CC - Staff ReportSTAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
DATE: November 27, 2018
TO: Mayor & City Council
FROM: Josh Beach, Associate Planner
208-884-5533
SUBJECT: H-2018-0091
Rockbury Townhomes Subdivision
PROPERTY LOCATION:
The site is located near the northwest
corner of W. Chinden Blvd and N. Tree
Farm Way.
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Preliminary plat (PP) consisting of forty-seven (47) residential buildable lots and eight (8) common lots on
6.23 acres of land in the R-15 zoning district.
II. SUMMARY OF REPORT
The Meridian Planning & Zoning Commission heard these items on October 18'h, 2018. At the public
hearing,
the Commission moved to recommend approval of the subject preliminary plat request.
a.
Summary of Commission Public Hearing:
i.
In favor: Michael Nigh, Pete Rockwell,
ii.
In opposition: None
iii.
Commenting: Jane Albert, Susan Karnes, Shelley Lupher
iv.
Written testimony: None
v.
Staff presenting application: Josh Beach
vi.
Other staff commenting on application: None
b.
Key
issue(s) of Public Testimony:
L.
Discrepancy between he proposed elevation provided.
ii.
Why a traffic study was not required.
iii.
Lack of quality design
c.
Key
Issues of Discussion by Commission:
L
Lack of parking
ii.
Small setbacks between buildings
d.
Commission Changes) to Staff Recommendation:
L
Add condition 1.1.10 to read as follows "At least ten days prior to the City Council hearing, the
applicant shall provide a revised site plan showing ten off-street parking spaces within the
development."
e.
Outstanding Issue(s) for City Council:
Page 1
i. None
A. Project Summary
Acreage
Future Land Use Designation
Existing Land Use
Proposed Land Use(s)
Current Zoning
Proposed Zoning
Lots (# and type; bldg/common)
Density (gross & net)
Open Space
Amenities
Physical Features (waterways,
hazards, flood plain, hillside)
History (previous approvals)
Details
6.23
MDR Medium Density Residential (3-8 DU/Acre)
Vacant
Attached single-family
R-15
R-15
47 single-family buildable and 8 common lots
5.8 Gross/12.4 Net
0.66 acres, at 11%
50X100 grassy area, plaza and water feature
None
Annexed in 2006 as Tree Farm Annexation (AZ -06-004),
Preliminary Plat in 2017 as Rockbury Subdivision (H-2018-
0018)
Page 2
Page
B. Community Metrics
Details
Page
ACHD report (yes/no)
No report as of print deadline
Requires ACHD
Unknown
Commission Action
(yes/no)
Access (Arterial/Collectors/State
One (1) access to the east (Tree Haven Way), One (1)
Hwy/Local)(Existing and Proposed)
emergency access to the north (Tree Crest Way)
Traffic Level of Service
Distance to Fire Station
Not provided
Fire response time
5 minutes
Resource reliability
77%
Risk identification
1
Accessibility
Meets requirements, however no overflow parking is
provided.
Specialty/resource needs
Meets requirement
Water supply
1000 gallons per minute
Distance to Police Station
8 miles
Police response time
8 minutes
Calls for service
74 calls within 1 mile of the site
% of calls for service split
P3-1.4%, P-2 58.8%, P1-40.5%, PO -1.4%
by priority
Accessibility
Accessibility is not an issue
Specialty/resource needs
None
Crimes
15
Crashes
10
Page 3
C. Project Area Maps
Future Land Use Map
Aerial Map
Zoning Map
Planned Development Map
III. APPLICANT INFORMATION
A. Applicant/Owner:
Michael Nigh
904 Madrid Avenue
Torrance, CA 90501
B. Representative:
Jon Breckon, Breckon Land Design
6661 N. Glenwood Street
Boise, ID 83714
Page 4
IV. NOTICING
A. Newspaper notification published on: September 28, 2018
B. Radius notice mailed to properties within 300 feet on: September 21, 2018
C. Applicant posted notice on site on: October 8, 2018
D. Next door posting: September 25, 2018
E. Neighbor meeting date and number of attendees: June 14, 2018 with 24 residents plus the
applicant being present.
