary South 76.42'20" East, 1259.37 Meet; thence South 89'17'19" East, 89.90 feet; thence North 00'30'58" East, 614.45 feet b tt-e POINT OF BECitNNtN©. Corrtatr~np 59.72 acres, more or less. REVIE P OVAL BY JUL 2 5 2uis MERIDIAN COMMUNITY DEVEt.OPMENT DEPT. Oaks North and South Subdivisions - AZ-13-008; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 PAGE 36 July 9, 2013 DESCRIPTION FOR R-8 20NE ANNEXATION PARCEL' PROPOSED OAKS SOUTH SUSDIVISK)N A parcel of land located k~ the N 14 of Section 33, T. 4N., R.1W., B.M:, Meridian, Ada County, Idaho, rrioro part~ulariy described as fobo~nrs: I Conwrbr~ing at the Northwest corner of the sorb Section 33, fr~an which the North'/ comer of said ssctbn bears South 89'16'58" East, 2635.25 treat; thence abng the north boundary of ttre NW Y, d said section South 89° 16'58" Eaat, 1317.87 feet to the nor~vest caner of the East S4 of ~e NW Y. ~ said section, the POINT OF BEOINNIt~Ci; I ; thence continuing abng said north boundary South 89'16'58" East, 1317.68 het to the N Y caner of sski Section 33; thence abng the north bourulary of the NE Y. of saki secBOn Sadh 8~°16'45" East, . 1317.68 feet b the Ni= comer of the W ~4 of the NW Y. of said Sectlon 33; i th~ce abrp the east boundary of said W K of the NW Y, South 00.28'24" West, 751.22 het; 8~encs bavk~ said boundary North 89'31'36' Wsst, 60.00 het; lhence South 85'09'33" 1Afest, 88.92 hM; thence 8ou9t 87'53'29" West, 881.15 het; tt-enos North ®6'21'57" West, 74.91 het; thence North 76'05'15" West, 75.00 feet: thence North 66'00'46" West, 75.00 feet; thence North 56'05'04" West, 78.26 het, theruaf NaCh 45'02'43" West, 83.43 hat; thence North 36'44'57' West, 70.80 het; thence North 29'48'22" West, 75.02 feet; thence South 58'57'32" West, 159.20 feet to a post on a curve; lhenoe 121.86 feet along the arc of anon-tangent curve to the btt, said carne having a radius of 300.00 het, a delta angk+ of 23'16'24". and a long chord bearing North 46'33'39" Wit, 121.02 feet to a point on a curve; Oaks North and South Subdivisions - AZ-13-008; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 PAGE 37 thence 22.741eet abng the arc of a non-tangent curve to the right, said curve having a radius of 400.00 lest, a delta angb of 03'15'26", and a lorf~ chord bearing South 33'26'05' West, 22.74 fast to a pok~t of compound curvature; thence 291.40 teat abng the arc of a curve to the right, said curve haiWng a rardlus of 300.00 feet, a delta arm of 55'39'15", and a bng chord bearing South 62'53'25" West, 280.05 ~aa to a polM of tangency; thence North 89'1`3'68" West, 221.58 feet; thence North 00'43'02" East, 45.00 teat; thsnoe North 89'18'68" West, 605.00 feet; thence South 75'35'33' West, 44.23 feet; thanes South 68.06'65" West, 66.81 feet to a pobt on the west boundary of the E 34 of the NW •/. of sold Section 33; them :bng :arid west boundary North 00'30'58' East, 702.15 feet to the POINT OF BECiN+tNiNt3. Corfu 43.32 ages, mon or bss. REVfE V~- DY JUL 'l 5 'LU13 f DEVELOPt~~`~~T fDEPTM Oaks North and South Subdivisions - AZ-13-008; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 PAGE 38 41.1...i.,,~iJ ~ ~ ~~ ~ ~ ~~~ ~- ~~~~ --- ~~ ~` `~' ~~ ~ o ~~~ w J s S ~ ~ ~, ~ {~Jn. V 9„ 4~ ~ jy W O ~~ ~ M~ °~~` ~ s ~ , ~ N U~ ~ ~ d ~ M ~ ~ W R g ~ ~ ~ ? ~ $ a ~ '~~ .m s ~ -~-~c3 Y V ~t 3r eac ^ •• YY~ `r ~,~ j A6 M ~~ ~ ¢ wfiy ~~_ 9 ~~ ~~ ~ s m -~ . ~, ~ r ~ ~Q.