Revolution Ridge Sub AZ-14-002 PP-13-040CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW ENID1A�N1,-----,
AND awl
DECISION & ORDER
In the Matter of the Request for Annexation and Zoning of 20.39 Acres of Land with an R-4 Zoning
District; and Preliminary Plat Consisting of 64 Building Lots and 5 Common Lots on 19.74 Acres of
Land for Revolution Ridge Subdivision, Located at 1100 W. Riodosa Drive, by C13, LLC.
Case No(s), AZ -14-002; PP -13-040
For the City Council Hearing Date of. April 15, 2014 (Findings on May 6, 2014)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of April 15, 2014, incorporated by
reference)
2. Process Facts (see attached Staff Report for the hearing date of April 15, 2014, incorporated by
reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of April 15, 2014,
incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of April 15, 2014, 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 (LC. §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 § 11-5A.
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 -14-002; PP -13-040
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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 April 15, 2014, 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 § 11-5A 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 & zoning and preliminary plat is hereby conditionally
approved with the requirement of a development agreement per the provisions in the attached
Staff Report for the hearing date of April 15, 2014, 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 11-613-713).
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-613-7.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-
613-7C).
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 11-513-31)).
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 11-513-3F).
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ -14-002; PP -13-040
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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 April 15, 2014
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ -14-002; PP -13-040
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By action of the City Council at its regular meeting held on the
2014.
COUNCIL PRESIDENT CHARLIE ROUNTREE
COUNCIL VICE PRESIDENT KEITH BIRD
COUNCIL MEMBER DAVID ZAREMBA
COUNCIL MEMBER JOE BORTON
COUNCIL MEMBER LUKE CAVENER
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COUNCIL MEMBER GENESIS MILAM VOTED ` U
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MAYOR TAMMY de WEERD VOTED
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Mayor Ta m de Weerd
Copy served upon Applicant, The Planning Division, Public Works Department and City Attorney.
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CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ -14-002; PP -13-040
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STAFF REPORT
TO:
FROM:
SUBJECT:
EXHIBIT A
Hearing Date: April 15, 2014
Mayor & City Council
Sonya Watters, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
AZ -14-002; PP -13-040 — Revolution Ridge Subdivision
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
E IDIAN<-
The applicant, C13, LLC, has submitted an application for annexation and zoning (AZ) of 20.39 acres
of land with an R-4 zoning district. A preliminary plat (PP) is also proposed consisting of 64 single-
family residential building lots and 5 common lots on 19.74 acres of land for Revolution Ridge
subdivision. 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 & Zoning Commission heard these items on March 6, 2014. At the
public hearing, the Commission moved to recommend approval of the subject AZ and PP
requests.
a. Summary of Commission Public Hearing:
i. In favor: Jim Conger, Applicant
ii. In opposition: None
iii. Commenting: Norma Petty; Rick Fisch, Tamara Hamilton, Brenda Jones, Kristy Rye,
Val Hill, Gordon Hamilton (all spearing for several groups); Alex McNish; and
Roberta Livesay
iv. Written testimony: Kevin Petty; and Laren Bailey, Applicant's Representative (in
agreement with staff report)
v. Staff presenting application: Sonya Watters
A. Other staff commenting on application: None
b. Key Issues) of Discussion by Commission:
i. The applicant should continue to work with the neighbors regarding their concerns
about connection to water and sewer, timing of construction of the fencing along the
west boundary; the construction entrance, expectations for contractors on the site; etc.
c. Key Commission Changes) to Staff Recommendation:
i. Modify condition #l.l.lb to allow for bollards with a chain instead of a gate for the
emergency access driveway off of Victory Road;
ii. Include the revised plat shown at the hearing in Exhibit A.2 and update condition #1.1.2
accordingly;
d. Outstanding Issues) for City Council:
i. Staff requests a new condition is added that requires a water main to be installed under
the micropath in Lot 8, Block 3. This main will connect into the water main being
required in the proposed Biltmore Subdivision to the south.
The Meridian City Council heard these items on April 15, 2014, At the public hearin , the
Council approved the subject AZ and PP request.