V. STAFF ANALYSIS
This property is designated Medium Density Residential (MDR) on the Comprehensive Plan Future Land Use
Map (FLUM). 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 (d.u.) per acre.
The applicant proposes to develop the site with 47 single-family residential lots and 8 common lots. The gross
density of the proposed plat is 5.8 d.u. per acre with a net density of 12.4 d.u. per acre, which falls within the
target density of the MDR designation. The gross density for the subdivision is 5.8 d.u./acre. Staff is of
the opinion that the proposed density is appropriate for the area and compatible with adjacent uses and
zoning.
All adjacent residential uses are zoned R-8, R-4 and R-15, and this project would be consistent not only with
the surrounding neighborhoods, but also with the comprehensive plan designation.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the
proposed use (staff analysis in italics):
1. "Provide for a wide diversity of housing types (single-family, modular, mobile homes and multi-
family arrangements) and choices between ownership and rental dwelling units for all income groups
in a variety of locations suitable for residential development." (3.07.03B)
2. "Require usable open space to be incorporated into new residential subdivision plats." (3.07.02A)
3. "Require pedestrian access in all new development to link subdivisions together and promote
neighborhood connectivity." (3.07.02C)
4. "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)
5. "Provide housing options close to employment and shopping centers." (3.07.02D)
6. "Encourage infill development." (3.04.02B)
Dimensional Standards: Development of this site is required to comply with the dimensional standards
listed in UDC 11-2A-7 for the R-15 district. The average lot size is 3,527 square feet. All of the
proposed lots comply with the dimensional standards of the UDC. Staff has reviewed the proposed
plat and found it to be in compliance with the R-15 dimensional standards.
Access: Vehicular access is proposed for this site via one access to N. Tree Farm Way to the east and an
emergency access to the north (W. Tree Crest Drive).
Streets: The applicant is proposing to construct a private street to provide access and circulation within this
development. The UDC requires private streets to be constructed within an easement and have a travel lane
width of 24' or 26' with no allowed parking as determined by the Fire Marshal. The proposed private streets
are all internal to the development and are to be constructed as a combination of 25 and 27 -foot street
sections. The applicant is proposing to share the private street with pedestrians and vehicles. Staff has
Page 5
concerns about the shared nature of the roadway and recommends that the applicant provide a 4 -foot sidewalk
along one side of the private street to accommodate pedestrian travel.
Typically private streets are not intended for single-family developments. In this case the applicant had
multiple discussions with ACHD and with City staff and determined that a public street for the development
would only serve the residents of this subdivision and ACHD determined that there was "No public benefit"
in constructing public streets for this project. This determination from ACHD led the applicant to design a
private street as part of their project. The applicant has submitted a Private Street application as required by
UDC 11-3F-3. With the requirement that a 4 -foot sidewalk be constructed on one side of the sidewalk, staff is
supportive of the applicants request and has conditioned as such in section VIII.
Gates: The applicant is proposing to install a gate to restrict vehicular movement to the private street to those
who live within that area of the development. UDC 11-3F-4 allows gates to be installed, subject to the
following standards:
a. The proposed development shall be for residential uses.
b. The proposed development shall have no more than fifty (50) dwelling units.
c. The proposed development shall not restrict pedestrian and bicycle access along the private street. The
proposed development shall provide unrestricted access to pedestrians and bicycles at a minimum of
two (2) additional points within the proposed development.
d. The proposed development shall not restrict access to existing or planned multiuse pathways as shown
in chapter 3 of the Meridian pathways master plan.
e. The applicant shall provide access to the gate for emergency vehicles as determined and approved by the
Meridian fire department and public works department.
f. To allow sufficient stacking distance, the gate shall be located a minimum of fifty feet (50') back from the
ultimate edge of right of way to the connecting public street.
