Loading...
Staff Report PZItem #4A: Biltmore Estates Subdivisions (PP -14-004) Application(s): ➢ Preliminary Plat Size of property, existing zoning, and location: This site consists of 56.19 acres, is currently zoned R-4, and is located south of W. Victory Road and west of S. Meridian Road. Adjacent Land Use & Zoning: North: Rural and urban (Kentucky Ridge Estates) residential properties, zoned RUT in Ada County and R-4 East: Residential properties (Meridian Heights), zoned R-4 South: Agricultural property, zoned RUT in Ada County West: Rural residential/agricultural property, zoned RUT in Ada County History: This property was recently annexed with the Victory South "Category B" annexation. As a provision of Declaration of Consent to Annexation, this property is not allowed to receive development approval until such time at the property owner(s) and the City execute a DA. Summary of Request: The applicant proposes a preliminary plat consisting of 159 SFR building lots & 12 common/other lots on 56.19 acres of land in the R-4 zoning district. The minimum lot size proposed is 8,640 s.f. with an average lot size of 11,020 s.f. The gross density proposed is 2.83 dwelling units/acre consistent with the LDR FLUM designation for this site. There is an existing home on the site that the applicant is requesting be allowed to remain until signature by the City Engineer on the final plat for the 2°d phase of development. Access is proposed on the plat via S. Kentucky Way, a collector street in Kentucky Ridge Estates subdivision to the north; from the east via S. Carbondale Place, a local street in Meridian Heights subdivision; and from the southeast via W. Harris Street, a collector street. Stub streets are proposed to the west and north for future extension and interconnectivity. An approximate 300' long section of the Williams pipeline (natural gas) crosses the SWC of the site within a 75 -foot wide easement. All development within this area shall comply with the Williams Gas Pipeline Developer's Handbook. An encroachment permit is required for any development/improvements within the pipeline easement. The Sundall lateral runs off-site along the west boundary of the site. The applicant proposes 10.2% (or 5.73 acres) of qualified open space on the site consisting of a 1.5 acre park, a 0.20 acre pocket park, subsurface drainage areas, pathways, street buffers along collector streets and parkways along local and collector streets in accord with UDC standards. A tot lot w/a play structure, a'/2 basketball court and a segment of the City's regional pathway system are proposed as amenities in accord w/UDC standards. The regional pathway is proposed along the SWC of the site within the pipeline easement. There are a couple of Blocks (4 & 5) that exceed the maximum block length standards. To mitigate the long blocks, Staff recommends pedestrian pathways are added centrally within these lots as allowed by the UDC to provide a more direct pedestrian access to the park. Written Testimony: Becky McKay, Applicant's Representative (response to the staff report); Mark & Christine Freeman Staff Recommendation: Approval w/conditions in the report along with the following modifications: At the applicant's request, modify: • #1.1.1e to allow the existing home in phase 2 to remain until signature on the 2nd phase final plat by the City Engineer; and • #1.1.8: "All ditches are required to be piped in accord with UDC 11 -3A -6A unless waived by City Council or used as a water amenity or linear open space." Staff recommends a new condition: • "The applicant shall be required to install a water main through the common lot required for the micropath in the vicinity of Lot 9, Block 9 which will connect into the water main required in the proposed Revolution Ridge subdivision to the north." STAFF REPORT Hearing Date: April 3, 2014 TO: Planning & Zoning Commission wl IDIAN -- FROM: Sonya Watters, Associate City Planner I D A H O 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: PP -14-004 — Biltmore Subdivision I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, L.C. Development, Inc., has submitted an application for a preliminary plat (PP) consisting of 159 single-family residential building lots and 12 common/other lots on 56.19 acres of land in an R-4 zoning district for Biltmore Subdivision. See Section IX of the staff report for more information. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed PP application 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 Number PP -14-004, as presented in the staff report for the hearing date of April 3, 2014, 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 Number PP -14-004, as presented during the hearing on April 3, 2014, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number PP -14-004 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) IV. APPLICATION AND PROPERTY FACTS A. Site Address/Location: The site is located south of W. Victory Road and west of S. Meridian Road, in the north '/z of Section 25, Township 3 North, Range 1 West. (Parcel #: S1225131250; S1225131300; S1225131350; S1225131400; and S1225233900) B. Owner(s): L.C. Development, Inc. P.O. Box 518 Meridian, ID 83680 Biltmore Sub PP -14-004 PAGE 1 C. Applicant: Same as owner D. Representative: Becky McKay, Engineering Solutions, LLP 1029 N. Rosario Street, Ste. 100 Meridian, ID 83642 E. Applicant's Statement/Justification: Please see applicant's narrative for this information. V. PROCESS FACTS A. The subject application is for a preliminary plat. A public hearing is required before the Planning & Zoning Commission and City Council on this matter, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: March 17, and 31, 2014 C. Radius notices mailed to properties within 300 feet on: March 6, 2014 D. Applicant posted notice on site(s) on: March 23, 2014 VI. LAND USE A. Existing Land Use(s) and Zoning: This site consists of rural residential properties, zoned R-4. B. Character of Surrounding Area and Adjacent Land Use and Zoning: 1. North: Rural and urban (Kentucky Ridge Estates) residential properties, zoned RUT in Ada County and R-4 2. East: Residential properties (Meridian Heights), zoned R-4 3. South: Agricultural property, zoned RUT in Ada County 4. West: Rural residential/agricultural property, zoned RUT in Ada County C. History of Previous Actions: This property was recently annexed with the Victory South application (AZ -13-014, Ordinance No. 14-1594). D. Utilities: 1. Location of sewer: A sanitary sewer main intended to provide service to the subject property is currently under construction through the Hansen property between Meridian Heights and Kentucky Ridge Subdivisions. 2. Location of water: Domestic Water service to the majority of the subject property does not currently exist, and is dependent on the establishment of Pressure Zone #5. This new Pressure Zone will provide service to lands above an approximate elevation of 2700 feet. 3. Issues or concerns: Domestic Water service to the majority of the subject property does not currently exist, and is dependent on the establishment of Pressure Zone #5. This new Pressure Zone will provide service to lands above an approximate elevation of 2700 feet. Tc establish Pressure Zone #5, two new water sources will be needed, one of which must be a municipal well source, and the other can be from interconnecting pipes to other Pressure Zone #5 piping. The Public Works Department is in the early stages of planning a FY 2016 Capital Improvement Project to construct a pipeline from the existing Pressure Zone #5 west to the vicinity of this development. This developer will be responsible to plan for a connection to this pipeline. Due to the elevation and pressure zone issues, the northeast Biltmore Sub PP -14-004 PAGE 2 portion of this proposed preliminary plat is the only area that will be able to be developed without the establishment of Pressure Zone #5. Detailed water modeling analysis will be required of final plat phases in this area to determine how much can be served by the existing Pressure Zone #4. The balance of the proposed development will not be able to be developed until such time that Pressure Zone #5 is established as stated above. E. Physical Features: 1. Canals/Ditches Irrigation: The Sundall Lateral runs off-site along the west boundary of the site; other ditches run north/south and along the northwest portions of the site. 2. Hazards: Staff is not aware of any hazards that exist on this property. 4. Flood Plain: This site does not lie within the Meridian Floodplain Overlay District. VII. COMPREHENSIVE PLAN POLICIES AND GOALS The subject property is designated Low Density Residential (LDR) (16+/ -acres) and Medium Density Residential (MDR) (40+/- acres) on the Future Land Use Map (FLUM) contained in the Comprehensive Plan. The LDR designation allows for the development of single-family homes on large lots where urban services are provided. Uses may include single-family homes at gross densities of three dwelling units or less per acre. 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. The site is currently zoned R-4 which allows a maximum gross density of 4 dwelling units per acre. The proposed plat depicts an overall gross density of 2.83 dwelling units (d.u.) per acre, with a net density of 3.56 d.u. per acre, consistent with the R-4 zoning and LDR FLUM designation for this site. The proposed gross density is lower than anticipated for the MDR designated area. Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to the proposed use of this property (staff analysis in italics): • "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." (3.07.01E) The proposed low density residential development will contribute to the variety of housing options located within the City. • "Require new residential development to meet development standards regarding landscaping, signage, fences and walls, etc." (3.05.02C) Street buffer landscaping is required adjacent to S. Kentucky Way and W. Harris Street, both residential collector streets, in accord with the standards listed in UDC I1 -3B -7C. Separate permits shall be obtained for signage and fencing. Fencing shall comply with the standards listed in UDC 11-3A-7. • "Protect existing residential properties from incompatible land use development on adjacent parcels." (3.06.01F) The proposed low-density residential development should be compatible with existing adjacent residential and agricultural uses. "Require common area in all subdivisions." (3.07.02F) Biltmore Sub PP -14-004 PAGE 3 The proposed plat depicts a total of 5.78 acres of qualified open space/common area to be provided on the site in accord with the standards listed in UDC I1 -3G -3B. • "Review new development for appropriate opportunities to connect local roads and collectors to adjacent properties (stub streets). (3.03.020) The proposed plat depicts stub streets to the north, east, south and west for future extension and interconnectivity. The proposed plat also depicts a connection to the existing stub streets, S. Kentucky Way, and W. Harris Street. • "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) There are no pedestrian connections proposed to adjacent properties. In order to promote neighborhood connectivity, micro paths should be provided to the north, west, and south. • "Permit new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City." (3.01.01F) City sewer service will be available to this site upon completion of the sanitary sewer currently under construction across the Hansen property between Kentucky Ridge Estates and Meridian Heights subdivisions. Domestic Water service to the majority of the subject property does not currently exist, and is dependent on the establishment of Pressure Zone #5. This new Pressure Zone will provide service to lands above an approximate elevation of 2700 feet. To establish Pressure Zone #5, two new water sources will be needed, one of which must be a municipal well source, and the other can be from interconnecting pipes to other Pressure Zone #5 piping. The Public Works Department is in the early stages ofplanning a FY2016 Capital Improvement Project to construct a pipeline from the existing Pressure Zone 95 west to the vicinity of this development. This developer will be responsible to plan for a connection to this pipeline. Due to the elevation and pressure zone issues, the northeast portion of this proposed preliminary plat is the only area that will be able to be developed without the establishment of Pressure Zone #5. Detailed water modeling analysis will be required offinal plat phases in this area to determine how much can be served by the existing Pressure Zone #4. The balance of the proposed development will not be able to be developed until such time that Pressure Zone #5 is established as stated above. VIIL 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. The medium low-density residential (R-4) district allows a maximum gross density of 4 dwelling units per acre. B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-2 lists the principal permitted (P), accessory (A), conditional (C), and prohibited (-) uses in the R-4 zoning district. Any use not explicitly listed, or listed as a prohibited use is prohibited. The proposed use of the property for single-family dwellings is a principal permitted use in the R-4 zoning district. C. Dimensional Standards: Development of the site should be consistent with the dimensional standards listed in UDC Tables 11-2A-5 for the R-4 zoning district. D. Landscaping: Street buffer landscaping shall be installed in accordance with the standards listed in UDC Tables 11-2A-5 for the R-4 zoning district. Biltmore Sub PP -14-004 PAGE 4 E. Off -Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for single- family dwellings. IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: This property was part of the Victory South annexation that was processed as a "Category B" annexation. One of the provisions of the Declaration of Consent to Annexation is that the property may not develop (or receive development approval) until such time as the property owners and the City execute a Development Agreement (DA). Therefore, in compliance with this provision, staff recommends a DA with the provisions contained in Exhibit B of this report. The DA is required to be approved by City Council and recorded prior to submittal of a final plat application. PRELIMINARY PLAT The proposed preliminary plat consists of 159 single-family residential building lots and 12 common/other lots on 56.19 acres of land in the R-4 (low density residential) zoning district. The minimum lot size