Revolution Ridge Sub AZ -14-002; PP -13-040 PAGE 1
EXHIBIT A
a. Summarry of City Council Public Hearing:
L. In favor: Jim Conger
L In opposition: None
iii. Commenting: Tamara Hamilton; Kevin Petty; Ryan Head. ACHD
iy-. Written testimony: Jim Conger, Kentucky Ridge Homeowner's Association: Kimberly
Hollingsworth; Curtis Hoaglund
Staff presenting application: Sonya Watters
Other staff commenting on application: None
b. fey Issues of Discussion by Council:
L. The provision of a sidewalk off-site on the east side of S. Kentucky Way instead of on
he site on the west side of S. Kentucky Wav:
L The request to leave the Sundall Lateral open due its large capacity and the size of pipe
necessary to the the facility:
iii. The requirement for fencing along the wet boundary of the site across the ri ht -of --way
of Rebellion Street; and
iy, City Council requested the applicant consider the street name theme presented by the
Kentucky Ridge HOA when determining the final street names for the subdivision.
c. Key Council Changes to Staff/Commission Recommendatio
i City Council approved a waiver to UDC 11-3A-6A.3b allowing the Sundall Lateral to
remain open and not be piped (see condition #l.l.e)•
ii. Add new conditions requiring an easement and water main to be installed within Lot 8.
Block 3 to connect into the water main required in the proposed Biltmore Subdivision to
he south (see Exhibit B, condition #1.1.2a & #1.1.81:
iii. Add a new condition requiring a 5 -foot wide detached sidewalk to be provided off-site
long the east side of S. Kentucky Way instead of on the site along the wet side of S
Kentucky Way (see condition #1.1.9): and
k- Add a new condition requiring a 6 -foot tall solid temporary fence to be constructed
cross the right-of-way of Rebellion Street at the west boundary of the site with a sign
stating the road will be extended in the future (see condition #1.1.101.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbers AZ -14-
002 & PP -13-040, as presented in the staff report for the hearing date of April 15, 2014, with the
following modifications: (Add any proposed modifications).
Denial
After considering all staff, applicant and public testimony, I move to deny File Numbers AZ -14-002
& PP -13-040, as presented during the hearing on April 15, 2014, for the following reasons: (You
should state specific reasons for denial)
Continuance
I move to continue File Numbers AZ -14-002 & PP -13-040 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 at 1100 W. Riodosa Drive, in the NW '/4 of Section 25, Township 3 North,
Range 1 West. (Parcel #: R4882810600)
Revolution Ridge Sub AZ -14-002; PP -13-040 PAGE 2
EXHIBIT A
B. Owner(s):
Jim Conger
1627 S. Orchard St.
Boise, Idaho 83705
C. Applicant:
C13, LLC
1627 S. Orchard St.
Boise, Idaho 83705
D. Representative:
Laren Bailey, LEI Engineers & Surveyors
3023 E. Copperpoint Drive, Ste. 201
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 annexation and zoning and 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: February 17, and March 3, 2014 (Commission); March 24,
and April 7, 2014 (City Council)
C. Radius notices mailed to properties within 300 feet on: February 14, 2014 (Commission); March
20, 2014 (City Council)
D. Applicant posted notice on site(s) on: February 24, 2014 (Commission); April 7, 2014 (City
Council
VL LAND USE
A. Existing Land Use(s) and Zoning: This site consists of rural residential property, zoned RUT in
Ada County.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: W. Victory Road and rural residential properties, zoned RI in Ada County
2. East: Residential properties in Kentucky Ridge Estates, zoned R-4
3. South: Rural residential/agricultural property, zoned RUT in Ada County
4. West: Rural residential/agricultural property, zoned RUT in Ada County
C. History of Previous Actions: This land was previously platted as Lot 3, Block 3, Kentucky Ridge
Estates Subdivision.
D. Utilities:
1. Location of sewer: A sanitary sewer main intended to provide service to the subject property
currently exists in S. Stoddard Road at the intersection of S. Silvertip Lane.
2. Location of water: A water main intended to provide service to the subject property currently
exists at the intersection of W. Victory Road and S. Stoddard Road.
Revolution Ridge Sub AZ -14-002; PP -13-040 PAGE 3
EXHIBIT A
Issues or concerns: The applicant shall be responsible for the construction of water and sewer
mains from their current points of terminus to and through the proposed development. Due to
limitation of the ability to provide fire flows above elevation 2706.00, development will be
limited to the northern portion of the proposed preliminary plat, roughly north of the lots
fronting both sides of Riodosa, assuming that Riodosa will be constructed at a finish grade
elevation 2706.00 or lower. In this case, Lots 2-4, Block 4, Lots 23-31, Block 2, and all of
Block 3 would not be able to be developed until such time that an additional water supply
source is available to the south in Pressure Zone 5, and a Pressure Reducing (PRV) station is
in place separating the Pressure Zones.
E. Physical Features:
1. Canals/Ditches Irrigation: There is a ditch that runs along the southern boundary of the site as
well as across the southwest corner 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) 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 applicant proposes annex the subject property with an R-4 zoning district and develop 64 single-
family residential detached homes on the site. The gross density is 3.2 dwelling units (d.u.) per acre.
