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Hacienda South AZ-13-007 PP-13-016CITY OF MERIDIAN E IDIAN~-- FINDINGS OF FACT, CONCLUSIONS OF LAW ~- AND IDAHO DECISION & ORDER In the Matter of the Request for Annexation of 20.09 Acres with the R-8 Zoning District AND Preliminary Plat Consisting of Ninety-three (93) Single-Family Residential Building Lots and Thirteen (13) Common Lots on 19.63 Acres for Hacienda South Subdivision, Located on the East Side of N. Meridian Road; Midway between Chinden Boulevard and E. McMillan Road, by Jayo Investments, Inc. Case No(s). AZ-13-007; PP-13-016 For the City Council Hearing Date of: October 15, 2013 (Findings on November 6, 2013) A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of October 15, 2013, incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of October 15, 2013, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of October 15, 2013, incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of October 15, 2013, incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian, which was adopted April 19, 2011, Resolution No. 11-784 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-SA. 4. Due consideration has been given to the comment(s) received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). AZ-13-007 & PP-13-016 -1- 6. That the City has granted an order of approval in accordance with this Decision, which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the Planning Department, the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of October 15, 2013, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § 11-SA and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant's request for annexation and preliminary plat is hereby approved per the conditions of approval in the attached Staff Report for the hearing date of October 15, 2013, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Preliminary Plat Duration Please take notice that approval of a preliminary plat, combined preliminary and final plat, or short plat shall become null and void if the applicant fails to obtain the city engineer's signature on the final plat within two (2) years of the approval of the preliminary plat or the combined preliminary and final plat or short plat (UDC 11-6B-7A). In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and conforms substantially to the approved preliminary plat, such segments, if submitted within successive intervals of two (2) years, may be considered for final approval without resubmission for preliminary plat approval (UDC 11-6B-7B). Upon written request and filed by the applicant prior to the termination of the period in accord with 11-6B-7.A, the Director may authorize a single extension of time to obtain the City Engineer's signature on the final plat not to exceed two (2) years. Additional time extensions up to two (2) years as determined and approved by the City Council may be granted. With all extensions, the Director or City Council may require the preliminary plat, combined preliminary and final plat or short plat to comply with the current provisions of Meridian City Code Title 11. If the above timetable is not met and the applicant does not receive a time extension, the property shall be required to go through the platting procedure again (UDC 11- 6B-7C). Notice of Two (2) Year Development Agreement Duration The development agreement shall be signed by the property owner and returned to the City within two (2) years of the City Council granting annexation and/or rezone (UDC 11-SB-3D). A modification to the development agreement may be initiated prior to signature of the agreement by all parties and/or may be requested to extend the time allowed for the agreement to be signed and returned to the City if filed prior to the end of the two (2) year approval period (UDC 11-SB-3F). CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). AZ-13-007 & PP-13-016 -2- E. Notice of Final Action and Right to Regulatory Takings Analysis 1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, denial of a development application entitles the Owner to request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the final decision concerning the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review may be filed. 2. Please take notice that this is a final action of the governing body of the City of Meridian. When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person who has an interest in real property which may be adversely affected by the final action of the governing board may within twenty-eight (28) days after the date of this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho Code. F. Attached: Staff Report for the hearing date of October 15, 2013 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). AZ-13-007 & PP-13-016 -3- By action of the City Council at its regular meeting held on the 2013. COUNCIL PRESIDENT BRAD HOAGLUN COUNCIL VICE PRESIDENT CHARLIE ROUNTREE COUNCIL MEMBER DAVID ZAREMBA COUNCIL MEMBER KEITH BIRD MAYOR TAMMY de WEERD (TIE BREAKER) Attest: City Clerk Copy served upon Applicant, The l_A~/~N ~a:aeer:o SE.~.L, ti `a" ,P4 ..+. fit. Public Works Department and City Attorney. By: Dated: ~ 1 / ~ ~ ~ .~ it C ffice ~ CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). AZ-] 3-007 & PP-13-016 l0~ ` day of ~a r1,~,t~y~lp,GC_ , VOTED VOTED VOTED VOTED VOTED ~ ~~, .a y de Weerd ,- et~S o.aL,~, r~ 1 ,, Cbt- ~; F `~,~ A 1' ~ -4- EXHIBIT A STAFF REPORT Hearing Date: October 15, 2013 E IDIAN~- TO: Mayor and City Council I D A H O FROM: Bill Parsons, Associate City Planner 20$-884-5533 SUBJECT: AZ-13-007 and PP-13-016 -Hacienda South I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Jayo Investments Inc., has applied for annexation and zoning (AZ) of 20.09 acres of land with an R-8 zoning district and a preliminary plat (PP) consisting of ninety-three (93) single- family residential lots, thirteen (13) common lots and one (1) other lot on approximately 19.63 acres of land. See Section IX of the staff report for more information. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed AZ and PP applications in accord with the conditions of approval in Exhibit B and the Findings of Fact and Conclusions of Law in Exhibit D. The Meridian Planning and Zoning Commission heard these items on September 5, 2013. At the public hearing, the Commission voted to recommend approval of the subiect AZ and PP requests. a. Summary of Commission Public Hearing: i. In favor:.Tustin Leraris, Len and Ruby Bull. Peter and Michaela Herman, and Stephanie Burgess ii. In opposition: None iii. Commenting: Peter Herman and Stephanie Burgess iv. Written testimony: None v. Staff presenting application: Bill Parsons vi. Other staff commenting on application: None b. Key Issue(s) of Discussion by Commission: i. Overcrowding of the pool with the inclusion of the proposed subdivision; ii. Encroachments in the North Slough's easement platted with the Hacienda Subdivision. c. Key Commission Change(s) to Staff Recommendation: i. None d. Outstanding Issue(s) for City Council: i. None as ummarv of City Council Public Hearinn: 1, In favor: Tustin L.eraris. Peter Herman. Vireinia Ernsberp„er and Karen Brodesser 1L n onposition: Vince Murnhv 111, Commentinn: None li. Written testimony: None y~ Staff_~resentin~ annlication: Bill Parsons yl, Other staff commenting on application: Bill Narv 12. Kev Issues of Discussion by Council: L Overcrowding of the pool with the inclusion of the proposed subdivision. 