CC - Staff ReportSTAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
DATE: 2/5/2019
TO: City Council
FROM: Josh Beach, Associate Planner
208-884-5533
Bruce Freckleton, Development Services
Manager,
208-887-2211
SUBJECT: H-2018-0107
ALICIA COURT SUBDIVISION
PROPERTY LOCATION:
4036 E. Granger Avenue
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The applicant, Riley Planning Services, has submitted an application for a preliminary plat consisting
of 6 single-family building lots and 2 common lots on 3.084 acres of land in the R-4 zoning district;
II. SUMMARY OF REPORT
A. Project Summary
Acreage
Future Land Use Designation
Existing Land Use
Proposed Land Use(s)
Current Zoning
Proposed Zoning
Lots (# and type; bldg/common)
Phasing plan (# of phases)
Number of Residential Units (type
of units)
Density (gross & net)
Open Space (acres, total
buffer / qualified)
Amenities
Physical Features (waterways,
hazards, flood plain, hillside)
Neighborhood meeting date; # of
attendees:
Details
3.08
MDR (Medium -Density Residential)
Single-family home
Multiple single-family dwellings
R-4 (Medium Low -Density Residential)
R-4 (Medium Low -Density Residential)
6 single-family, 2 common
Single Phase
6 single-family units
2.277 net density
None required
None required
None
July 12, 2018 with 7 people in attendance
Page 1
P
B. Community Metrics
Description
Details
Page
Ada County Highway District
• Fire Response Time
5 minutes
• Staff report (yes/no)
Yes
74%, does not meet the target of 85%
11
• Requires ACHD
No
11
Commission Action
• Accessibility
Roadway access, traffic
(yes/no)
• Special/resource needs
An aerial device will not be required.
I 1
Access (Arterial/Collectors/State
One access to W. Alicia Street, a local roadway
1 1
4
Hwy/Local)(Existing and Proposed)
Traffic Level of Service
Cloverdale Road — F, Granger Avenue — better than D
11
Stub Street/Interconnectivity/Cross
None
Access
Existing Road Network
NA
Existing Arterial Sidewalks /
NA
Buffers
Proposed Road Improvements
ACHD is requiring a public street extension of W. Alicia
11
Street.
Fire Service
• Distance to Fire Station
Not Provided
• Fire Response Time
5 minutes
11
IL • Resource Reliability
74%, does not meet the target of 85%
11
• Risk Identification
1, meaning current resources would be adequate to supply
11
service.
• Accessibility
Roadway access, traffic
11
• Special/resource needs
An aerial device will not be required.
I 1
• Water Supply
1000 gallons per minute
1 1
• Other Resources
C. Project Area Maps
Future Land Use Map
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Page 2
Aerial Map
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Zoning Map
Legend
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III. APPLICANT INFORMATION
A. Applicant
Penelope Riley, Riley Planning Services
B. Owner:
Wood Family Trust
C. Representative:
Penelope Riley, Riley Planning Services
IV. NOTICING
Planned Development Map
Legend
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A. Newspaper notification published on: 1/4/2019
B. Radius notice mailed to properties within 300 feet on: 1/7/2019
C. Applicant posted notice on site on: 1/24/2019
D. Nextdoor posting: 1/7/2019
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 6 single-family residential lots and 2 common lots.
The gross density of the proposed plat is 1.94 d.u. per acre with a net density of 2.277 d.u. per acre,
which falls below the target density of the MDR designation. The applicant will need to request a
"step down" in density in order for the proposed development to be compatible with the
Comprehensive Plan designation of Medium Density Residential. Staff is of the opinion that the
proposed density is appropriate for the area and with a request to "step-down" in density, is
compatible with adjacent uses and zoning. All adjacent residential uses are zoned R-4, and this would
Page 3
be consistent not only with the surrounding neighborhoods, but also with the comprehensive plan.
A. Comprehensive Plan Policies:
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed use:
• "Support a variety of residential categories (low-, medium-, medium-high and high-density single-
family, multi -family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of
providing the City with a range of affordable housing opportunities." (3.07.01E)
The proposed medium low density development with single-family detached homes will contribute
to the variety of housing types in this area. Staff is unaware of how "affordable " the homes will
be.
• "Restrict private curb cuts and access points on collectors and arterial streets." (3.06.02D)
The existing home on the subject property is proposing to maintain their current access to E.
Granger Avenue as part of the development; E. Granger is designated as a residential collector.
UDC 11-3A-3 requires that any subdivision provide local street access to any use that currently
takes access from a collector or arterial roadway. The applicant will need to request a Council
waiver in order to keep the direct access to E. Granger Avenue for Lot 1, Block 1.
• "Permit new development only where urban services can be reasonably provided at the
time of final approval and development is contiguous to the City." (3.01.01F)
City services are available and will be extended by the developer to the proposed lots with
development of the site in accord with UDC 11-3A-21.