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
propose of providing the City with a range of affordable housing opportunities." (3.07.01E)
The proposed naedhnn-lotiv density residential developrraent should add variety to the lotiv
density residential awes that exist in this area.
® "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. Kentarcky Wary, a residential collector
street, and W Victory Road, an arterial street, in accord with the standards listed in UDC
11 -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 ruedium low-density) residential development shoarld be corrapatible tivith
existing adjacent residential and agricultural arses.
"Require common area in all subdivisions." (3.07.02F)
The proposed plat depicts a total of 1.98 acres of qualified opera space%onnnon area to be
provided on the site in accord with the standards listed in UDC 11 -3G -3B.
Revolution Ridge Sub AZ -14-002; PP -13-040 PAGE 4
EXHIBIT A
® "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 south and west for future extension and
interconnectivity. A couple of streets (Riodosa and Blue Downs) are also proposed to connect
to existing stub streets in Kentucky Ridge Estates Subdivision.
® "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 west and south and to the
east to the sidewalk along S. Kentucky Way.
® "Permit new development only where urban services can be reasonably provided at the time
of final approval and development is contiguous to the City." (3.01.0117)
Cit}) ser -vices ivill be extended with the development of the site in accord with UDC 11-3A-21.
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. 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 detached 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 I 1-2A-5 for the R-4 zoning district.
D. Landscaping: Street buffer landscaping shall be installed in accordance with the standards listed
in UDC Tables 1 I -2A-5 for the R-4 zoning district.
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:
1. Annexation & Zoning
The applicant has applied to annex and zone a total of 20.39 acres of land with an R-4 zoning
district. As discussed above in Section VII, the proposed zoning is consistent with the
corresponding FLUM designation of LDR.
The applicant proposes to develop 64 single-family homes on the site as shown on the
preliminary plat in Exhibit A.2.
The legal description submitted with the application, included in Exhibit C, shows the boundaries
of the property proposed to be annexed and rezoned. The property is contiguous to land that has
been annexed into the City and is within the Area of City Impact boundary.
Revolution Ridge Sub AZ -14-002; PP -13-040 PAGE 5
EXHIBIT A
The City may require a development agreement (DA) in conjunction with an annexation pursuant
to Idaho Code section 67-6511A. In order to ensure the site develops as proposed with this
application, staff recommends a DA is required as a provision of annexation with the provisions
included in Exhibit B.
Because the FLUM designation for this property is LDR, which allows for densities of 3 dwelling
units per acre or less and the proposed gross density is 3.2 dwelling units per acre, Staff believes
the proposed R-4 zoning is appropriate for this property.
2. Preliminary Plat
The proposed preliminary plat is a re -subdivision of Lot 3, Block 3, Kentucky Ridge Estates
Subdivision. The proposed plat consists of 64 single-family residential building lots and 5
common area lots on 19.74 acres of land in a proposed R-4 zoning district. The average lot size in
the proposed development is 9,400 square feet.
Dimensional Standards: Staff has reviewed the proposed plat for compliance with the
dimensional standards listed in UDC Table 11-2A-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 block face along the southern boundary of the site that
includes Block 3 and the lots to the east in Kentucky Ridge Estates Subdivision measures
approximately 1,140 feet. The UDC does allow for the block length to be extended to 1,000 feet
when a pedestrian connection is provided. Because of the location of the Sundall Lateral, a stub
street to the south on the west side of the lateral as proposed seems to be a better location than on
the east side of the lateral and will provide access to the south on the west side of the lateral in the
future. Therefore, staff recommends a micropath is provided to the south between Lots 7 and 8,
Block 3 for fiiture pedestrian interconnectivity between subdivisions in accord with the block
length requirements.
Existing Structure(s): There is an existing home on the site that is proposed to remain on Lot 14,
Block 2. The existing home is required to comply with the building setbacks of the R-4 zoning
district. The home appears to comply with all setbacks except for the rear setback which is 15
feet; the south east property line adjacent to the common area on Lot 22, Block 2 should be
shifted so that the house meets the minimum rear setback requirement.
Access: Access to this site is proposed on the plat from two accesses via S. Kentucky Way by
way of W. Victory Road. Stub sheets are proposed to the west and south for future extension and
interconnectivity.
A direct access via W. Victory Road is also proposed for emergency access only across Lot 4,
Block 1. The Fire Department and Staff recommends the developer install a 20 -foot wide gate
with a Knox padlock to restrict access for emergency purposes only. The emergency access
should be constructed with the first phase of development.
The plat depicts 42 -foot and 48 -foot wide right-of-way sections. On the 42 -foot wide street
sections, parking is only allowed on one side of the street. Staff recommends "no parking" signs
are installed at regular internals along the street.