1L The lack of communication between the HOA and the residents. Hacienda South AZ-13-007 & PP-13-016 PAGE 1 EXHIBIT A jjy F,ncroachments in Subdivision the North Slough's easement platted with the Hacienda e, . Key Council Changes to Staff/Commission Recommendation 1, Council added the following DA provisions: • e annlicant m ust comely with Central District Health requirements on the size f th l d o e Woo an • e developer m ust abide by the term of the by-lawc for the a ictinQ Hacienda a it _relates to con ducting the annual meetines and informing the homeowners of A business (s ee Exhibit B for cnecific DA lan~~agel. III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to approve File Numbers AZ-13- 007 and PP-13-016 as presented in the staff report for the hearing date of October 15, 2013, with the following modifications: (Add any proposed modifications). Denial After considering all staff, applicant and public testimony, I move to deny File Numbers AZ-13-007 and PP-13-016, as presented during the hearing on October 15, 2013, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Numbers AZ-13-007 and PP-13-016 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance and a specific date.) IV. APPLICATION AND PROPERTY FACTS A. Site Address/Location: The site is located on the east side of N. Meridian Road, midway between Chinden Boulevazd and E. McMillan Road in the NE'/a of Section 30, Township 4 North, Range 1 East. (Parcel #'s: S0530233805 and 50530233890) B. ApplicandOwner(s): Jayo Investments Inc. 10564 W. Business Park Boise, Idaho 83709 C. Representative: Justin Lerazis, J.J. Howard LLC 5983 W. State Street, Suite #D Boise, Idaho 83703 D. Applicant's Statement/Justification: Please see applicant's nazrative for this information. V. PROCESS FACTS A. The subject application is for annexation and preliminary plat. 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: August 19, and September 2, 2013(Commission); September 19. and October 7, 2013 (Council) Hacienda South AZ-13-007 & PP-13-016 PAGE 2 EXHIBIT A C. Notices mailed to property owners within 300 feet on: August 8, 2013 (Commission); September 19, 2013 (Council) D. Applicant posted notice on site(s) on: August 22, 2013 (Commission); September 26, 2013 Council VI. LAND USE A. Existing Land Use(s) and Zoning: The property consists of two (2) parcels, zoned RUT and R-1 in Ada County. The property is developed with an existing residence and several outbuildings. B. Character of Surrounding Area and Adjacent Land Use and Zoning: This area of City is primarily developed with single family residences. 1. North: Hacienda Subdivision; zoned R-8 2. West: Ada County parcels; zoned RUT 3. South: Ventana Subdivision; zoned R-8 4. East: Saguaro Canyon Subdivision; zoned R-4 C. History of Previous Actions: NA D. Utilities: 1. Public Works: a. Location of sewer: The city currently owns and maintains a sewer main in N. Rio Vista Way adjacent to north of the proposed development. This is the intended receiving sewer main for this proposed development. b. Location of water: The city currently owns and maintains water mains in N. Rio Vista Way, adjacent to north, E. Segundo Street, adjacent to the east, and N. Rio Vista Way, adjacent to the south of the proposed development. These mains will be interconnected with the proposed development. c. Issues or concerns: None E. Physical Features: 1. Canals/Ditches Irrigation: The North Slough transverses the northeast corner of the property and will be tiled with the development of the site. A portion of the 40-foot easement will be located on the east boundary of three (3) buildable lots (Lots 2-4, Block 2). 2. Hazards: Staff is not aware of any hazards that exist on this property. 3. Flood Plain: NA VII. COMPREHENSIVE PLAN POLICIES AND GOALS This property is designated "Medium Density Residential" (MDR) on the Comprehensive Plan Future Land Use Map (FLUM). Uses may include single-family homes at densities of 3 to 8 dwelling units to the acre. The proposed project has a gross density of 4.74 dwelling units/acre which is consistent with the anticipated density of the Comprehensive Plan for this area. With the exception of the existing LDS church located on the southwest corner of W. Producer Drive and N. Meridian Road, the surrounding properties in the vicinity of the proposed project are either designated MDR or zoned R-8 and R-4. Because this property and the surrounding properties are designated with similar land uses and zoning, staff finds that the proposed plat is consistent with the Comprehensive Plan. Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to Hacienda South AZ-13-007 & PP-13-016 PAGE 3 EXHIBIT A the proposed use of this property (staff analysis in italics): • Require that development projects have planned for the provision of all public services. (6.02.O1B, Chapter 6, page 84) When the City established its Area of City Impact, it planned to provide City services to the subject property. The City of Meridian currently provides municipal services to the subject property in the following manner: - The lands are currently being serviced by the Meridian Fire Department (MFD). - The lands are currently being serviced by the Meridian Police Department (MPD). - The roadways adjacent to the subject lands are currently owned and maintained by the Ada County Highway District (ACHD). This service will not change. - The subject lands are currently serviced by the Meridian School District #2. This service will not change. - The subject lands are currently serviced by the Meridian Library District. This service will not change. Municipal, fee-supported, services are available from the Meridian Building Department, the Meridian Public Works Department, the Meridian Wastewater Department, the Meridian Planning Division, Meridian Utility Billing Services, and Republic Services. • Require pedestrian access connectors in all new development to link subdivisions together to promote neighborhood connectivity as part of a community pathway system (Chapter 3, pg. 48). The applicant is proposing to construct two (2) 10 foot multi-use pathway segments within the development (Lot S, Block 2 and Lot 9, Block 1). These two pathway segments connect to the S foot wide attached sidewalk on the east side of N. Alameda Street linking the Hacienda Subdivision to the north with the community pathway system developed in the Ventana Subdivision and the surrounding developments. • Provide a walkable community through good design (Chapter 2, page 13). See analysis above. • Require usable open space to be incorporated into new residential subdivision plats(3.07.02A, Chapter 3, page 55) The applicant is proposing a 35,272 square foot neighborhood park and gazebo area as part of the development. Staff is of the opinion that the proposed park provides a useable gathering space for the future residents. As part of this application the applicant is requesting staff to