proposed in the development is 8,640 square feet (s.f.) with an average lot size of 11,020 s.f.; the minimum lot size adjacent to existing lots in Kentucky Ridge Estates is 10,000 s.f. The gross density is 2.83 dwelling units per acre with a net density of 3.56. Existing Structure(s): There are three existing homes and accessory structures on the site that are proposed to be removed. All structures on the site are required to be removed prior to signature on the final plat by the City Engineer. Dimensional Standards: Staff has reviewed the proposed plat for compliance with the dimensional standards listed in UDC Table I 1-2A-5 for the R-4 district and found the plat in compliance with those standards. Block Length: The maximum block length standard is 750 feet without an intersecting street or alley (UDC 11 -6C -3F). The length of the north block faces of Blocks 4 and 5 measure 822 feet and 867 feet respectively and exceed the maximum block length allowed. Block 3 also exceeds the maximum length; however, there are existing residential lots that abut this block to the north with no street connection to the site. The UDC does allow for the block length to be extended to 1,000 feet when a pedestrian connection is provided in certain circumstances. Therefore, staff recommends a micropath is provided centrally within Blocks 4 and 5 to provide access to the park in Block 7. Access: Access to this site is proposed on the plat from the north via S. Kentucky Way, a collector street in Kentucky Ridge Estates Subdivision; from the east via S. Carbondale Place, a local street in Meridian Heights Subdivision; and from the southeast via W. Harris Street, a collector street. A stub street is proposed to the west and to the north for future extension. 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 30 homes, as set forth in International Fire Code Section D107.1. The two entrances should be separated by no less than '/2 the diagonal measurement of the full development as set forth in International Fire Code Section D104.3. A Traffic Impact Study (TIS) was submitted by the applicant for this development. Comments have not yet been received from ACHD on this application. Biltmore Sub PP -14-004 PAGE 5 Utilities: Street lighting is required to be installed within the development in accord with the City's adopted standards, specifications and ordinances. All development is required to connect to the City water and sewer system unless otherwise approved by the City Engineer in accord with UDC 11-3A-21. Williams Gas Pipeline: A 300+/- foot long section of the Williams Pipeline crosses the southwest corner of the site. The Williams Pipeline is a natural gas pipeline that serves as a primary artery for the transmission of natural gas to the Pacific Northwest and Intermountain Region. The proposed plat depicts a 75 -foot wide right-of-way/easement for use by the pipeline company. All development shall comply with the Williams Gas Pipeline Developers' Handbook. An encroachment permit is required for any development/improvements within the pipeline easement. Pressurized Irrigation (PI): An underground PI system is required to be provided to each lot in the subdivision as proposed in accord with UDC 11-3A-15. Storm Drainage: A storm drainage system is required for the development in accord with the City's adopted standards, specifications and ordinances. Design and construction shall follow best management practice as adopted by the City in accord with UDC 11-3A-18. Storm drainage seepage beds are depicted within common areas on the preliminary plat. Landscaping: A landscape plan was submitted with this application for the area proposed to be platted as shown in Exhibit A.3. A minimum 20 -foot wide street buffer is required along S. Kentucky Way and W. Harris Street, both collector streets. Landscaping is required to comply with the standards listed in UDC 11 -3B -7C; a detailed plan demonstrating compliance with these standards is required to be submitted with the final plat application(s) for this subdivision. The landscape plan depicts several existing trees on the site within future building lots; however, the calculations table lists "NA" for mitigation of existing trees proposed to be removed. The applicant should contact Elroy Huff, City Arborist, at 888-3579 to schedule an appointment to confirm mitigation requirements prior to removal of any trees on the site. Mitigation calculations for existing healthy trees proposed to be removed should be included on the landscape plan submitted with the final plat application(s). Landscaping is required along all pathways on the site in accord with the standards listed in UDC 11 -3B -12C. Open Space & Site Amenities: Based on the area of the preliminary plat (56.19 acres), a minimum of 10% of the site (or 5.61 acres) is required to consist of qualified open space as defined in UDC 11 -3G -3B. The applicant proposes a total of 10.2% (or 5.73 acres) of qualified open space consisting of a 1.5 acre park, a 0.20 acre pocket park, drainage areas, pathways, street buffers along collector streets (W. Harris St. & S. Kentucky Way) and parkways along local and collector streets, in compliance with the required standards. In accord with UDC 11 -3G -3A.2, a minimum of 3 qualified site amenities are required to be provided with this development as set forth in UDC 11 -3G -3C. The applicant proposes a tot lot with a play structure and a'h basketball court as recreational amenities and a segment of the City's regional pathway as a pedestrian/bicycle circulation system amenity in accord with UDC requirements. A detail of the play structure proposed in the tot lot should be submitted with the final plat application for the phase in which it is located. Sidewalks: Sidewalks are required along all public streets as set forth in UDC 11-3A-17. Minimum 5 -foot wide detached sidewalks are required along S. Kentucky Way and W. Harris Biltmore Sub PP -14-004 PAGE 6 Street, both arterial streets. The street sections shown on the preliminary plat depict 5 -foot wide detached sidewalks throughout the development. Pathways: A 10 -foot wide regional pathway is depicted on the landscape plan across the southwest corner of this site within the Williams gas pipeline easement in accord with the Master Pathways Plan. Landscaping should be provided adjacent to the pathway in accord with UDC 11- 3B -12C. If landscaping is not allowed within the pipeline easement, it should be provided outside of the easement within the adjacent common area. Internal micropath connections are proposed to the park in Block 7 and the regional pathway in Block 8; however, no pathway connections are proposed to future developments (there are no existing pathway stubs to this site from adjacent existing developments). Therefore, staff recommends micropath connections to the west (somewhere in the vicinity of Lots 16-19, Block 9); to the north in the vicinity of Lot 9, Block 9 to connect to a pathway planned in Revolution Ridge Subdivision; through Blocks 4 and 5 to comply with block length standards; and between Lots 18 and 19, Block 2 to provide a pedestrian connection to the sidewalk along W. Harris Street. Landscaping should be provided adjacent to the pathways in accord with the standards listed in UDC 11-313-12C. Waterways: The Sundall Lateral lies off-site along the west boundary of the site. Other ditches also cross this site. All ditches on the site are required to be piped unless waived by City Council in accord with UDC 11 -3A -6A. Floodplain: This site does not lie within the Meridian Floodplain Overlay District. Building Elevations: The applicant has submitted two conceptual building elevations for the future homes in this development, included in Exhibit A.S. Because the sides of homes on lots adjacent to S. Kentucky Way and the rear of homes that back up to W. Harris Street, both collector streets, will be highly visible, staff recommends the rear and/or sides of structures on these lots incorporate articulation through changes in materials, color, modulation, and architectural elements (horizontal and vertical) to break up monotonous wall planes and roof lines. Fencing: There is an existing 6 -foot tall fence along the east and a portion of the north boundary of the site adjacent to existing residential lots. The landscape plan depicts 4 -foot tall solid vinyl fencing adjacent to interior common areas and 6 -foot tall vinyl fencing along the west boundary and adjacent to portions of the collector streets. All fencing installed on the site should comply with the standards listed in UDC 11 -3A -6B and 11-3A7. Property Boundary Adjustment (PBA): A PBA application was tentatively approved on March 12, 2014 which created the parcel configuration shown on the preliminary plat. Prior to final approval of the PBA application, the existing structures on the site are required to be removed. Prior to submittal of a final plat application for this site, the applicant must obtain final approval of the PBA application. In summary, Staff recommends approval of the proposed preliminary plat request for this site with a development agreement and the recommended conditions listed in Exhibit B of this report in accord with the findings contained in Exhibit C. X. EXHIBITS A. Drawings/Other 1. Vicinity Map 2. Proposed Preliminary Plat (dated: 1/21/14) Biltmore Sub PP -14-004 PAGE 7 3. Proposed Landscape Plan (dated: 1/28/14) 4. Site Plan 5. Conceptual Building Elevations B. Agency & Department Comments/Conditions C. Required Findings from Unified Development Code Biltmore Sub PP -14-004 PAGE 8 A. Drawings 1. Vicinity Map - -- ! ! N W IiARRIS ST. Exhibit A Page 1 2. Proposed Preliminary Plat (dated: 1/21/14) cuwvE iuu w w .w oas Exhibit A Page 1 i — I I PRE .......... vt Exhibit A Page 1 i — I I PRE 3. Proposed Landscape Plan (dated: 1/28/14) 0 ©VE LL UM PLAN dtk j � ® A" an A" no ammum LLIng"i VLMW MOMsti rsm�sssr sr �Si .a= L17 PROPOSED RMUT10N RIDGE RU LZ'AOa . rt. rrR�Rfr/M��OIIYu Q LANWAPE PLAN Z" FM OVIW A&L gess MAX s� Aor w Fm SIAM :iv. MOM &" VLAWMW DWA3M asnvc s' awry "ENTL 1K ROGE SU9D. NO. 1 I Exhibit A Page 2 Y 9p�1 YI Yid i� ��ir-vii �e+ru � ® A" an A" no ammum LLIng"i VLMW MOMsti rsm�sssr sr �Si .a= L17 PROPOSED RMUT10N RIDGE RU LZ'AOa . rt. rrR�Rfr/M��OIIYu Q LANWAPE PLAN Z" FM OVIW A&L gess MAX s� Aor w Fm SIAM :iv. MOM &" VLAWMW DWA3M asnvc s' awry "ENTL 1K ROGE SU9D. NO. 1 I Exhibit A Page 2 LAM OCAPE PLAN Exhibit A Page 3 M=1 to 5 4 3 2 OL 3 2 SKLOCK Iff --7.3 --- C'Va" PL T IL F 20 -7-3 -77 2 roma 13 WA-WEmor- - 5 12 6 1 3 6 io 20 13 teem "A Was OWMALL PLA31L LSD Fm VL"w MM LAMONGAVU MOM AMD VSA� aeaam LILL L1.22 LAM OCAPE PLAN Exhibit A Page 3 I LANDMAPS NOW jnC?�+Ff3iTiSRLIIIM tim— �w 99 MIMME, �ry�acta�sssabasrazsxs�;.r. OO swR UA WOR own" . O ILiM OIiD O US Ilei U4 fOR DR"rtOtf YlImi00TD ti1�0 n W" ST. caui«a Stijl , N LANDSCAPE PLAN WON taA roR OTMMAI& OWN PLAW NEW D®D L" FOR lLAW sit. ULMOSa►*R 3IVr1r6 AM VI"M i s+�r� 11 �j Worn,sp� Exhibit A Page 4 4. Site Plan 5. Conceptual Building Elevations --1 W F—A -2- B. EXHIBIT B - AGENCY & DEPARTMENT COMMENTS/CONDITIONS 1. PLANNING DEPARTMENT 1.1 Site Specific Conditions of Approval 1.1.1 A Development Agreement (DA) was required as a provision of the Declaration of Consent to Annexation of this property. Prior to development of this property, a DA shall be entered into between the City of Meridian, the property owner(s), 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 prior to submittal of the final plat application. 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. Direct lot access to S. Kentucky Way and W. Harris Street, both collector streets, is prohibited in accord with UDC 11-3A-3. b. All development within the Williams pipeline easement at the southwest corner of the site shall comply with the Williams Gas Pipeline Developers' Handbook. An encroachment permit is required for any development improvements within the pipeline easement. c. Future development of this site shall be generally consistent with the site plan and conceptual building elevations submitted with this application included in Exhibits A.4 and A.5. d. The rear and/or sides of homes on lots that face or back up to S. Kentucky Way and W. Harris Street, both collector streets, shall incorporate articulation through changes in materials, color, modulation, and architectural elements (horizontal and vertical) to break up monotonous wall planes and roof lines. e. All existing structures on the site are required to be removed prior to signature on the final plat by the City Engineer. 1.1.2 The preliminary plat included in Exhibit A.2 dated 1/21/14 shall be revised as follows: a. Micropath connections shall be provided to the west (somewhere in the vicinity of Lots 16- 19, Block 9); to the north in the vicinity of Lot 9, Block 9 to connect to a pathway planned in Revolution Ridge Subdivision; through Blocks 4 and 5 to comply with block length standards; and between Lots 18 and 19, Block 2 to provide a pedestrian connection to the sidewalk along W. Harris Street. 1.1.3 The landscape plan included in Exhibit A.3 dated 1/28/14 shall be revised as follows: a. Provide micropath connections as detailed in condition #1.1.2a above and landscaping in accord with the standards listed in UDC 11 -3B -12C; b. Mitigation calculations for existing healthy trees proposed to be removed; c. Landscaping is required adjacent to the 10 -foot wide pathway in Lot 6, Block 8 in accord with UDC 11 -3B -12C. If landscaping is not allowed within the pipeline easement, it should be provided outside of the easement within the adjacent common area. 1.1.4 The developer shall construct all proposed fencing and/or any fencing required by the UDC, consistent with the standards as set forth in UDC 11-3A-7 and 11 -3A -6B. 1.1.5 The developer shall provide a minimum 10% qualified open space in accord with the standards listed in UDC 11 -3G -3B. -3- 1.1.6 In accord with the site amenity requirements listed in UDC 11-3G-3, the developer shall provide a tot lot with play equipment, a % basketball court, and a segment of the City's multi -use pathway system (or equivalent amenities as determined by the Planning Director) as proposed in Exhibit A.3. 1.1.7 A detail of the tot lot play structure proposed in the tot lot on Lot 1, Block 7 shall be submitted with the final plat application for the phase in which it is located. 1.1.8 All ditches are required to be piped in accord with UDC 11 -3A -6A unless waived by City Council. 1.1.9 Prior to submittal of a final plat application, the applicant must obtain final approval of the Property Boundary Adjustment (PBA -14-001) application. 