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.
Revolution Ridge Sub AZ -14-002; PP -13-040 PAGE 6
EXHIBIT A
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.
Landscaping: A landscape plan was submitted with this application for the area proposed to be
platted as shown in Exhibit A.3. A minimum 25 -foot wide street buffer is required along W.
Victory Road and a minimum 20 -foot wide buffer is required along S. Kentucky Way as
proposed. Landscaping within both street buffers 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 submitted with the final plat should incorporate the following revisions: 1)
Where bark is proposed, the area is required to be at least 70% covered with vegetation at
maturity in accord with UDC 11 -3B -5N; and 2) Because the parkway along W. Victory Road is
proposed to count toward the qualified open space requirement, one tree per 35 lineal feet is
required to be planted within the parkway area in addition to the landscaping required within the
street buffer area.
Tree Mitigation: The landscape plan states there are 4 existing ornamental trees on the site that
will be relocated. If there are any trees that are 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.
Open Space & Site Amenities: Based on the area of the preliminary plat (19.74 acres), a
minimum of 10% of the site (or 1.97 acres) is required to consist of qualified open space as
defined in UDC 11 -3G -3B. The applicant proposes a total of 1.98 acres of qualified open space,
consisting of a 1.39 acre park, the parkway and 'I/2 the street buffer along W. Victory Road, the
frill street buffer along S. Kentucky Way, and a micropath/emergency access connection to
Victory Road in compliance with this requirement.
In accord with UDC 11 -3G -3A.2, a minimum of one qualified site amenity is required to be
provided with this development as set forth in UDC 11 -3G -3C. The applicant proposes a fitness
park that will feature 1.3 acres of open space for a play area, a 1/8 mile long pathway around the
perimeter of the park, and nearly a dozen workout stations as quality of life amenities in accord
with UDC requirements.
Sidewalks: Sidewalks are required along all public streets as set forth in UDC 11-3A-17. A
minimum 5 -foot wide detached sidewalk is required along W. Victory Road and S. Kentucky
Way. Five-foot wide attached sidewalks are proposed along internal streets within the
subdivision.
Pathways: There is not a regional pathway designated on the Master Pathways Plan for this site.
There are no pathways proposed to adjacent properties.
In order to promote neighborhood connectivity as detailed in the Comprehensive Plan, staff
recommends micropath connections to the west (between Lots 11 and 12, Block 2) and to the
south (between Lots 7 and 8, Block 3) boundaries of the subdivision. For topography reasons,
staff is not recommending a pathway be provided to the east (between Lots 13 and 14, Block 1) to
the sidewalk along S. Kentucky Way as there is a 5% grade in that area which would not comply
with ADA standards. Landscaping should be provided adjacent to the pathways in accord with
the standards listed in UDC 11 -3B -12C.
Revolution Ridge Sub AZ -14-002; PP -13-040 PAGE 7
EXHIBIT A
Waterways: The Sundall Lateral crosses the southwest corner of the site. All ditches on the site
are required to be piped unless waived by City Council in accord with UDC 11 -3A -6A. The
applicant is requesting a waiver from City Council due to the large capacity of the lateral. The
applicant anticipates that a 36-48" diameter pipe would be required to tile the lateral.
The final plat should depict the easement for the lateral on the face of the plat and label it as such.
Floodplain: This site does not lie within the Meridian Floodplain Overlay District.
Building Elevations: The applicant has submitted conceptual building elevations for the future
homes in this development, included in Exhibit A.S. Because homes on lots that back up to W.
Victory Road and S. Kentucky Way will be highly visible, staff recommends the rear 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: A 6 -foot tall vinyl fence is proposed along the perimeter boundary of the subdivision as
depicted on the landscape plan; a 5 -foot tall wrought iron fence is proposed around the common
area on Lot 22, Block 2 and adjacent to the common area on Lot 4, Block 1 in compliance with
the standards listed in UDC 11-3A7.
If the Sundall Lateral will not be improved as part of the development to be a water amenity (as
defined in 11-1A-1), the lateral is required to be fenced with an open vision fence at least 6 -feet
in height and having an 11-guage, 2 -inch mesh or other construction, equivalent in ability to deter
access to the lateral.