evaluate the overall open space between the proposed development and the Hacienda Subdivision to the north. A recommended provision of the development agreement will require the applicant to allow the future home owners access to the club house and pool amenities developed with the original Hacienda Subdivision. Staff is of the opinion between the two developments there should be adequate useable open space between the existing and planned community. • Require new residential development to meet development standards regarding landscaping, signage, fences and walls, etc. (Chapter 3, pg. 52) A 35 foot wide street buffer is required adjacent to N. Meridian Road in accord with the standards listed in UDC 11-3B-7C. Since this an entryway corridor the applicant is proposing decorative walls as landscape elements to emulate the design of the buffer constructed with the Hacienda Subdivision to the north. Hacienda South AZ-13-007 & PP-13-016 PAGE 4 EXHIBIT A A bell tower and pergola structure entry feature is also proposed at entrance into the subdivision from N. Rio Vista Way. Staff is supportive of the proposed design features as they provide a consistent theme with the existing developed Hacienda Subdivision to the north. Any proposed fencing must comply with the standards listed in UDC I1-3A-7. Prior to any building permits temporary fencing must be installed to contain debris. • Require street connections between subdivisions at regular intervals to enhance connectivity and better traffic flow. (Chapter3, pg. 48) Currently, there are three (3) stub streets to the property (north, east and south). With the development of the property the applicant is proposing to extend all three stub streets to enhance connectivity in the area. Additional access points to N. Meridian Road are not proposed and the existing access that serves the single family home will be eliminated consistent with the standards set forth in UDC 11-3A-3. The internal street network will provide connectivity to W. Producer Drive, a collector street, developed with the Ventana Subdivision to the south. However, the extension of the southern stub street (N. Rio Vista Way) will require coordination between the Saguaro Canyon HOA, ACHD and the property owner due to a common lot that was platted with Saguaro Canyon Subdivision No.4 along the south boundary of the proposed development. The applicant has provided an email from the HOA president that supports the roadway connection through the common lot. • Protect existing residential properties from incompatible land use development on adjacent parcels (Chapter 3, pg. 52). This area is primarily developed with single family homes. To the north, east and south are developed residential subdivisions, zoned R-8 and R-4 respectively. The Paramount Subdivisions developed west of the property are also developed primarily with single family homes. Staff finds that the proposed development should be compatible with the adjacent lands uses. • Permit new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City. (Chapter 3, pg. 45) City services will be extended with the development of the site. After considering all of these factors staff believes that the proposed development is generally consistent with comprehensive plan. VIII. UNIFIED DEVELOPMENT CODE (UDC) A. Purpose Statement of Zone: Per UDC 11-2A-1, the purpose of the residential districts is to provide for a range of housing opportunities consistent with the Meridian comprehensive plan. Residential districts are distinguished by the allowable density of dwelling units per acre and corresponding housing types that can be accommodated within the density range. B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-21ists the principal permitted (P), accessory (A), conditional (C), and prohibited (-) uses in the R-8 zoning district. Any use not explicitly listed, or listed as a prohibited use is prohibited. The proposed use of the property for single-family detached dwellings is a principally permitted use in the R-8 zoning district. C. Dimensional Standards: Development of the site should be consistent with the dimensional standards listed in UDC Table 11-2A-6 for the R-8 zoning district. D. Landscaping: Street buffer landscaping shall be installed in accordance with the standards listed Hacienda South AZ-13-007 & PP-13-016 PAGE 5 EXHIBIT A in UDC Table 11-2A-6 for the R-8 zoning district. 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. IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: Annexation (AZ) The applicant has applied to annex and zone 20.09 acres (two parcels) of land with an R-8 zoning district. As discussed above in Section VII, the proposed zoning is consistent with the text of the comprehensive plan and Future Land Use Map (PLUM) designation of MDR. The annexation legal description 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 Area of City Impact boundary. Development Agreement (DA) The City may require a development agreement (DA) in conjunction with an annexation pursuant to Idaho Code section 67-6511A. To ensure the site develops consistent with the Comprehensive Plan, the preliminary plat, and conceptual building elevations, staff recommends a DA as a provision of annexation in accord with the provisions included in Exhibit B. Preliminary Plat (PP) The applicant is requesting preliminary plat approval of 93 residential lots, 13 common lots and 1 other lot on 19.63 acres of land. Lot sizes range between 5,224 and 9,857 square feet. The gross density for the proposed plat is 4.74 dwelling units to the acre. The proposed density is consistent with both the density requirements of the comprehensive plan and the R-8 zoning district. Dimensional Standards: Staff has reviewed the proposed plat for compliance with the dimensional standards listed in UDC Table 11-2A-6 for the R-8 district. All of the lots comport to the required R-8 dimensional standards. Irrigation Easement: A 40-foot irrigation easement in favor of the Settlers Irrigation District (SID) runs along the northeast corner of the property boundary. A portion of the easement will be contained in common lots (Lots 5 and 1, Block 2) maintained by the homeowner's association and a portion of the easement will be located on three buildable lots (Lots 2-4, Block 1). As proposed, the applicant shows each of the above mentioned lots with a portion of this easement in the rear yard. Staff will allow this layout, provided the applicant is able to obtain a license agreement from the irrigation district to develop the easement area with fencing and landscaping. If SID requires an access across the buildable lots in the form of a gravel road and a portion of the property cannot be customized by the home owners, staff recommends the applicant place the easement in a common lot to be maintained by the HOA. NOTE: The applicant has provided an email from the SID allowing the proposed layout however; specific details have not been submitted or approved by the irrigation district. Phasing Plan: The applicant is proposing to develop the subdivision in two phases. The first phase consists of 44 buildable lots and includes the development of the central park. The second