-a a ~ ~ ~x~~ ~ ~ ~ W ii F3 w ~ .~..__..._.~._.,,,__,_,~-~, a .r~iua . PAGE 39 July 9, 2013 DESCRIPTION FOR R-4 REZONE PROPOSED OAKS SUBDIVISION PARCEL A A paroel ~ land bested In t#te N'r4 of Ssdbn 33, T. 4N., R.1W., B.M'., Meridian, Ads County, Idaho, more partkx~srly described as to8ows: Commsnoinp st the Northwest oomsr ~ the said Section 33, from whbh the North'/, corner of saM seotbn bears South 89'18'58" East, 2835.25 ~ thsnos abnp t#rs north boundary of the NW Y. of saM section South 89'16'58' East, 1317.87 feet 1o the northwest corner of the E K ~ the NW'/. of said ~c~bn; thence abnp the west boundary of said E K of the NW Y, South 00.3d'S8" West, 702.15 feet b the POINT OF BEOtNNINO; thence contlnufng South 00'30'58" West, 614.43 fist; thane. North 88'17'19" West, 89.90 feet; thence North 76.42'20" West, 78.26 test; thanes North 09'28'46" East, 243.74 feet; thsnoe Norte 08'19'43" East, 358.40 test; thanes NorB°r 70'88'56" East, 46.32 toot; thsnos South 31'53'05' East, 39.34 ise$ thanes NorBr 58'06'55" East, 32.21 test to the POINT OF BEt31NN~. Corrtair~ 1.77 arm, rrrsxs or Lass. PARCEL. B A parcel of brnrl bested in the E K and SW Yi o! Section 28, T. 4N., F2.1 W., B.M., Meridtan, Ada County, Mateo, mare partkxiiary described as foMotivs: Caransncin6 M the S Y. oorrasr of the said SeoBort 28, from whbh the SouthMrsst comer of sakl section bears taotrlh 89' 18'58' West, 283ffi.25 feet; alor~ the Sot~Ch boundary of saM sectbn South 89'18'45' East, 1317.58 test; thence North 00'37'35` East, 858.30 feet to the POif~LT OF BEt3INNINO; Thenos North 89'22'25" Wset, 1372.28 test thence North 88'18'25' West, 50.07 feat; thence North 89'22'25" West, 285.00 feet: Oaks North and South Subdivisions - AZ-13-008; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 PAGE 40 thence North 64'44'53" West, 165.52 feet; thence North 69'51'36" West, 36.98 feet; therwe North 40'06'25" West, 42.00 feet; thence North 30°17'16° West, 42.00 feet; thence South 67'17'44" West, 116.09 feet; thence South 64'38'49" West, 51.07 het; thence South 71.27'35' West, 126.82 feet; thence North 69'22'25" West, 550.00 feet; thence North 74'04'30" W®st, 51.84 feet; thence North 89'22'25" West, 209.94 feet; thence North 22.56'21' West, 133.50 feet; thence North 10'22'38" West, 102.43 het; ~lertoe North 15'28'06' West. 282.64 feet; thence North 01'00'42" East, 171.03 het; thence North 66'59'16' West, 324.54 het; thence North 01'00'42" East, 774.71 het; thence South 69'21'17' East, 120.00 feet; thence 3otrth 68'27'39" East, 53.39 test; thence South 89'21'17" East, 343.70 feet; thence North 45'38'43` East, 14.14 het; thence North 00.36'43' East, 100.00 feet; thence North 01'50'15" West, 25.02 het; thence Norte 00'38'43` East, 425.00 feet; thence South 69'21'17" East, 340.07 feet; theme South 00'52'12" West. 18.99 feet;. Oaks North and South Subdivisions - AZ-13-008; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 PAGE 41 thence South 09'14'34" East, 789.50 met; thence North 84'03'34" East, 27.64 feet; thence South 06'53'48" East, 189.53 feet; thence South 09'14'51" East, 20.041eet; thence South 70'2T50" East, 25.64 feet; ' , thence South 81'00'03" East, 36.89 