All fencing should comply with the standards listed in UDC 11 -3A -6B and 11-3A-7
In sunnnary, Staff recommends approval of the proposed annexation and 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/Zoning Map
2. Proposed Preliminary Plat (dated: 1/28/14) - REVISED
3. Proposed Landscape Plan (dated: 1/25/13)
4. Site Plan (dated: January 2014)
5. Conceptual Building Elevations
B. Agency & Department Comments/Conditions
C. Legal Description & Exhibit Map for Annexation Boundary
D. Required Findings from Unified Development Code
Revolution Ridge Sub AZ -14-002; PP -13-040 PAGE 8
EXHIBIT A
A. Drawings
1. Vicinity/Zoning Map
Exhibit A Page 1
EXHIBIT A
2. Proposed Preliminary Plat (dated: 1/28/14) - REVISED
REVOLUTION RIDGE
SUBDIVISION
A PARCEL Of UND ALL LOCATED LY A P(MIZON 01• WE SE 1/4 OF
SECMV 26• MY, RIV. DM, MT OF MERMLAY, A&A COUNTY, IDA90
2013
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4A• RIGHT-OF-WAY SECTION
Exhibit A Page 1
EXHIBIT A
3. Proposed Landscape Plan (dated: 1/25/13)
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Exhibit A Page 2
EXHIBIT A
4. Site Plan (dated: January 2014)
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Revolution Ridge or o. MJM) .
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EXHIBIT A
5. Conceptual Building Elevations
Revol ltition We- e - Sample Home Elevations
Sample rear elevations that would be along PV. Victot,
.1, Road
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EXHIBIT A
-4-
EXHIBIT A
B. EXHIBIT B - AGENCY & DEPARTMENT COMMENTS/CONDITIONS
1. PLANNING DEPARTMENT
1.1 Site Specific Conditions of Approval
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. Direct lot access to W. Victory Road (except for the emergency access driveway on Lot 4,
Block 1) and S. Kentucky Way is prohibited in accord with UDC 11-3A-3.
b. The emergency access driveway via W. Victory Road on Lot 4, Block 1 shall be constructed
with the first phase of development. The entrance to the driveway shall be gated with ., 20
foot . ide gate with „ Knox ,..,,1leel, have bollards with a chain between them and shall have a
paved 5 -foot wide pathway around the gate bollards for pedestrian access.
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 AA and A.5.
d. The rear or sides of homes on lots that back up to W. Victory Road and S. Kentucky Way
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. The Sundall Lateral, which crosses the southwest corner of the site, is fequired to be piped i
aeEer-d with UDC 11 3A 6A unless waived by City C,.,,nei allowed to remain open and
not be piped as approved by City Council in accord with UDC 11-3A-6A.3b.
1.1.2 The revised preliminary plat included in Exhibit A.2 dated 1/28/14 shall be revised follows: is
approved.
a. Minimum 5 foot wide eommen lots f miefopaths shall be pfovided to the west bet
Lots 1 1 .,n 1 7 Block 2 and to the „tl-, between Tats 7 .,n Q Bleek 3 f f ,� de t •'.,
.���.� i i u.au icy, Livv.� i, uuu w uav uvuui �v�vr wird ,
b. The existing home eti hot 14, Bleek 2 is fequifed to eemply with the dimensional standards
of the R 4 distr-iet listed in 11 G Table 11 2A S. The south east pfoperty line adjaeent to the
eemmon area on Lot l3leek 2 should be shifted so that the hetise meets the
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sett aek f e t of 15 F of 3
a. Depict a 20 -foot wide easement for the water main required in Lot 8, Block 3.
1.1.3 The landscape plan included in Exhibit A.3 dated 1/25/13 shall be revised as follows:
a. Depict a 20-f et wid bollards with a chain between them across the emergency access
driveway via W. Victory Road on Lot 4, Block 1 and a 5 -foot wide pathway around the
bollards for pedestrian access.
b. Minimum 15 -foot wide common lots for micropaths shall be provided to the west between
Lots 11 and 12, Block 2 and to the south between Lots 7 and 8, Block 3 and shall be
landscaped in accord with the standards listed in UDC 11 -3B -12C.
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EXHIBIT A
c. If Council approves a waiver to allow the Sundall Lateral to remain open and not be piped
and it's not improved as a water amenity, the lateral shall be fenced with an open vision fence
at least 6 -feet in height having an 11-guage, 2 -inch mesh or other construction, equivalent in
ability to deter access to the lateral in accord with the standards listed in UDC 11 -3A -6B.
d. Where bark is proposed within required landscape areas, the area is required to be at least
70% covered with vegetation at maturity in accord with UDC 11 -3B -5N.
e. One tree per 35 lineal feet is required to be planted within the parkway area along W. Victory
Road in addition to the landscaping required within the street buffer 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.
1.1.6 The emergency access driveway via W. Victory Road shall be constructed in accord with Fire
Department standards (see condition #4.8 below).
1.1.7 In accord with the site amenity requirements listed in UDC 11-3G-3, the developer shall provide
exercise stations and a perimeter pathway within Lot 22, Block 2 as proposed in Exhibits A.4 and
A.S.