phase consists of 49 buildable lots and is generally the east half of the proposed development. Staff is supportive of the proposed phasing plan. Hacienda South AZ-13-007 & PP-13-016 PAGE 6 EXHIBIT A Access: Access to the proposed development is planned from three (3) stub streets located on the north, east and near the south boundary. The stub street (N. Rio Vista Way) located near the south boundary stubs to a common lot platted with the Saguaro Canyon Subdivision. The applicant has received permission for the Saguaro Canyon home owner's association to allow the street connection through the property. Prior to City Engineer's signature on the first phase of a final plat, the applicant must provide proof that the HOA has deeded the right-of-way (ROW) to ACHD for the road extension. The existing residence currently takes access from Meridian Road. Since the home will be demolished with the development of the property, this access must be closed and direct lot access is prohibited to Meridian Road in accord with UDC 11-3A-3. Landscaping: A landscape plan was submitted with this application as shown in Exhibit A.3. A 35-foot wide street buffer is proposed adjacent to N. Meridian Road in accord with the standards listed in UDC 11-3B-7C. Since this an entryway corridor the applicant is proposing decorative walls as landscape elements to emulate the design of the buffer constructed with the Hacienda Subdivision to the north. A bell tower and pergola structure entry feature is also proposed at entrance into the proposed subdivision from N. Rio Vista Way. Staff is supportive of the proposed design features as they provide a consistent design theme with the existing developed Hacienda Subdivision to the north. Details of the decorative wall and the entry feature must be provided with a final plat application. Additionally, the applicant is setting aside Lot 10, Block 3 for the future expansion of Meridian Road. This segment of road is not planned for expansion within the next five years; therefore, the applicant is responsible for providing a 10-foot wide compacted gravel shoulder meeting the construction standards of ACHD and landscape the remaining ROW with lawn or other vegetative groundcover through a license agreement with ACHD. Fencing: The submitted landscape plan does not detail any proposed fencing for the development. Per UDC 11-3A-7A7a, the developer 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. With the submittal of the final plat application, the applicant must submit a landscape plan that details the proposed fencing for the subdivision and complies with the fencing standards in accord with UDC 11-3A-7. Open Space and Site Amenities: Typically, the development must contain a minimum of 10% of open space and two amenities in accord with UDC 11-3G. As part of this application, the applicant is requesting staff to evaluate the overall open space between the proposed development and the Hacienda Subdivision to the north. To justify the request, the applicant has provided an open space exhibit that details the qualifying open space between the two developments (see Exhibit A.4).The intent is to provide a cohesive development theme between the Hacienda Subdivision to the north and the proposed development and share in the open space and amenities developed between the two subdivisions. The proposed plat depicts 1.71 acres (8.7%) of qualifying open space. Open space consists of an entryway street buffer, a central park, a micropath lot and several parkways.. The proposed open space will consist of the following amenities: 1) a gazebo on the central park, a 5-foot wide micropath, and two (2) segments of 10-foot wide pathway. The original Hacienda Subdivision platted with approximately 2.44 acres (12.4%) of qualifying open space. The primary amenities for this development are a club house and pool. Although the open space proposed with this plat is slightly under the UDC requirements of 10 percent, the overall qualifying open space between the two developments totals approximately 4.02 acres or 10.2%. The combined amenities exceed Hacienda South AZ-13-007 & PP-13-016 PAGE 7 EXHIBIT A the requirements of the UDC. Since the proposed development is under the same ownership and will be managed by the same HOA, staff finds the proposed subdivision meets the intent of the 10% open space and site amenity requirements set forth in UDC 11-3G. Staff recommends a provision of the development agreement that the applicant amend the existing Hacienda CC&R's and incorporate the proposed Hacienda South Subdivision to ensure access and maintenance of the common open space and the use of the amenities between both projects. Existing Trees: The subject property is developed with numerous mature trees. Many of the trees will be incorporated into the proposed development and numerous trees will be removed. All existing trees that are to remain on the site that are greater than four-inch caliper must remain protected during the construction on the site. Mitigation is required for all existing healthy trees 4-inch caliper or greater that are proposed to be 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 application, the applicant must submit a revised landscape plan that details the mitigation plan outlined by the developer and the City Arborist. Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. The applicant should be required to utilize any existing surface or well water for the primary source. If a surface or well source is not available, asingle- point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. An underground, pressurized irrigation system should be installed to all landscape areas per the approved specifications and in accordance with UDC 11-3A-15 and MCC 9-1-28. Existing Structures: There is an existing home and several outbuildings on the site that will be removed with the development of the proposed subdivision. The existing structures must be demolished and the existing well and septic system must be abandoned prior to the City Engineer's signature on the first phase of a final plat. Building Elevations: Conceptual building elevations were submitted for the homes in this development as shown in Exhibit A.S. Staff is supportive of the proposed design features portrayed with the home elevations. Design features include stucco siding, covered front and rear porches, pop-outs on the side and rear elevations, decorative corbels and trim and varying roof planes. Although single family homes are not required to obtain design review approval, the Meridian Design Manual encourages similar building materials and mix of materials be incorporated into all sides of the future homes, specifically, for those facades that face a public street and common open space. The applicant should keep this in mind when designing homes adjacent to Meridian Road and Producer Drive (Lots 2-22, Block 3). Future homes constructed within the subdivision must comply with the elevations attached in Exhibit A.5 below. Prior to the issuance of a building permit, Staff will review the home elevations adjacent to Meridian Road and Producer Drive as described above to ensure conformance with these design features. In summary, Staff recommends approval of the proposed annexation and preliminary plat for this site 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 Hacienda South AZ-13-007 & PP-13-016 PAGE 8 EXHIBIT A 2. Proposed Preliminary Plat (dated: 07/03/13) 3. Proposed Landscape Plan (dated: 07/03/13) 4. Open Space Exhibit 5. Proposed Building Elevations B. Conditions of Approval C. Legal Description & Exhibit Map for Annexation D. Required Findings from Unified Development Code Hacienda South AZ-13-007 & PP-13-016 PAGE 9 EXHIBIT A A. Drawings 1. Vicinity Map Hacienda South AZ-13-007 & PP-13-016 PAGE 8 EXHIBIT A 2. Proposed Preliminary Plat (dated: 07/03/13) ` -t8J1i~Ai1'Md '. t HACIEI3DA-SO1TiH SUDD[VSION it ~ \ ~ dql~ MLLS Si _.