1.2 General Conditions of Approval 1.2.1 Comply with all bulk, use, and development standards of the R-4 zoning district listed in UDC Table 11-2-A-5. 1.2.2 Comply with all provisions of 11-3A-3 with regard to access to streets. Direct lot access to S. Kentucky Way and W. Harris Street is prohibited. 1.2.3 Construct on -street bikeways on all collector streets as set forth in UDC 11-3A-5. 1.2.4 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set forth in UDC 11-3A-6. 1.2.5 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A- 15, UDC 11-313-6 and MCC 9-1-28. 1.2.6 Comply with the sidewalk standards as set forth in UDC 11-3A-17. Minimum 5 -foot wide detached sidewalks are required along S. Kentucky Way and W. Harris Street, both collector streets. 1.2.7 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11 -3B -5J. 1.2.8 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3C-6 for single-family dwellings. 1.2.9 Construct the required landscape buffers consistent with the standards as set forth in UDC 11 -3B - 7C. 1.2.10 Construct storm water integration facilities that meet the standards as set forth in UDC 11 -3B - 11C. 1.2.11 Construct all parkways consistent with the standards as set forth in UDC 11 -3A -17E, 11 -3G -3B5 and 11 -3B -7C. 1.2.12 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. 1.2.13 Protect any existing trees on the subject property that are greater than four -inch caliper and/or mitigate for the loss of such trees as set forth in UDC 11-3B-10. 1.2.14 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle. -4- 1.3 Ongoing Conditions of Approval 1.3.1 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 11-313-5, UDC 11-313-13 and UDC 11-313-14. 1.3.2 All common open space and site amenities shall be maintained by an owner's association as set forth in UDC 11 -3G -3F 1. 1.3.3 The project is subject to all current City of Meridian ordinances and previous conditions of approval associated with this site. 1.3.4 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. 1.3.5 The applicant shall have an ongoing obligation to maintain all pathways. 1.3.6 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set forth in UDC 11-3A-11. 1.3.7 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. 1.4 Process Conditions of Approval 1.4.1 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. 1.4.2 The applicant shall complete all improvements related to public life, safety, and health as set forth in UDC 11 -5C -3B. A surety agreement may be accepted for other improvements in accord with UDC 11 -5C -3C. 1.4.3 The final plat, and any phase thereof, shall substantially comply with the approved preliminary plat asset forth in UDC I 1-613-3C2. 1.4.4 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- 713 (if applicable). 1.4.5 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 11-613-7. 1.4.6 Upon installation of the landscaping and prior to inspection by Planning Division staff, the applicant shall provide a written certificate of completion as set forth in UDC 11-313-14A. 2. PUBLIC WORKS DEPARTMENT 2.1 Site Specific Conditions of Approval 2.1.1 Domestic Water service to the majority of the subject property does not currently exist, and is dependent on the establishment of Pressure Zone #5. This new Pressure Zone will provide service to lands above an approximate elevation of 2700 feet. To establish Pressure Zone #5, two new water sources will be needed, one of which must be a municipal well source, and the other can be from interconnecting pipes to other Pressure Zone #5 piping. The Public Works Department is in the early stages of planning a FY 2016 Capital Improvement Project to construct -5- a pipeline from the existing Pressure Zone #5 west to the vicinity of this development. This developer will be responsible to plan for a connection to this pipeline. Due to the elevation and pressure zone issues, the northeast portion of this proposed preliminary plat is the only area that will be able to be developed without the establishment of Pressure Zone #5. Detailed water modeling analysis will be required of final plat phases in this area to determine how much can be served by the existing Pressure Zone #4. The balance of the proposed development will not be able to be developed until such time that Pressure Zone #5 is established as stated above. 2.1.2 The applicant has offered to donate a site for a new municipal well. The site for the well will need to be coordinated with the Public Works Department, and be a minimum of 140'x140'. If the well site cannot be legally divided off and conveyed to the city at this time, 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. 