1.1.8 The developer is required to extend a water main through Lot 8, Block 3 to the south
boundary of the subdivision for future extension.
1.1.9 The developer is required to construct a minimum 5 -foot wide detached sidewalk off-site on
the east side of S. Kentucky Way in lieu of a sidewalk on the west side of S. Kentucky Way
as determined at the Citv Council hearing.
1.1.10 A 6 -foot tall solid temporary fence is required to be constructed across the right-of-way of
Rebellion Street and a sign installed on the fence stating the street will be extended in the
future.
1.2 General Conditions of Approval
1.2.1 Comply with all bulls, 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 W.
Victory Road and S. Kentucky Way 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.
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 11-313-
7C.
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EXHIBIT A
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 asset forth in UDC 11-6C-3,
including but not limited to cul-de-sacs, alleys, driveways, common driveways, easements,
blocks, sheet 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 11-313-10.
1.2.14 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle.
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 11-313-6 and to install and maintain all landscaping as set forth
in UDC 11-3B-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 11-3 G -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 properly, 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 as set forth in UDC 11-613-3C2.
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 -
7B (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.
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EXHIBIT A
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 -3B -14A.
2. PUBLIC WORKS DEPARTMENT
2.1 Site Specific Conditions of Approval
2.1.1 The applicant shall be responsible for the construction of water and sewer mains from their
current points of terminus to and through the proposed development. Due to limitation of the
ability to provide fire flows above elevation 2706.00, development will be limited to the northern
portion of the proposed preliminary plat, roughly north of the lots fronting both sides of Riodosa,
assuming that Riodosa will be constructed at a finish grade elevation 2706.00 or lower. In this
case, Lots 2-4, Block 4, Lots 23-31, Block 2, and all of Block 3 would not be able to be
developed until such time that an additional water supply source is available to the south in
Pressure Zone 5, and a Pressure Reducing (PRV) station is in place separating the Pressure
Zones.
2.1.2 When additional water supply source is available to the south in Pressure Zone 5, and the
developer proceeds with development of those lots restricted above, the developer will be
responsible for the installation of a Pressure Reducing (PRV) station near the northeast corner of
Lot 22, Block 2. 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.
2.1.3 The terminus of the water main in the Riodosa cul-de-sac shall terminate with a fire hydrant
between Lot 14 and the pathway connection.
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,
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EXHIBIT A
the developer will be responsible for the payment of assessments for the common areas prior to
prior to receiving development plan approval.
2.2.5 All existing structures that are required to be removed shall be prior to signature on the final plat
by the City Engineer.
2.2.6 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6.
Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association
(ditch owners), with written approval or non -approval submitted to the Public Works Department.
If lateral users association approval can't be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to final plat signature.
2.2.7 Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
2.2.8 Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and
inspections (208)375-5211.
2.2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated,
fencing installed, drainage lots constructed, road base approved by the Ada County Highway
District and the Final Plat for this subdivision shall be recorded, prior to applying for building
permits.
2.2.10 A letter of credit or cash surety in the amount of 110% 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 11-12-314.
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 peals 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
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EXHIBIT A
accordance with the approved design plans. This certification will be required before a certificate
of occupancy is issued for any structures within the project.
2.2.20 At the completion of the project, the applicant shall be responsible to submit record drawings per
the City of Meridian AutoCAD standards. These record drawings must be received and approved
prior to the issuance of a certification of occupancy for any structures within the project.
2.2.21 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public
roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights
shall be installed at developer's expense. Final design shall be submitted as part of the
development plan set for approval, which must include the location of any existing street lights.
Street lighting is required at intersections, corners, cul-de-sacs, and at a spacing that does not
exceed that outlined in the Standards. The contractor's work and materials shall conform to the
ISPWC and the City of Meridian Supplemental Specifications to the ISPWC.
2.2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount
of 125% of the total construction cost for all incomplete sewer, water and reuse infrastructure
prior to final plat signature. This surety will be verified by a line item cost estimate provided by
the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Please contact Land Development Service for more information at 887-2211.
2.2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of
20% of the total construction cost for all completed sewer, water and reuse infrastructure for
duration of two years. This surety will be verified by a line item cost estimate provided by the
owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Please contact Land Development Service for more information at 887-2211.
3. POLICE DEPARTMENT
3.1 The Police Department has no concerns with this application.
4. FIRE DEPARTMENT
4.1 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. Fine 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 %" outlets.
g. Fire hydrants shall be provided to meet the requirements of IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
4.2 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.
4.3 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth
in International Fire Code Section 304.1.2.
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EXHIBIT A
4.4 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.