~.w_- ' ~ ~ •-~-_ «~ 1i~i~w - {{ `.~ i ,` of w i ~, .w4wj ..i S i.:w, ;,r :wj ;..5«~ ,.~Lw: w..Lw~ ~Lw; ; ..Lw ; ,~ ~. ww.r.w~wn ~ 3 ~~ ,~$} ` «..w,1 - --- ---- ww... ~ -- --- wr ~E~~SSLT2w Ytlf/....r....~~..w.. . 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Proposed Landscape Plan (dated: 07/03/13) t awu pus w PLANTLEOEND ....~ ^ •~r r+ Yw w.a i A ~ u~r w w.w wnwa ~~ ~{{ JF~ - LY.RF" ~..r~r- `~ ACRD NOTE ~i'~Y~~1C'iCa!'° _._. ~ p ~ NO~ I GIs Q5~ 00 zm~ w~ ~~ a x ..:: ~~ ~~ w n,s.a w ENLARGED ENTRY BLAND nirwMn N K~ IAlO.6NE !lM L1.0 ~_a...~- Hacienda South AZ-13-007 & PP-13-016 PAGE 10 EXHIBIT A 4. Open Space Exhibit n __--_ N -c.-., CfL~ ~_ L. L7 i~ Q ~ ~~ is /' ~i / a :~, ~ ~ 1 ~ //ice ~ a1z. ~ ~ ~ /,, r a.. ~~ ~ ~ - s - ~ ..~ I :.~ .,..,~ ~ ___ _ - _ / _ ill} •- ~ _• ~ r p ~- U 1~ ~~5._ =t u.'"vff .. -Nip M ~ ... !-.. _- - _.; . , ~~ -- i ~~ . k4~ ~._J ._ ~~~ -- ... ~~-' ~ _ ~ ~ . i . -- ~ ~- I ~..._ e. ~; ~ 1 -- a._ ~ ~ ~ - -- 1 1 ~_ 5~.~ ----~~ EX-A Hacienda South AZ-13-007 & PP-13-016 PAGE 11 EXHIBIT A 5. Proposed Building Elevations M ~ ~~ f ~~ ~ ~~ ,r Y 1 ~., T~n~ - ... .. ..: ,. '~. .-• Hacienda South AZ-13-007 & PP-13-016 PAGE 12 EXHIBIT A EX6~ 4~NdroSrGOF(IN~.~,•SifA~l.EOI~ rvttuvtw er~rsE:ev.,~vr Lrrrvr~ vcw ELEVAf1~N 1Xi V~'•r. p. any vow Hacienda South AZ-13-007 & PP-13-016 PAGE 13 EXHIBIT A ,RR~~z~ ~~~ aROW/10T6iNgE PNNTHLEIOWWlRT PNDVFNf9TONATCX SNWOIE COLOR ;~ TED MASON SIGNATURE HOMES CLIENT CUENT GS. E,J.M. © RIGHT ELEVATION fwL TwsxoLeroee ~rsrAa certs~n ~ ~I T OB1BUtxmra a wRU arafz8' ~~ suorm Ona~nwsE .._PNMNL E70NU5T urownsmMaTCR 6HNGlE OOLOfi ip \ ~~ TEO MASON SIGNATURE HOMES m CUENT CLIENT C.S. E.J.M. ~®.~ ®~ , 't®r .. ,~ _________ _____________ ---------~L----~------ --------------~------ LEFT ELEVATION Hacienda South AZ-13-007 & PP-13-016 PAGE 14 FRONT ELEVATION EXHIBIT A MASON SIGNATURE HOMES 1T IT RIGHT ELEVATION w+a M••~+ «~ wnnraTaxEZr ~~ ~~,~~ ain+~u oT~nsa Y~WTN1E16MIRT AM VENIaTO WTQ7 awuaEmtnn nre~~ro eearm~cTann ~rreo ~g ~~ R!4 ~ r au+auarm~ ~~'~ xauvara~ro- iaaracoarffx uNFUrm®ort sxoxaona3iw~ PANT/d,Lpa~ryI3T MIDVFNIS TOMATf]I axwo~aagt TED MASON SIGNATURE HOMES CLIENT CLIENT C.S. E.J.M. LEFT ELEVATION ~~.K Hacienda South AZ-13-007 & PP-13-016 PAGE 15 FRONT ELEVATION REAR ELEVATION EXHIBIT A EXHIBIT B - CONDITONS OF APPROVAL 1. PLANNING DEPARTMENT 1.1.1 A Development Agreement (DA) is required as a provision of annexation of this property. Prior to the annexation ordinance approval, a DA shall be entered into between the City of Meridian, the property owner(s) at the time of annexation ordinance adoption, and the developer. The Applicant shall contact the City Attorney's Office to initiate this process. The DA shall be signed by the property owner and returned to the City within two (2) years of the City Council granting annexation. Currently, a fee of $303.00 shall be paid by the applicant to the City Clerk's office prior to commencement of the DA. The DA shall, at minimum, incorporate the following provisions: A.The applicant shall comply with the submitted conceptual elevations attached in Exhibit A.S. The rear of structures on Lots 2-22, Block 3 that back up to Meridian Road and Producer Drive shall incorporate articulation through changes in materials, color, modulation, and architectural elements (horizontal and vertical) to break up monotonous wall planes and roof lines in accord with UDC 11-3A-19 and the Design Manual. Prior to the issuance of a building permit, the applicant must obtain Planning Division approval of the home elevations adjacent to Meridian Road and Producer Drive. B. All open space and amenities developed with the Hacienda and the Hacienda South Subdivisions shall be owned and maintained by a single homeowner's association ensuring compliance with the open space and site amenity standards set forth UDC 11- 3G. Prior to the City Engineer's signature on the first phase of the final plat, the r applicant shall provide written documentation that the use of the open space and the amenities are for the benefit of both subdivisions. C. Prior to City Engineer's signature on the first phase of a final plat, the applicant shall provide written documentation that the Saguaro Canyon HOA has deeded the right-of- way (ROW) to ACHD for the N. Rio Vista Way road extension. D. Lf the Central District Health Deuartment (CDHDI determines the pool facility is under sized to serve the~Qnosed develo~lt~(Hacienda and Hacienda Southl. the applicant shall un~rade the existing Wool facility in the Hacienda Subdivision or constrict a new Wool facility within the Hacienda South Subdivision. F,. The develoner must chide by the terms of the hy- s for the existing Hacienda as it relates to conducting the annual meetings and informing the homeowners of HOA l~usin~s~ 1.2 Site Specific Conditions of Approval 1.2.1 The preliminary plat labeled Sheet 1, prepared by JJ Howard, dated 07/03/13, shall be revised as follows: • Prior to City Engineer's signature on a final plat, the applicant shall: a. Obtain a license agreement from the irrigation district to develop the easement area on Lots 2-4, Block 2 with fencing and landscaping. b. If SID requires access across the buildable lots in the form of a gravel road and/or a portion of the property cannot be customized by the home owners, the applicant shall place the easement in a common area to be owned and maintained by the HOA. Hacienda South AZ-13-007 & PP-13-016 PAGE 16 EXHIBIT A 1.2.2 The landscape plan, prepared by JJ Howard, dated 07/03/13, is approved as submitted including the following revisions: • Landscape Lot 10, Block 3 in accord with UDC 11-3B-7C5 and enter into a license agreement with ACHD. • Landscape the center median in N. Rio Vista Way as proposed and enter into a license agreement with ACHD. • Details of the decorative wall, gazebo, fencing and the entry feature (bell tower and pergola) shall be provided with a final plat application. • 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. • The applicant shall comply with proposed open space and site amenities represented on the submitted landscape plan. • 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. 1.2.3 Prior to the City Engineer's signature on the first phase of a final plat, the existing structures on the site must be demolished and the existing well and septic system must be abandoned. 