Parking: The widths of the proposed private streets and the layout of the proposed subdivision only allows
for limited parking in the subdivision. Per the fire department, the private street shall be marked as "No
Parking, Fire Lane", this severely limits the ability of any guests for the owners. In order to accommodate
additional parking within the development, the applicant should provide guest parking within the
development but shall maintain the required open space.
Sidewalks: Sidewalks are not required along private streets, however the applicant is proposing to construct a
5 foot shared bicycle/pedestrian/drive aisle throughout the development. A detached sidewalk exists along N.
Tree Haven Way and W. Tree Crest Drive
Fencing: Any existing and proposed fencing for the development shall be included on either a site plan or
landscape plan and shall comply with the standards listed in UDC 11 -3A -6B and 11-3A-7. Fencing is
required adjacent to all common lots. The applicant will need to revise the landscape plan to show the
required fencing.
Open Space: A minimum of 10% qualified open space is required to be provided for this development in
accord with UDC 11 -3G -3A.1. Based on the area of the preliminary plat (6.23 acres), a minimum of 0.62
acres of qualified open space are required to be provided as set forth in UDC 11 -3A -3B and Comp. Plan
policy 3.07.02A. The applicant has proposed 11% open space for the development, or 0.66 acres of land.
Site Amenities: All developments consisting of five acres of more are required to provide a minimum of one
site amenity; one additional site amenity is required for each additional 20 acres per UDC 11 -3G -3A.2, in
accord with the standards listed in UDC 11 -3G -3C.
Based on the area of the preliminary plat (6.23 acres), a minimum of 1 qualified site amenity is required to be
provided. The applicant proposes to provide a 50X100 grassy area, a plaza and a water feature as amenities
Page 6
for the subdivision. With the number of proposed lots within the development, staff is of the opinion that the
applicant should provide a more useable amenity within the central open space area.
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.
Building Elevations: The applicant is proposing to construct single-family detached homes. The
applicant has submitted conceptual sample building elevations for future homes in this development, included
in section VII. Building materials appear to consist of a mix of variety of wood siding with architectural
shingles.
Certificate of Zoning Compliance (CZC): The applicant will be required to submit a certificate of zoning
compliance application for the required parking lot. The parking lot will be required to comply with any
applicable UDC provisions as part of the approval.
Administrative Design Review (DES): Any attached single-family homes will be required to receive
administrative design review approval prior to obtaining a building permit.
Page 7
VI. DECISION
Commission finds that the subject preliminary plat exceeds the minimum requirements of the UDC and
recommends approval of the proposed preliminary plat application in accord with the Findings in Section IX
per the provisions in Section VIII.
Page 8
VII. EXHIBITS
1. Proposed Preliminary Plat (dated: 9/1/2018)
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2. Proposed Landscape Plan (dated: 4/3/2018)
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3. Conceptual Building Elevations
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DCCD FRONT PERSPECTIVE
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DCCD REAR PERSPECTIVE
DCCD SIDE PERSPECTIVE
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AERIAL PERSPECTIVE
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REAR PERSPECTIVE REAR PERSPECTIVE
Page 11
CONCEPT @EAS
CONCEPT IDEAS
CONCEPT IDEAS
A-2.1
4. Legal Description and Exhibit Map
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J•u•B ENGINEERS, INC.
J -u -B COMPANIES
Rockbury
North Parcels
Boundary Description
Project Number 10-17-083 October 4, 7017
WE CATMAY
GROUP 0 1 INC.
Two parcels of land situated in the southeast quarter of the southwest quarter of Section 22, Township
4 North, Range 1 West, Boise Meridian, City of Meridian, Ada County, Idaho, and being more particularly
described as follows:
Parcel 1
Commencing at the southeast corner of the southwest quarter of Section 22, Township 4 North, Range 1
West, Boise Meridian, from which the southwest corner of Section 22 bears N89°17'18"W, 2647.24 feet;
Thence N89°17'3.8"W, 1323.62 feet along the south line of the southeast quarter of the southwest
quarter to the southwest corner of the southeast quarter of the southwest quarter;
Thence N00`30'49"E, 860.31 feet along the west line of the southeast quarter of the southwest quarter
to the southwest corner of Spurwing Grove Subdivision No. 6 (Book 105 of Plats at Pages 14500 through
14502, records of Ada County, Idaho), the POINT OF BEGINNING.