feet; thence South 88'S1Y13" East, 88.57 feet; thence South 88'14'58" East, 63.62 feet; thence North 89'18'37" East, 45.49 fieat; therms South 78'07'47` East, 19.88 feet; thenoe North 63"05'44" East, 18.53 feet; thenoa North 00'45'08' East, 24.90 fast; thenos North 00'43'58" East, 825.84 test; therm. sotr~ 77`58'14' East, 1338.14 feet; thenoe south 00'36'34" West, 361.82 feet; thertu:e south 00'37'35" West, 1979.48 fast to the POINT OF Ccxrtak~g 180.00 cares, more or less. 8EV1 ROVAL BY' JUL 2 5 tui~ MERIDIAN CO~`~'ti~{"a' DEVEtGPMc - Oaks North and South Subdivisions - AZ-13-008; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 PAGE 42 May 48, 2013 DESCRIPTK)N FOR R-8 ZONE PROPOSED OAKS 8UBDNISION PARCEL A A paroei of land beaMd kt the SW 3; of Section 28, T. 4N., R.1 W., B.M., Meridian, A~ County, Idaho. more ~~ dsacrbed as follows: Cormner at the Southwest comer of Me said Section 28, from which the South Y. comer o{ said sectior- bears South 86'18'SS" East, 2835.25 feet; thence sloop the West t~otrndary of said sectbon North 01'00'42" East, 2086.88 Met to the POINT ~ BE®INWtNti; thence ootrtkxdr~p abnp sail West boundary North 01'00'42' East, 540.67 Mat to the northwest corner of saW SW Y. ; tl°t~oe abnp Me North boundary of said SW Y. South 56'21'17" East, ®71.05 feet; throe South 00'35'43" West, 425.00 Met; thsrwe South 09.50'18" East, 25.02 feet; thence South 00.38'43' YVhsst,100.00 Met; thence So~rth 45.38'43" West, 44.44 feet; thence Nord ~'21'1T West 345.70 Met; thenot Worth 8t3.2T36" West, 53.36 /eel; thence Worth ~•21'1T 1Nest, 570.00 Met M the P0151T OF 13EOIWI~IINO. Comp 12.25 acres, more or pass. PARCEL B A parcel of psnd bested pn the NW'/. of Section 33, T. 4N., R.1W., B.M., Meridian, Ada C®tr-tty, pdsho, more pautk~er~r desrxibed ~ foNows: BECitWWiWO at the PbrtlmNest corner ~ the said Sedbr- 33, from Whkh ilia North Y. comer E?f said seen bears South t~•48'Sd" East, 2835.25 feet; thence apu~p ~, Worth boundary of sapi section South 56.18'58" East, 843.51 Met; Menoe South 00.43'02' West, 502.78 Met; thence North 149'27'21 "West, 841.66 feet b a point on the westerly boundary of said NW 1f4; Oaks North and South Subdivisions - AZ-13-008; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 PAGE 43 thence North 00.32'39" East along said westerly boundary, 504.70 feet to the POINT OF BEC3INNIN(3. Cor~airting 7.43 acres, more or bss. PARCEL C A parcel of land boated M the N 3S of Section 33 and the S K of Secton 28, T. 4N., R.1W., B.M., Meridian, Ada Countlr, Idaho, more particularly deacrlbed as follows: Commend at the Northwest corner of the saki Section 33, from whidr the North Y. comer of saki section bears South 89.18'58" East, 2635.25 met; tfxrxe along the North boundary of said section South 89°18'58" East, 918.52 feet to q~e POINT OF BEOINNIN(i; therxe North 00"42'28" East, 598.72 feet to a point of curvaturo; thence 71.77 feet akuig the arc of a curve to the right, said curve havkp a radius of 300.00 feet, a deka angb of 13'42'26", and a long chord Hearing North 07'33'42" East, 71.80 fee#; thence South 89.22'25" East, 20®.94 feet; thettoe South 74.44'30" East, 51.84 feet; thence South 85.22'25" East, 650.00 feet; 8'-errce North 71.27:35" East, 128.82 feet; thence North 84'38'49" East, 51.07 fsst; e Akxsr 