1.2.4 Future homes constructed within the subdivision must comply with the submitted elevations attached in Exhibit A.S. A mix of materials and architectural details as represented in the attached elevations shall be incorporated on the rear facades that face Meridian Road and Producer Drive. 1.2.5 Direct lot access to Meridian Road is prohibited. 1.3 General Conditions of Approval 1.3.1 Comply with all bulk, use, and development standards of the R-8 zoning district set forth in UDC 11-2A-6. 1.3.2 Comply with all provisions of 11-3A-3 with regard to access to streets. 1.3.3 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set forth in UDC 11-3A-6. 1.3.4 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A- 15, UDC 11-3B-6 and MCC 9-1-28. 1.3.5 Comply with the sidewalk standards as set forth in UDC 11-3A-17. 1.3.6 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-SJ. 1.3.7 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3C-6 for single-family dwellings. 1.3.8 Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3, including but not limited to easements, blocks, street buffers, and mailbox placement. 1.3.9 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle. 1.3.10 Comply with all ACHD conditions of approval. Hacienda South AZ-13-007 & PP-13-016 PAGE 17 EXHIBIT A 1.3.11 Prior to the issuance of a building permit, the property shall be subdivided in accordance with the UDC. 1.4 Ongoing Conditions of Approval 1.4.1 The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14. 1.4.2 All common open space shall be maintained by an owner's association as set forth in UDC 11- 3G-3F1. 1.4.3 The project is subject to all current City of Meridian ordinances. 1.4.4 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the area. 1.4.5 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set forth in UDC 11-3A-11. 1.4.6 The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping and constructed features within the clear vision triangle consistent with the standards in UDC 11- 3A-3. 1.5 Process Conditions of Approval 1.5.1 No signs are approved with this application. Prior to installing any signs on the property, the applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3 Article D and receive approval for such signs. 1.5.2 The applicant shall complete all improvements related to public life, safety, and health as set forth in UDC 11-SC-3B. A surety agreement may be accepted for other improvements in accord with UDC 11-SC-3C. 1.5.3 The final plat, and any phase thereof, shall substantially comply with the approved preliminary plat as set forth in UDC 11-6B-3C2. 1.5.4 The applicant shall obtain approval for all successive phases of the preliminary plat within two years of the signature of the City Engineer on the previous final plat as set forth in UDC 11-6B- 7B. 1.5.5 The preliminary plat approval shall be null and void if the applicant fails to either 1) obtain the City Engineer signature on a final plat within two years or 2) gain approval of a time extension as set forth in UDC 11-6B-7. 1.5.6 Upon installation of the landscaping and prior to inspection by Planning Department staff, the applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A. 2. PUBLIC WORKS DEPARTMENT 2.1 The sanitary sewer main intended to provide service to this development currently exists in N. Rio Vista Way in Hacienda Subdivision. The applicant shall install mains to and through this subdivision; applicant shall coordinate main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. Hacienda South AZ-13-007 & PP-13-016 PAGE 18 EXHIBIT A 2.2 The domestic water mains intended to provide service to this development currently exist in N. Rio Vista Way in Hacienda Subdivision, E. Segundo Street in Saguaro Canyon Subdivision, and in N. Rio Vista Way in Ventana Subdivision. The applicant shall be responsible to install water mains to and through this development, coordinate main size and routing with Public Works. 2.3 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (MCC 12-13-8.3). The applicant shall be required to use 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 receiving development plan approval. 2.4 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. 2.5 Any existing structures that are required to be removed shall be removed prior to signature on the final plat by the City Engineer. 2.6 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6. Plans shall be approved by the appropriate irrigation drainage district, or lateral users association (ditch owners), with written approval or non-approval submitted to the Public Works Department. If lateral users association approval can't be obtained, alternate plans shall be reviewed and approved by the Meridian City Engineer prior to final plat signature. 2.7 Any existing domestic wells within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9-4-8. Contact the City of Meridian Engineering Department at (208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190. 2.8 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures and inspections (208)375-5211. 2.9 Street signs are to be in place, water and sanitary sewer systems shall be approved and activated, fencing installed, drainage lots constructed, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, etc., prior to signature on the final plat. 2.11 All development improvements, including but not limited to sewer, water, fencing, micro-paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. Hacienda South AZ-13-007 & PP-13-016 PAGE 19 EXHIBIT A 2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to the issuance of a plan approval letter. 2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.16 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. 2.17 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. 2.18 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. 2.19 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. 2.20 100 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. Street lighting is required at intersections, corners, cul-de- sacs, and at a spacing that does not exceed that outline in the Standards. The contractor's work and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. Contact the City of Meridian Transportation and Utility Coordinator at 898-5500 for information on the locations of existing street lighting. 2.21 The City of Meridian requires that the owner post to the City a performance surety in the amount of 125% of the total construction cost for all incomplete sewer, water and reuse 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. 2.22 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20% of the total construction cost for all completed sewer, water and reuse infrastructure for duration of two gars. 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. FIRE DEPARTMENT 3.1 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 Hacienda South AZ-13-007 & PP-13-016 PAGE 20 EXHIBIT A International Fire Code. Fire Hydrant spacing shall be provided as required by Appendix C of the International Fire Code. 3.2 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 I/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. 3.3 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28' inside and 48' outside, per International Fire Code Section 503.2.4. 