Thence 193.38 feet on a non -tangent curve to the left, concave northerly, having a radius of
485.54 feet, a central angle cf 22'49'11", a chord bearing of N72°02`37"E, and a chord length of
192.11 feet, along the boundary of Spurwing Grove Subdivision No. 6;
Thence N60'39'46"E, 608.61 feet along the boundary of Spurwing Grove Subdivision No. 6 to
the northerly right-of-way line of W. Tree Crest Dr.;
Thence 22.41 feet on a non -tangent curve to the right, concave northwesterly, having a radius of
15.00 feet, a central angle of 85'35'26", a chord bearing of S23°13'16"W, and a chord length of
20.38 feet, along the northerly right-of-way line of W. Tree Crest Dr.;
Thence 126.00 feet on a reverse curve to the left, having a radius of 538.05 feet, a central angle
of 13°25'01", a chord bearing of SS9`18118"W, and a chord length of 125.71 feet, along the
northerly right-of-way line of W. Tree Crest Dr.;
Thence 65.87 feet on a reverse curve to the right, having a radius of 468.00 feet, a central angle
of 08°03'52", a chord bearing of S56°37'44"W, and a chord length of 65.82 feet, along the
northerly right-of-way line of W. Tree Crest Dr.;
Thence S60°39'40"W, 473.31 feet along the northerly right-of-way line
of W. Tree Crest Dr.;
Thence 142.61 feet on a curve to the right, having a radius of 768.00
`4
feet, a central angle of 10°38'20", a chord bearing of S65°58'50"W, and
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Page 12
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North Parcels continued...
a chord length of 142.40 feet along the northerly right-of-way line of W. Tree Crest Dr. to the
west line of the southeast quarter of the southwest quarter;
Thence No0°30'49"E, 51.57 feet along the west line of the southeast quarter of the southwest
quarter to the POINT OF BEGINNING.
The above-described parcel 1 contains 0.40 acres, more or less.
Parcel 2
Commencing at the southeast corner of the southwest quarter of Section 22, Township 4 North, Range 1
West, Boise Meridian, from which the southwest corner of Section 22 bears N89`17'18"W, 2647.24 feet;
Thence N89°17'18"W, 1323.62 feet along the south line of the southeast quarter of the southwest
quarter to the southwest corner of the southeast quarter of the southwest quarter;
Thence N00`30'49"E, 741.27 feet along the west line of the southeast quarter of the southwest quarter
to the southerly right-of-way Iine of W. Tree Crest Dr.;
Thence 42.35 feet on a non -tangent curve to the left, concave northwesterly, having a radius of 832,00
feet, a central angle of 2"54'58", a chord bearing of 1\171'2216"E, and a chord length of 42.34 feet, along
the southerly right-of-way line of W. Tree Crest Dr. to the POINT 0FBEGIN NING:
Thence continuing 134.35 feet on a non -tangent curve to the left, concave northwesterly,
having a radius of 832.00 feet, a central angle of 09°15107", a chord bearing of N65"7.7'13"F, and
a chord length of 134.20 feet, along the southerly right-of-way line of W. Tree Crest Dr.,
Thence N60°39'40"E, 473.31 feet along the southerly right-of-way line of W. Tree Crest Dr.;
Thence 74.88 feet on a curve to the left, having a radius of 532.0 feet, a central angle of
08°03'52", a chord bearing of NS6"37'44"E, and a chord length of 74.82 feet, along the southerly
right-of-way line of W. Tree Crest Dr.;
Thence 103.53 feet on a reverse curve to the right, having a radius of 474.05 feet, a central
angle of 12°30'46", a chord Bearing of N58"51'11"E, and a chord length of 1+03,32 feet, along the
southerly right-of-way cine of W. Tree Crest Dr.;
Thence 24.95 feet on a compound curve to the right, having a radius of 15.00 feet, a central
angle of 95°7.8'28", a chord bearing of S67'14'12" E, and a chord length of 22.17 feet, along the
southerly right-of-way line of W. Tree Crest Dr. to the boundary of
Jayker Subdivision (Book 101 of Plats at Pages 13341 through 13352,
records of Ada County, Idaho);
Page 2 of 3
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Page 13
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North Parcels continued,..