• "Require common area in all subdivisions." (3.07.02F)
Because this site is under 5 acres in size, the UDC (11-3G-3) does not require open space to be
provided within the development.
• "Require pedestrian access in all new development to link subdivisions together and
promote neighborhood connectivity." (3.07.02C)
The applicant is providing a pedestrian/access pathway from the common driveway out to E.
Granger Avenue. The pedestrian/access pathway shall be placed in a 30 foot common lot.
• "Encourage infill development." (3.01.02B)
The proposed subdivision is surrounded by existing residential developments and is the
definition of infill development. Utilities exist in adjacent streets, there is a stub street to
the parcel, sidewalks exist along E. Granger Avenue, etc.
B. Existing Structures/Site Improvements:
There is an existing home and accessory structure that are to remain as part of this
project. The existing home and accessory structure will be located on the proposed Lot 1,
Block 1.
C. Dimensional Standards:
Development of the site should be consistent with the dimensional standards listed in
UDC Table 11-2A-5 for the R-4 district. Staff has reviewed the plat to ensure compliance
with the UDC and has determined that it does.
Page 4
The minimum lot sizes for a parcel in the R-4 district 8,000 square feet with 60 feet of
frontage if the parcel fronts on a local street and 30 feet of frontage if the parcel fronts on
a common driveway.
D. Access:
Access to the site is from the extension of W. Alicia Street. The applicant is proposing to
construct a common driveway to access five (5) of the six (6) lots. The common driveway
is proposed to be large enough to accommodate a fire department turnaround.
The existing home on Lot 1, Block 1 will keep their direct access to E. Granger Avenue
as part of this project. The applicant is seeking a council waiver to allow the existing
home to maintain access in accord with UDC 11-3A-3. If Council does not provide an
access waiver for Lot 1, Block 1, the applicant will need to redesign their plat to provide
local street access to Lot 1, Block 1.
E. Sidewalks/Parkways:
The UDC 11-3A-17 requires detached sidewalks along arterial and collector roadways. A
detached sidewalk was constructed with the Redfeather Estates No. 2 Subdivision. No
new sidewalk will be required as part of this application.
F. Pathway/Access Drive:
The applicant is proposing a pathway from E. Granger Avenue to the common driveway
that is proposed for the project. This pathway will serve a dual purpose; it will provide
pedestrian connectivity for the proposed residences and provide an access drive for the
City to perform maintenance of the utility mains within the proposed 30 foot utility
easement.
The proposed pathway has a 90 degree turn in its path and as such will have a blind spot
for police and other in ensuring public safety.
Staff is of the opinion that the applicant should place the pathway and utilities between
Lots 3 and 4 of Block 1. This will eliminate the 90 degree turn in the pathway and as such
eliminate the public safety concern.
Additionally the common lot should match the utility easement in width. The entire
easement should be placed within the common lot.
Lastly, the applicant should vegetate the pathway/access drive on both sides with shrubs
and ground cover.
G. Landscaping
UDC 11-2A-5 requires a 20 foot landscape buffer along E. Granger Avenue. There is an
existing landscape buffer that was installed with the Redfeather Estates No. 2. The 20
foot landscape buffer was placed in an easement with the approval of the Redfeather
Estates No. 2. UDC 11-3B-7 requires that all street landscape buffers be placed in a
common lot that is owned and maintained by the home owner's association.
The 20 foot width of the landscape buffer is not maintained across the entire frontage of
the property. The applicant will be required to add the necessary width to meet the
requirements of UDC 11-2A-5.
Page 5
As noted above, the applicant is not proposing to make any changes to the existing
landscape buffer in width or in planting materials.
The applicant shall place the entire 20 foot landscape buffer within a common lot to be
owned and maintained by the home owner's association and shall ensure that the planting
materials meet the requirements of UDC 11-3B-7.
A previous approval with Redfeather Estates No. 2, allowed the applicant to place the 20
foot landscape buffer along E. Granger in a landscape easement instead of the otherwise
required 20 foot common lot. The applicant is requesting that the previous approval be
honored and that they not be required to place the landscape buffer in a common lot with
this development.
H. Qualified Open Space/Site Amenities:
UDC 11-3G-2 does not require open space or amenities for developments under 5 acres
in size.
The applicant is proposing to develop a parcel that is 3.084 acres in size and as such open
space and amenities are not required.
I. Common Drive:
The applicant is proposing a common driveway for the development to provide access for
five (5) of the (6) proposed home in the development. The common driveway is extended
from a current stub street (Alicia Street) from the east. ACHD in their staff report is
requiring the applicant to extend the public street in place of the proposed common
driveway, to terminate in a cul-de-sac, and to extend the sidewalk around the cul-de-sac.