3.4 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth in International Fire Code Section 304.1.2. 3.5 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. 3.6 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. POLICE DEPARTMENT 4.1 The Police Department has no concerns related to the site design submitted with the application. 5. REPUBLIC SERVICES 5.1 Republic Services has no comments related to this application. 6. PARKS DEPARTMENT 6.1 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. 7. ADA COUNTY HIGHWAY DISTRICT 7.1 Site Specific Conditions of Approval 7.1.1 Construct Meridian Road to provide a minimum of 19 feet of pavement from the centerline of Meridian Road abutting the entire site. 7.1.2 Dedicate 37-feet of right-of-way from the centerline of Meridian Road abutting the site. The right-of-way purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduling the final plat for signature by the ACRD Commission or prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The District will purchase the right-of-way which is in addition to existing right-of-way from available Corridor Preservation Funds. 7.1.3 Construct a 5 foot wide detached concrete sidewalk located a minimum of 30 feet from the centerline of Meridian Road abutting the site. Provide a permanent right-of-way easement for Hacienda South AZ-13-007 & PP-13-016 PAGE 21 EXHIBIT A public sidewalk placed outside of the dedicated right-of--way along Meridian Road. The easement shall encompass the entire area between the right-of--way line and 2 feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. 7.1.4 Construct Rio Vista Way as a 36 foot street section with curb, gutter and 5 foot wide attached sidewalks located within SO feet of right-of-way, as proposed. 7.1.5 Construct all internal local roads, with the exception of Rio Vista Way, as 33 foot street sections with rolled curb, gutter and 5 foot wide attached sidewalks located within 50 feet of right-of--way, as proposed. 7.1.6 Submit written approval for the reduced 33 foot street sections to ACHD from the fire department for this jurisdiction. 7.1.7 Construct 4 knuckles and 1 standard cul-de-sac street with a turning radius of 52 feet, as proposed. 7.1.8 Construct the landscape median on Rio Vista Way to a maximum width of 12 feet, as it is less than 150 feet away from the nearest intersection. Construct the travel lanes on either side of the landscape median to a width of 20 feet. 7.1.9 Dedicate the landscape median as right-of-way to be owned by ACHD. 7.1.10 The Developer or Homeowners Association shall apply for a license agreement with ACHD. 7.1.11 Construct all new internal local streets with a minimum offset of 125 feet from any other street, as proposed. 7.1.12 Other than the access specifically approved with this application, direct lot access is prohibited to Meridian Road and shall be noted on the final plat. 7.1.13 Payment of impacts fees are due prior to issuance of a building permit. 7.1.14 Comply with all Standard Conditions of Approval. 7.2 Standard Conditions of Approval 7.2.1 Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way. 7.2.2 Private sewer or water systems are prohibited from being located within the ACHD right- of-way. 7.2.3 In accordance with District policy, 7203.3, the applicant may be required to update any existing non-compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant's engineer should provide documentation of ADA compliance to District Development Review staff for review. 7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 7.2.5 A license agreement and compliance with the District's Tree Planter policy is required for all landscaping proposed within ACRD right-of-way or easement areas. 7.2.6 All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7.2.7 It is the responsibility of the applicant to verify all existing utilities within the right-of--way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. Hacienda South AZ-13-007 & PP-13-016 PAGE 22 EXHIBIT A The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 7.2.8 Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 7.2.9 All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 7.2.10 Construction, use and property development shall be in conformance with all applicable requirements of ACRD prior to District approval for occupancy. 7.2.11 No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. 7.12 If the site plan or use should change in the future, ACHD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. Any change in the planned use of the property which is the subject of this application, shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless awaiver/variance of the requirements or other legal relief is granted by the ACHD Commission. Hacienda South AZ-13-007 & PP-13-016 PAGE 23 EXHIBIT A C. Legal Description & Exhibit Map for Annexation 1 1 J J, Moward Consultin En ineer~ Ftaoienda-souEh subdiuiabr, For Annexation Parcel "A' A parcel of iancl akuated ~ Government Lot 2, Section 3t1, Towrutrip 4 North, Rarpe Eaat, Boise Meridian, Ada County. kiaho, moro partkxrtarly described as fotk>ws: Beginning at ~e west Quarter corner of said 3ectbn 30, marked by a found 3-1/2" Brass Cap; thence North 00 degree 00'00" East, 796.14 feet, akxp the weal line of said Section 30, ~ a point marked by a set P.K. naN and wasl-sr, L.S. 874; thsna North 89 degrees 41'22" East, 25.00 feet, to a point on the Easterly right of way Nne of North Meridian Road, marked by a set 34' I.P. and cap, L.S. 874; ifience corsti-wirtg North 89 degrees 41'22" East, 1074.72 feet, ~ a point on the west 1/16 Nne of said Section 30, marked by a set 5/8" I.P. and cap, L.S. 874 thence South 00 degree 04'38" west, 795.88 feet, along said west 1/18 Ana, to the Center- west 1/18 corner, rraui~od by a set !i:/8" I.P. and cap, L.S. 874; ~enoe South 89 degrees 40'32' west, 1073.88 feet, akx-g ~e East/Wsst mkt-section Kne, to a point on the Easterly ripf4 of way Ane of Nord h~lerklfen Road, marked by a set K' t.P. and cap, L.S. 874; ther~oe South 89 degrees 40'32" west, 25 feet, to the point of bepirrrsinp. Exoepfatip from the abo~re-described trail Lot 1~, a parc~ei Mr deed r~eiease purposes. described ~ fo8aws: Conunendng at the west quarter owner of said Sec9on 30, rrwrksd by a tound -1/2" Brass Cap; tttenoe North 00 degree 00'00" East, 398.07 feet. akmp the iAhst Ifne of said Section 30, ~ a pow; ~enoe North 89 degrees 40'57' East. 549.59 feet, to a post rraaiced by a set 5/8' I.P. and cam, L.S. 874: the point of ~ beg~ning; thence North 00 degree OZ'18" East, 208.71 feet to a point; thence North 69 depress 40'57" East, 208.71 feet to a point; South o0 degree 02'18" weal, 20.71 feet to a post; therx~ South 89 degrees 40' S7" west, 208.71 feet to the poktt of true beginnirq. Parcel Conhb-a 19.09 acres more or less. ~ EV ~ROVAL JUG i 1 [ul~ MERIDIAN G4~MMUylTY DEVELOPMENT DE?T. 5963 w. Stara St, Via. D, Boisy ID 13703, (208) N6-6937, FAX (2EF6) M6-a822 Hacienda South AZ-13-007 & PP-13-016 PAGE 24 EXHIBIT A ~ ~ J.J. Woward Consulting Engineers ~~s~~ Hacienda-Sash Subdhrbbn For Ar~xation Parcei'B" A parcel of Ntnd akuated in the Northwest quarter (NW1f4) o! Section 30, Township 4 North, Range 1 East, Bcr~e Meridian, Ada County, fdal-o, sometimes