Thence 519°34'58"E, 66.34 feet along the boundary of Jaykers Subdivision;
Thence 117.85 feet on a curve to the right, having a radius of 372.50 feet, a central angle of
18°07'37", a chord bearing of S10°31'09"E, and a chord length of 117.36 feet, along the
boundary ofJaykers Subdivision;
Thence S01"27'21"E, 152.26 feet along the boundary of Jaykers Subdivision;
Thence 95.00 feet on a curve to the left, having a radius of 227.50 feet, a central angle of
23°55137", a chord bearing of S13°25`09"E, and a chord length of 94.32 feet, along the boundary
of Jaykers Subdivision;
Thence S44°23'21"W, 139.64 feet;
Thence N89°25'45"W, 678.90 feet;
Thence N0O°30'49"E, 140.84 feet to the POINT OF BEGINNING.
The above-described parcel 2 contains 5.83 acres, more or less.
Page 3 of 3
a 250 S. Beechwood Avenue Suite 201B015e ID 83709 208-376-7330j 208-323-9336 xv www.ub.earn
Page 14
VIII. CONDITIONS & MITIGATION MEASURES
1. PLANNING DEPARTMENT
1.1 Site Specific Conditions of Approval
1.1.1 Applicant shall meet all terms of the approved annexation (AZ -13-014, DA Instrument # 114007668).
1.1.2 The preliminary plat included in section VII, dated 7/25/2018, shall be revised as follows:
a. The applicant shall provide a 4 -foot sidewalk along one side of the private streets within the
development tin order to provide pedestrian access to the parcels and central open space.
b. The proposed development shall provide unrestricted access to pedestrians and bicycles at a minimum
of two (2) additional points within the proposed development.
c. The applicant shall provide a more useable amenity within the central open space area in accord with
UDC 11-3G-3.
d. Prior to the Commission hearing the applicant shall provide a revised plan that shows guest parking
within the development. The applicant shall maintain compliance with UDC 11-3G-3 in accord with
open space requirements.
1.1.3 The landscape plan included in Exhibit A.3, dated 8/9/2018, shall be revised as follows:
a. Fencing in compliance with UDC 11 -3A -6B and 11-3A-7 shall be located on all common lots. Prior
to the Planning and Zoning Commission, the applicant shall revise the landscape plan to show the
required fencing.
1.1.4 If there are any existing trees on the site that are 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. Any existing trees proposed to be retained on-site shall be
noted on the landscape plan submitted with a final plat application.
1.1.5 Future development of this site shall be generally consistent with the preliminary plat and building
elevations depicted in Exhibit A and the revisions noted in the staff report.
1.1.6 The applicant shall submit a certificate of zoning compliance application for the required parking lot. The
parking lot will be required to comply with any applicable UDC provisions as part of the approval.
1.1.7 The applicant shall receive administrative design review approval for any attached single-family
dwellings prior to obtaining a building permit.
1.1.8 Off-street parking is required on each residential lot in accord with the standards listed in UDC 11-3C-6.
Parking is prohibited on all private streets in the development. Per ACHD and the Fire Department,
signage should be installed accordingly.
1.1.9 The private streets shall comply with all standards set forth in UDC 11-3F-4.
1.1.10 At least ten days prior to the City Council hearing, the applicant shall provide a revised site plan
showing ten off-street parking spaces within the development.
1.2 General Conditions of Approval
1.2.1 Comply with all bulk, use, and development standards of the R-8 zoning district listed in UDC Table 1I-
2 -A-5.