67.17'44" East, 116.05 teat; South 30'17'18' East, 42.00 teat; thence Souk 40'06'25" East, 42.00 teat; filterxae South 851'38" East, 38.56 feet; thence South 84.44'53" East, 165.52 teat; thence South 85.22'25° East, 285.00 feet; thence South 88'18'25' East; 50.07 ~ therwe South 88.22'25" East, 1372.28 feet; thence South 00'37'35" West, 856.30 teat ~ a poktt on the North boundary of the saki Sectiort 33; thence having said north twundary South 00'28'24' West, 751.22 feet; them North 85'31'38' Weat, 50.00 Wit; . Oaks North and South Subdivisions - AZ-13-008; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 PAGE 44 thence South 65'09'33" West, 88.92 Ieet; thence South 87'53'29" Walt, 881.15 feet; thence North 88'21'57" West, 74.91 feet; thence Nortfi 76'05'15" West, 75.00 feet; thence North 88'00'46" VWsst, 75.00 feet; thence North 56'05'04" West, 78.28 feet; thence North 45'02'43" West, 83.43 met; thence North 38.44'57" Wss3, 70.80 test; thence North 29'48'22" West, 75.02 lost; thent~ South 58'57'32" West, 159.20 feet to a poMt ~ a curve; thence 121.88 feet abrp the arc cf anon-tangent curve to the left, saki curve havk~g a radius of 300.00 feet, a de8a angb of 23'16'24", and a bng ct~orci bearing Nord 48'33'39" West, 121.02 fret to a paint on a cxmra: theme 22.74 lest along the arc of a non-bngsM cx~nre to tt-e right, said cswv~s having a radkas of 400.00 feet, a drka arple of 03' 15'28', and • bng chord baarhg South 33'26'05' West, 22.74 fart b a point of coer~potxtd auvaturo; therwe 291.40 test akutfl 8-e arc of a curve b the eight. saki curve hauing s radius of 300.00 fast, a delta arse d 65'3(;1'15', and a kutg chord brarhg Souk 82'b3'25' West, 280.08 frrt ~ a post of fangsr-cy; . thence North 89'16'58' West. 221.58 feet; thenco North 00.43`02" East, 45.00 last; thence North 89'18'58" West, 8!)5.00 feet; therxe Sou4h 75'35'33' West, 44.23 thence South 58.06'65" West, 89.02 toet; them North 31'53'05' West, 39.34 feet to a point d curve#ure; thence 2.75 fart eking the arc of a curve ~ the left. saki curve having a radius of 400.00 feet, a drlta ar-g~ of 30'02'40". and a iorg chard bearing North 46'84'25" Wit, 207.35 fret; ~ Oaks North and South Subdivisions - AZ-13-008; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 PAGE 45 thence North 00'43'02" East, 5413.61 feet to a point on the North boundary of saki Sectlon 33; thence along said boundary Nort#t I39'i8'S8" West, 200.00 beet ~ the POINT OF 13E0MININO. Containing 92.31 acres, moro or bss. R ROVAI BY JUL 2 5lui3 MERiGIgti` l;;=rr,,{~~yNiTY DEVEL')P;~~NT OEP7. Oaks North and South Subdivisions - AZ-13-008; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 PAGE 46 May 10, 2013 DESCRIPTION FOR R-16 ZONE PROPOSED OAKS SU®DN1810N PARCEL A A parcel ~ land located in the SW'/. ~ Sedbn 28, T. 4N., R.1 W., B.M., Msrkban, Ada County, Idaho, more particularly described as follows: BE(3iNNIN/3 at ~ SoutMnrest comer of the said Section 28, from why the tiouth'/. comer of saki sectlarr bears South 89'18'58" East, 2635.25 feet; thence akx~ the West boundary of sold SW'/, Nord 01'00'42' East, 1315.47 feet; thence Sowth 89'18'59" Eaat, 450.001'eet; theru~ South 85'59'16" East, 324.54 iect; thatce South 01'00'42' West, 171.03 fast; thenos South 15'28'05' East 282.84 feet; tt-encs