4.5 Operational fire hydrants, temporary or permanent street signs, and access roads with an all weather
surface are required to be installed before combustible construction material is brought onto the site,
as set forth in International Fire Code Section (IFC) 501.4 and Meridian amendment to IFC 10-4-2J.
4.6 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.
4.7 The developer shall install a 20 footwide gate with a Knox padloek bollards with a chain
across the emergency access driveway via W. Victory Road on Lot 4, Block 1 to restrict
access for emergency purposes only.
4.8 The emergency access driveway via W. Victory Road across Lot 4, Block 1 shall have a 20'
wide improved surface capable of supporting an imposed load of 75,000 lbs. The driveway
shall be marked in accordance with Appendix D Section D103.6 Signs.
4.9 Parking is only allowed on one side of the streets that are constructed as 42 -foot wide street
sections. "No parking" signs shall be installed at regular intervals along the street.
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
7.1 Site Specific Conditions
7.1.1 Construct a detached 5 -foot wide sidewalk parallel to Victory Road located a minimum of 36 -feet
from centerline of the road abutting the site.
7.1.2 Construct a 5 -foot wide detached sidewalk on the west side, OR, on the east side; but not both.
ACHD preference is the east side, if approved by the City. If not approved by the City, then west
side of Kentucky Way. The sidewalk should be located a minimum of 24 -feet from centerline
along Kentucky Way abutting the site.
7.1.3 Provide permanent right-of-way easements for all public sidewalk placed outside of the dedicated
right-of-way. 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 Install "NO PARKING" signs on Kentucky Way if not already there.
7.1.5 Construct Blue Downs Street into the site as a 34 -foot street section with curb, gutter, and 5 -foot
wide concrete sidewalk within 48 -feet of right-of-way.
7.1.6 Construct Rebellion Street and Redup Street, as a 34 -foot street section (back of curb to back of
curb) with rolled curb, gutter, and 5 -foot wide sidewalk within 48 -feet of right-of-way.
7.1.7 Construct the internal streets, Revolution, Riot, Riodosa, and Revolt Streets, as 29 -foot street
sections with rolled curb, gutter, and 5 -foot wide concrete attached sidewalks within 42 -feet of
EXHIBIT A
right-of-way.
7.1.8 Provide written approval from the appropriate fire department for the reduced street sections prior
to final plat.
7.1.9 hlstall "NO PARKING" signs on one side of the 29 -foot street sections in accordance with
District policy and Fire Department specifications.
7.1.10 Construct 3 cul-de-sacs at the terminus of Riodosa Street, Riot Street and Rebellion Street with a
minimum turning radius of 45 -feet.
7.1.11 Construct Rebellion Street as a stub street to the west, between Block 1 Lots 1 & 2 and Block 2
Lot 1, located approximately 200 -feet south of Victory Road (centerline to centerline).
7.1.12 Construct Redup Street as a stub street to the south, between Block 2 Lots 30 & 31 and Block 3
Lot 1, located approximately 150 -feet east of the west property line.
7.1.13 Construct a 30 -foot wide driveway 250 -feet west of Kentucky Way and 240 -feet east of an
existing residential driveway onto Victory Road.
7.1.14 Pave the driveway 21 -feet in width it entire length from Victory Road to Rebellion Street and
coordinate with ACRD and the Meridian Fire Department on design and restricting the driveway
for emergency purposes only.
7.1.15 Payment of impacts fees are due prior to issuance of a building permit.
7.1.16 Comply with all Standard Conditions of Approval.
7.2 Standard Conditions of Approval
7.2.1 All irrigation facilities shall be relocated outside of the ACRD right-of-way.
7.2.2 Private Utilities including sewer or water systems are prohibited from being located within the
ACRD 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. The
applicant shall be required to call DIGLINE (1-811-342-1585) at least two frill business days
prior to breaking ground within ACRD right-of-way. The applicant shall contact ACRD Traffic
Operations 387-6190 in the event any ACRD 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.
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EXHIBIT A
7.2.9 All design and construction shall be in accordance with the ACRD 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 ACRD. The burden shall be upon the applicant to obtain written confirmation
of any change from ACHD.
7.2.12 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 a waiver/variance of the requirements or other legal relief is granted by the ACHD
Commission.
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EXHIBIT A
C. Legal Description & Exhibit Map for Annexation Boundary
LEGAL DESCRIPTION FOR
ANNEXATION
A parcel of land located In the Northwest 1/4 of Section 26, Township 3 North, Range 1 West,
Boise Meridian, Ada County, Idaho. tieing further described as follows;
BASIS OF CLEARINGS;
The North line of the Northwest 1/4 of Section 26, Township 3 Norlh, Range 1 West, Boise
Meridian, derived from found monuments and taken as South 89120'30" East with the distance
between monuments found to be 2,640,21 feet.