1.2.2 Comply with all provisions of 11-3A-3 with regard to access to streets.
1.2.3 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle.
Page 15
1.2.4 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.
1.2.5 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
1.2.6 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11 -3B -5J.
1.2.7 Construct the required landscape buffers consistent with the standards as set forth in UDC 11 -3B -7C.
1.2.8 Construct storm water integration facilities that meet the standards as set forth in UDC 11 -3B -11C.
1.2.9 Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3, including
but not limited to cul-de-sacs, driveways, common driveways, easements, blocks, street buffers, and
mailbox placement.
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 1I -
3B -5, UDC 11-3B-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 -3F1.
1.3.3 The project is subject to all current City of Meridian ordinances.
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.
1.3.6 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-313. A surety agreement may be accepted for other improvements in accord with UDC I I -
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 -6B -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 11-6B-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 -3B -14A.
2. PUBLIC WORKS
Page 16
2.1 SITE SPECIFIC CONDITIONS OF APPROVAL
2.1.1 A street lighting plan will be required with the submittal of development plans. Plan requirements can be
found in section 6-5 of the Improvement Standards for Street Lighting at
http://www.meridiancily.org_/public_works.aspx?id=272
2.1.2 Water service to this development will be from Sueze North America. Sewer service will be from the
City of Meridian.
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 (MCC), the applicant shall be responsible to install sewer and water mains to and
through this development. Applicant may be eligible for a reimbursement agreement for infrastructure
enhancement per MCC 8-6-5.
2.2.3 The applicant shall provide easement(s) for all public sewer mains outside of public right of way. The
easement widths shall be 20 -feet wide. 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. All easements must be submitted, reviewed, and approved prior to development plan
approval.
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.
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. Any structures that are allowed to remain shall be subject to evaluation and possible
reassignment of street addressing to be in compliance with MCC.
2.2.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting, crossing or
laying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6. In
performing such work, the applicant shall comply with Idaho Code 42-1207 and any other applicable law
or regulation.
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.
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2.2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated, 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 improvements related to public life, safety and health shall be completed prior to occupancy of the
structures. Where approved by the City Engineer, an owner may post a performance surety for such
improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11 -5C -3B.
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 11-12-311.
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 design 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 ACRD. The design
engineer shall provide certification that the facilities have been installed in accordance with the approved
design plans. This certification will be required before a certificate of occupancy is issued for any
structures within the project.
2.2.20 At the completion of the project, the applicant shall be responsible to submit record drawings per the City
of Meridian AutoCAD standards. These record drawings must be received and approved prior to the
issuance of a certification of occupancy for any structures within the project.
2.2.21 A street light plan will need to be included in the civil construction plans. Street light plan requirements
are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be
found at http://www.meridiancity.org/public_works.aspx?id=272.
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. Applicant must
file an application for surety, which can be found on the Community Development Department website.
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 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. Applicant must file an application for
surety, which can be found on the Community Development Department website. Please contact Land
Development Service for more information at 887-2211.
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3. IDAHO TRANSPORTATION DEPARTMENT (ITD)
http://weblink.meridiancity.org/WebLink8/DocView.aspx?id=156202&dbid=0
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IX. FINDINGS
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;
Commission finds that the proposed plat is in substantial compliance with the adopted
Comprehensive Plan in regard to land use, transportation, and circulation.
b. Public services are available or can be made available and are adequate to accommodate the
proposed development;
Commission finds that public services can be provided to the subject property upon development.
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, Commission 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;
Commission recommends that the Council rely upon comments from the public service providers
(i.e., Police, Fire, ACHD, etc.) to determine this finding.
e. The development will not be detrimental to the public health, safety or general welfare; and
Commission is not aware of any health, safety, or environmental problems associated with the
platting of this property that should be brought to the Council's attention. ACHD considers road
safety issues in their analysis. Commission recommends that the 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 Commission is unaware.
L The development preserves significant natural, scenic or historic features.
Commission is unaware of any significant natural, scenic or historic features that exist on this site.
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