South 10'22'38" East, 902.43 fast; thence Souk 22.56'21" East, 133.60 ~ ~ a point wi a arrve; thence 71.77 fief akxig the arc of .non-tanper~t curve ~ ~e isft, sNd caw I~vtrg a radius ~ 300.00 feet. a dolts angb of 13'42'Z8', and a Icrp chord bearir~ South 07'33'42' West, 71.80 lost to a point of tanporsy; thenos South 00'42'28" Weal, 598.72 fee4; the North 89'16`58" West, 918.62 foot b Bur P01fdT OF Bl~OINNNi(i. Corrrp 28.32 arm, more air ins. PARCEL B A parcel of hnd k~ated In the NW'/; of Sedbn 33, T. 4N., R.1W., B.M., Msrldian, Ada Catsrty, kiaho, more par8arlary described as fo~ows: Commendnp at tho Northwest cmrnar of the sakl Section 33, from which the North 3/ corner of saki :eclbn nears South 89.16`58" East, 2835.25 feet; thence akxip the Wrst boundary o! said ser4iOn South 00'32'39" Wssi, 604.70 feet to the POINT OF f8E(3tNNtNO; Thence Barth 89'27'21" East, 932.00 fact to a poirt of ctxvature; Oaks North and South Subdivisions - AZ-13-008; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 PAGE 47 them 401.92 feet along ~ arc d a curve to the right, said curve haves a radhis d 400.00 Est, a delta angled 57.34'16', and a bng chord wring South 80'40'13" East, 3x5.23 feet; thence South 70'59'59" Wit, 4®.32 feet; thence South 08't9'43" West, 358.40 feet; thence South 09'28'49" West, 243.74 feet; thenoe North 76.42'20" West, 1181.12 feet to a point on tfie V11sst boundary d said Sedbn 33; therx~e along said West boundary North 00'32'39" East, b37.67 feet to the POINT ~ BEOtNNNO. Contah-ing 18.34 acres, more or ass. PARCEL C A parrxl d ~ boated in the NE Y, of Ssc~lon 28, T. 4N., R.iW., B.M., Morldian, Ada Courtly, Idaho, rrwre pardcupstir descrNred as toNows: Conunendng at the S'/. corner d the sakl SecSon 26, from which the Sottlhwest e>orner d saW sedbn beam South 89' 16'58" W~~ 2635.25 feet; 8tsnoe abrp the South botmdary d said section South 89'16'45" East, 1317.68 feet; ~aA North 00'37'3b' East, 2635.713 feet; therx~ North 00.36'3x" East, 214.87 Meet ~ tl~e PdNT oR BE(iMfNitK3; Thence ~ North 00'36'34• East, 44x.28 feet; 6-snos South 89.22.11• East, 175.08 fast; thence South 00.29'20" Wit, 230.00 fast; thence SouMt 81i'22'02" East, 1136.34 feat to a point on the East boundary d tM safd Seotbn 28; ther~roe abng said boundary South 00'29'20" WYest, 214.64 feat; thence North 89.21'OT West, 1312.36 feet to the POINT OF t5E(iFN#1tN0. Corp 7.39 arxeR, mono or less. Rl'cVl ROVAL. BY UL 2 5 1013 N{GkiD!k,! , ..:~ApNPT. DEV_. " ~ Oaks North and South Subdivisions - AZ-13-008; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 PAGE 48 May 18, 2013 DESCRIPTION FOR L-0 ZONE PROPOiRED OAKS t3UBDNt8KN~ A paroet of brad heated in the NW 3. of Section 33, T. 4N., R.1 W., B.M., Meridian, Ada County, klaho, mere parti~arly described as toNaws: Corrxnendroy at the Northwest corner of ~® said Section 33, from which Ols Nort#136 corner of said sec9on bears South 89'16'58" East, 2833.25 feet; thetace stony the North boundary of said section South 89.16'45" East, 643.51 Met to lt7e POINT OF BEOINNINt3; thence cavt~x~ng along Bald NorM boundary South 89'18'88" East, 475.01 Mat; thentx South 00'43'02" Wiest, 548.61 Met to a point on a curve; thence 192.17 Met along the arc o! a ruon-tangent curare to the left, sab axvs twvMg a radii of 400.00 feet, a delta angle of 27'31'36`, and a bray chard bearMg NorM 76'41'33" West, 1@0.33 Met to a point of tangency thonoe NorM 89.27'21" West, 290.01 Met; therxx NorM 00'43'02" East, 502.78 Met M the POINT OF BEOit~M~lN©. Corty 5.64 aatis, more ar isss. REVI ROVAL BY . UL 2 5 7013 MERIDIAN CC~N,MUNITY D`VELCP;•dNT DEPT. Oaks North and South Subdivisions - AZ-13-008; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 PAGE 49 _.. ~ ~' ,. ~, ,„:4,.r r - . ~ r a ._J .. "~~ •.