2.1.3 When Pressure Zone 5 is established as noted above, and the developer proceeds with development of property in that area, the developer will be responsible for the installation of Pressure Reducing (PRV) station(s) to separate the Pressure Zones. The applicant shall provide an easement and install a pressure reducing station vault and conduits for the power lines and telemetry cable. The installation of the pressure reducing appurtenances shall be the responsibility of the Meridian Public Works Department. The applicant shall coordinate the vault and conduit design criteria with the Meridian Public Works Department as part of the development plan review process. 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, a single -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. -6- 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% will be required for all uncompleted fencing, landscaping, amenities, etc., prior to signature on the final plat. 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. -7- 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 3.1 The Police Department has no concerns with this application. 4. FIRE DEPARTMENT 4.1 The proposed project lies outside the five-minute response zone goal. Achievement of this goal is subject to budgetary constraints and is intended to enhance the probability of a favorable outcome on a request for Basic and Advanced Life Support. The budget constraints are typically defined as capital outlay for facilities that are located within 1.5 miles from a given location and sufficient operational funds to staff the facilities. 4.2 One and two family dwellings not exceeding 3,600 square feet require a fire -flow of 1,000 gallons per minute for a duration of 2 hours to service the entire project. One and two family dwellings in excess of 3,600 square feet require a minimum fire flow as specified in Appendix B of the International Fire Code. Fire Hydrant spacing shall be provided as required by Appendix C of the International Fire Code. 4.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in accordance with International Fire Code Section (IFC) 508.5.4 as follows: a. Fire hydrants shall have the 4 '/2" outlet face the main street or parking lot drive aisle. b. Fire hydrants shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works specifications. d. Fire Hydrants shall be placed on corners when spacing permits. e. Fire hydrants shall not have any vertical obstructions to outlets within 10'. f. Fire hydrants shall be placed 18" above finished grade to the center of the 4 %2" outlets. g. Fire hydrants shall be provided to meet the requirements of IFC Section 509.5. -8- 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 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28' inside and 48' outside, per International Fire Code Section 503.2.4. 4.5 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth in International Fire Code Section 304.1.2. 4.6 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. 4.7 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 lFC 10-4-2J. 4.8 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. 4.9 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) 4.10 The applicant shall work with Public Works and Planning Department staff to provide an address identification plan and a sign which meets the requirements of the City of Meridian sign ordinance and is placed in a position that is plainly legible and visible from the street or road fronting the property, as set forth in International Fire Code Section 505.1. 4.11 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. 4.12 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 30 homes, as set forth in International Fire Code Section D107.1. The two entrances should be separated by no less than V2 the diagonal measurement of the full development as set forth in International Fire Code Section D104.3. 5. REPUBLIC SERVICES 5.1 Republic Services has no comments on this application. 6. PARKS DEPARTMENT 6.1 The applicant shall contact Elroy Huff, City Arborist, at 888-3579 to coordinate mitigation for existing trees on the site that are proposed to be removed, in accord with UDC 11-313-10C.5. 7. ADA COUNTY HIGHWAY DISTRICT Comments have not yet been received from ACHD on this application. -9- C. Required Findings from Unified Development Code 1. Preliminary Plat Findings: In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: a. The plat is in conformance with the Comprehensive Plan; Staff finds that the proposed plat is in substantial compliance with the adopted Comprehensive Plan in regard to land use, transportation, and circulation. Please see Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for more information. b. Public services are available or can be made available and are adequate to accommodate the proposed development; Staff finds that public services are not available at this time. When available, 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 Commission or Council's attention. ACRD considers 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. -10-