BEGINNING at a point on the North line of the Northwest 1/4 of Section 25, Township 3 North,
Range 1 West, Boiso Meridian, from which the Northwest corner of said Section 26 bears
North 89°20'30" West a distance of 1,620.02 feet;
thence along said North tine, South 89°20'30" East a distance of a distance of 478.19 feet to (lie
centerline of Kentucky Ridge Road;
thence along said centerilne the following three(3) courses:
South 0028'22" West a distance of 191.56 feet;
along a curve to the left with a radius of 228.00 feet and a contral angle of 57°44'16" an arc
length of 229.76 feet with a chord bearing of Snuth 2.8°2346" Cast, and a chord dlstance of
220.16 feet;
South 57916163" East a distance of 65.36 feet;
thence leaving said centerline, South 32°44'07" West a distance of 30.00 feet;
thence South 61136'16" West a distance of 33.74 feet;
thence South 10°47118" West a distance of 339.91 feet;
thence South 00027'48" West a distance of 628.85 feet;
thence North 89023'16" West a distance of 835,02 feet;
thence North 00°32'33" East a distance of 598.66 feel;
thence Soulh 89°20'30" East a distance of 300.00 feet;
thence North 00°32'33" East a distance of 726.00 feet to the POINT OF BEGiNNING,
Said parcel containing 880,381 WILlare feet or 20.39 acres, more or less,
END OF DESCRIPTION
Russell E. Badcdley, P,L.S. 12458
Timberline Surveying
847 park Centre Way, Suite 3
Nampa, Idaho 83651
(208) 4655687
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EXHIBIT A
BASIS OF BL=ARING
$89120'3018 - 2640.21'
2324 $89'20'30"E Sao' 20' SOV
Ile 26 1020.02'
I
�I
M
I
S60' 20' 30"I+ - 300,00
A IVNEX4 TION
808,381 sq,ft.
20.39 ac,
V10YORv Roan $89°20'30'x•642.00'
�7 M
I Curvo TWO
CURVE LEN4TIi RADIUS DELTA rANdEW CHOW IWARENG I
C1 2
29.7v 220.00' 07`010' 126.70,220.10' 820'2J40'k
NBfJ'23''16"W • 835,02' � ti. ��'
65,36'
'---532'44'01"W
3'0,00'
561'36'961W
33.14'
A-111
I" = 200'
REVOLUTION MIDGE SUBDIVISION
ANNEXATION--�
DISPLAY MAP rA>31:1ti,IN>? _-
SURVEYING
SECTION 26, TOWNSHIP 3 NORTH, RANGE 1 WEST, a,M, 61)PA ,RM WAr.avlte1.&e WARAuo ausi
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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 with an R-4 zoning district and
proposes a gross density of 3.2 dwelling units per acre consistent with the FLUM designation
of LDR. Therefore, the City Council finds that the proposed map amendment complies with
the provisions of the Comprehensive Plan and should be compatible with adjacent residential
uses (see section VII above for more information).
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The City Council finds that the proposed map amendment to the R-4 zoning district is
consistent with the propose statement for the residential districts as detailed in Section VIII
above.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
The City 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.
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 City 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 11-513-3.E).
The City Council finds annexing this property with an R-4 zoning district is in the best
interest of the City.
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short
plat, the decision-making body shall make the following findings:
a. The plat is in conformance with the Comprehensive Plan;
The City Council finds that the proposed plat is in substantial compliance with the
adopted Comprehensive Plan in regard to land use, transportation, and circulation. Please
see Con2prehensive Plan Policies and Goals, Section VII, of the Staff Report for more
in7forination.
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EXHIBIT A
b. Public services are available or can be made available and are adequate to
accommodate the proposed development;
The City Council finds that public services will be provided to the subject property upon
development. (See Exhibit B of the Staff Report for more details from public service
providers.)
c. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because City water and sewer and any other utilities will be provided by the development
at their own cost, the City Council finds that the subdivision will not require the
expenditure of capital improvement fiends.
d. There is public financial capability of supporting services for the proposed
development;
Based upon comments from the public service providers (i.e., Police, Fire, ACRD, etc.),
the City Council finds there is public financial capability of supporting services for the
proposed development. (See Exhibit B for more detail.)
e. The development will not be detrimental to the public health, safety or general
welfare; and City Council
The City Council is not aware of any health, safety, or environmental problems
associated with the platting of this property. ACRD considers road safety issues in their
analysis. After consideration of public testimony presented at the hearing, the City
Council determined the proposed subdivision should not be detrimental to the public
health, safety or general welfare.
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