°~ ~ J' .a 'd ~ ~ a ~ „'~ jj a "• i J..n ,' L~ ~ ,~,.:.. ,..~ ,.:; __. ~ tom,'. ! ~ arrr NB. ,A ~; y i l+ ~ } d ~ 1 ~.~- r ~.,~... ~~.~ -N "" ~ ~, 1 ~~ ~~ ~: . ` ~ "" ~ ~ ~ s .~N =w ~, i t ,. ~ R '3-'1I rwaw~ae~~ ~'~ THE MI(SSWOMSION Oaks North and South Subdivisions - AZ-13-008; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 PAGE 50 D. Required Findings from Unified Development Code 1. Annexation and 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 annex and rezone approximately 434.81 acres portion of the subject property to the L-O, R-4, R-8, and R-15 zoning districts. Staff finds that the proposed map amendment is generally consistent with the MDR and Office FLUM designations for this property. 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 L-O, R-4, R-8 and R-15 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 (UDC 11-SB-3.E). Staff finds the annexation and rezoning of these properties with an L-O, R-4, R-8 and R-15 zoning districts is in the best interest of the City if the applicant enters into a development agreement and adheres to the recommended development agreement provisions in Exhibit B. 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 Comprehensive Plan Comprehensive Plan information. proposed plats are in substantial compliance with the adopted in regard to land use, transportation, and circulation. Please see Policies and Goals, Section VII, of the Staff Report for more Oaks North and South Subdivisions - AZ-13-008; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 PAGE 51 b. Public services are available or can be made available and are adequate to accommodate the proposed development; If the applicant constructs a lift system and extends the water mains as required by the Public Works Department, Staff finds that public services will be provided to the subject property upon development. (See Exhibit B of the Staff Report for more details from public service providers.) c. The plat is 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, ACRD, 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. ACRD 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. f. The development preserves significant natural, scenic or historic features. Staff is unaware of any natural, scenic or historic features on this site. Therefore, staff finds that the proposed development will not result in the destruction, loss or damage of any natural, scenic or historic feature(s) of major importance. The Commission and Council should reference any public testimony that may be presented to determine whether or not the proposed development may destroy or damage a natural or scenic feature(s) of major importance of which staff is unaware. Oaks North and South Subdivisions - AZ-13-008; RZ-13-008; PP-13-013; PP-13-014 and MDA-13-015 PAGE 52