knovrrt as Lot Wo. 1-a of RS 904, maro partrFjr described as Blows: Commencing at tho West quarter corner of said Section 30, marked by a ford 3-112` Brass Cap MlontHnent; thence North 53 degrees 52'33' East, 6.39 feet to the Southwesterly comer of said bt 1-a, the point of true beg-g; thence North o0 degree 02'18` East, 2.71 feet to a post; thence North 89 degrees 40'57` Ea:t, 2.71 feet to a pokpt; thence South 00 degree 02'18" West, 208.71 feet to a point; !hence South 89 degrees 40'57" West, 208.71 feet, to the point of true begir~ng. Parcel B contains 1 acn more or lass. Together w~hh deeded acs:s easement f~ ingress end sgross, mss, krigstion and e thirty (30) feet in width, over and acxoss the to~owing descxibsd tract: Corra»er~g at safe! West Muter corner of said Section 30; thence North 00 dsgros 00"00' Fast, 398.07 feet a#ong the WsN tins of saM Section 30 to a post; thence Narth 89 cameos 40'57' East, 25.00 feet to a point on the Eastsrty ripM of way Ids of Norlft Meridian Road, ttu post od true be~ning; thenw North 00 degree 00'00" East, along said fie, to the poirrt of intersection w#h ~ t4orthery fins of sad easerrnr-t; thence along said one, North 89 degrees 40'ST East, 500.72 feet to the post of curvaturo of a cxu~cave cxxr-e to the bft; thence slor~ said curve, 32.47 feet ~ a point on lta3 Westerty Nns of said Lot 1-a said curve having a Cenral Ar~gfe of 74 degrees 25'13", a Radius of 25.00 feet -the Chord of whk~ bears North 52 degrees 28'21' East, x.24 feet; thence along safd bt Nne, South 00 degroe OZ'18` East, 33.29 feet, to the Southwestery corner of said Lot 1-a; tt-erx~e North 89v 40'57` East, 78.54 feet along the Southerty ~ of said Lot 1-a, to a point on a non-tangent convex curve to the r~ht; thence Alang said cxuve, 37.85 feet. to the point of tangency -said curve hav~-g a Cenral Arse of 48 degrees 11'23` , a Radius ~ 45.00 feet -the Chord d wh~h Mean South t35 dsgrs~ 35'15' West, 38.74 feet; thence atom tFie Southerly h South 89 degroes 40'57' West, 589.59 feet, to the port of true beginNn sr _:,. ...;~.csc; -r;re:~1.~...tncti. ~^~R~ :-:as- : `.. =.r ...:...: .:. .... .. -;-_; +ttv 5983 WY. taste ~., &te. D, Boise, ID 83703, (208) 846-8937, FAX {208) 846-~Z2 Hacienda South AZ-13-007 & PP-13-016 PAGE 25 EXHIBIT A LEGEND - - BOUNDARY - EASEIAENT SECTION LINE FOUND BRASS CAP O FOUND ~" PM1 D CALCULATED POINT 3/'d z. $ ~ 41' 22.00'E 45.00' NN' 41' 42.00'[ 1074.7Y i0UN0 -- -- -- -- --~ 5/s PARt:EI `A` I ~ 19.09 ACRES Ns6' 40' s7.Odt 206.7t' r I _ _ aa' of ta.ao'w 2a.n' ra' or n.oot 406.71' PARCEL `t" ~ I ~ r ii'[ r ~ t.oo ACES alaeo; r+s : ao. 1 ( I so' or laoo'e aar' 1a6• ua' s7_om"E s0a74' - ;~ ss6' Po 57.00hr 6ss ss• ~ • ' ' ' I . ~ ' ' sa w Pa.n 40 a7.oo I Np' 40 67.OOP [ 546.sS6 L~47.~ R~46.00 CNOROr 6165' 33' ts~, ]6.74' I ~~ Y MM' 40' 57.00'E ~ _ - - - - - - >Q61' 40 32.60'M t07dN' ~sR6' ~' J2.00'W 45.00' 1M ~ Sf6flON 30 TOMNSFI~ 4 NORTH. RANGE i EAST. 9015E NER~MII, A®/1 OOUNTRr, gAHO I ! - - ~~ /~ ~~ o s r to ~11- ~o M~ O e, o ,~, zoo 400 ~~'F~ ® .~- F.a S J . N~ »400 1 ~.,~. ~aw~n 7-i-,i ~, ~ ,f, o , NSA-SO~TM a~raaON ~ ~` • aoa' x~ ~aorot AIM1DtATlON 90UgMY E70N91T w.rrr~/r.rr~wMwa. Hacienda South AZ-13-007 & PP-13-016 PAGE 26 EXHIBIT A D. Required Findings from Unified Development Code 1. Annexation Findings: Upon recommendation from the Commission, the Council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an annexation, the Council shall make the following findings: a. The map amendment complies with the applicable provisions of the Comprehensive Plan; The applicant is proposing to annex the subject property from RUT and Rl in Ada County to the R-8 zoning district. The Council finds that the proposed map amendment is generally consistent with the medium density residential land use designation for this site. Therefore, the Council finds the amendment is consistent with the applicable provisions of the Comprehensive Plan (see section VII above). b. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The Council finds that the proposed map amendment to the R-8 zoning district and proposed single-family residential development of the property is generally consistent with the purpose statement of the residential district. c. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The Council finds that the proposed zoning amendment will not be detrimental to the public health, safety, or welfare. City utilities will be extended at the expense of the applicant. The Council considered all oral or written testimony provided when determining this finding. d. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City including, but not limited to, school districts; and, The Council finds that the proposed zoning amendment will not result in any adverse impact upon the 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 11-5B-3.E). The Council finds annexing this property with an R-8 zoning district is in the best interest of the City if the applicant enters into a development agreement. 2. Preliminary Plat Findings: In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the Council shall make the following findings: A. The plat is in conformance with the Comprehensive Plan and is consistent with this unified development code; The Council finds that the proposed plat generally complies with the comprehensive plan and is consistent with the UDC. The Council finds the proposed plat comports to the dimensional standards of the R-8 zoning district and the subdivision regulations set forth in the UDC (please see Section 7 and Section 9 of the Staff Report for detailed analysis that apply to this development). B. Public services are available or can be made available and are adequate to accommodate the proposed development; Hacienda South AZ-13-007 & PP-13-016 PAGE 27 EXHIBIT A The Council finds that services can be made available to accommodate the proposed development. C. The plat is in conformance with scheduled public improvements in accord with the City's capital improvement program; Because the developer is installing sewer, water, and utilities for the development at their cost, the Council finds that the subdivisions will not require the expenditure of capital improvement funds. D. There is public financial capability of supporting services for the proposed development; The Council rely upon comments from the public service providers (i.e., police, fire, ACHD, etc.) to determine this finding. E. The development will not be detrimental to the public health, safety or general welfare; and The Council is not aware of any health, safety or environmental problems associated with the development of the subdivision. ACHD considers road safety issues in their analysis. The Council referenced all public testimony presented to determine whether or not the proposed subdivision may cause health, safety or environmental problems. F. The development preserves significant natural, scenic or historic features. The Council is unaware of any natural, scenic or historic features on this site. Therefore, the Council 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 Council referenced all 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. Hacienda South AZ-13-007 & PP-13-016 PAGE 28