The applicant shall either revise their plat to meet the requirements of ACRD, or shall
receive approval from their commission to keep the plat as proposed.
For all common driveways, a perpetual ingress/egress easement is required to be filed
with the Ada County Recorder, which shall include a requirement for maintenance of a
paved surface capable of supporting fire vehicles and equipment.
With the final plat application, the applicant shall provide an exhibit that shows the
setbacks, building envelope, and orientation of the lots and structures on all common lots.
J. Fencing:
There is existing fencing along the frontage of E. Granger Avenue that is proposed to
remain as part of the development. UDC 11-3A-7 requires that the fencing be located
outside of the 20 foot easement in this case. The provided landscape plan shows a portion
of the existing fencing within 10 feet of the existing property line. The applicant shall
move the fencing outside of the recorded landscape easement as show on the recorded
plat for Redfeather Estates No.2 or apply and receive approval for alternative compliance
to vary from the standards set forth in the UDC.
Additionally, the applicant shall provide fencing along the pathway/access road as
provided in UDC 11-3A-7.
Page 6
K. Utilities:
1. Location of sewer: Sanitary sewer service is available to this property from the
existing sanitary sewer main line in the intersection of E. Granger Drive and N.
Grenadier Way.
2. Location of water: Domestic water service is available to this property from the
existing water main line in N. Grenadier Way.
3. Issues or concerns: None
L. Elevations:
The provided elevations include a mixture of materials including stone, stucco, lap siding
and architectural shingles and provide visual interest on the elevations provided. The
applicant should ensure that the elevations that face E. Granger Avenue provide
architectural interest.
MA M 1"R11,130
A. Staff:
Staff recommends approval of the proposed preliminary plat with the provisions in Section
VIII of this report.
B. Commission:
The Meridian Planning & Zoning Commission heard this item on December 20, 2018. At the
public hearing, the Commission moved to recommend approval of the subiect PP request.
a. Summary of Commission Public Hearing:
L In favor: Penelope Constantikes
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: None
v. Staff presenting application: Sonya Allen
A. Other staff commenting on application: None
b. Key issue(s) of Public Testimony:
L None
c. Key Issues of Discussion by Commission:
L Realignment of the pathway/utility common lot
Hi. Construction material (decomposed granite vs. asphalt) for the pathway/maintenance
road.
d. Commission Change(s) to Staff Recommendation:
L Struck site specific condition of approval La.
ii. Modify site specific condition of approval Lb. to allow the pathway common lot to
remain in the location as proposed by the applicant (see Exhibit VII.D.).
iii. Site specific condition of approval 1.2., Commission recommended the Council grant the
access waiver to allow the existing home on Lot 1, Block 1 to continue taking access
from E. Granger Ave.
iv. Site specific condition of approval 1.h., Commission supported the request for the step
down in density.
v. Modify site specific condition of approval 2.b. to allow the maintenance road/pathway to
be constructed of decomposed granite instead of asphalt.
e. Outstanding Issue(s) for City Council:
Page 7
i. Approved the request of the step down in density for MDR to LDR.
ii. Allow existing home on Lot 1, Block 1 to continue to access E. Granger Ave.
Page 8
VII. EXHIBITS
A. Site Plan
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B. Landscape Plan
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C. Architectural Elevations
Page 11
Page 12
D. Alicia Court Common Lot Exhibit
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Page 13
A. Planning Division
Comments/Site Specific Conditions of Approval
1. The preliminary plat included in Exhibit A, dated 10/01/2018, shall be revised as follows:
a. Plaee the pathway and utilities between Lots 3 and 4 of Bloek 1. This will eliminate
the 90 degree ttffn in the pathway and as stieh eliminate the publie safety conee
b. The pathway wid4h shall m4eh the u4iht-y easement in width. The entife easement
shall be ..lace,, within a 30 f et wide eemmen let. The pathway/common lot shall be
constructed per the rendering shown in Exhibit VILD.
c. For all common driveways, a perpetual ingress/egress easement is required to be filed
with the Ada County Recorder, which shall include a requirement for maintenance of
a paved surface capable of supporting fire vehicles and equipment.
d. With the final plat application, the applicant shall provide an exhibit that shows the
setbacks, building envelope, and orientation of the lots and structures on all common
lots.
e. The applicant shall either revise the plat to meet the requirements of ACHD or
receive approval from ACHD's commission to keep Alicia Court as a common
driveway as proposed.
£ The existing structures (home and accessory structure on Lot 1, Block 1) that are
proposed to remain on lots in the subdivision shall comply with the building setback
requirements listed in UDC Table 11-2A-5. The garage will serve as an accessory
structure to the future home and shall not be used as a residence.
g. The applicant shall fedesig their- - plat so that the home on tot , Bleev , takes aeeess
rrem a leeal stfee* or they receive a Council waiver to allow the existing home on
Lot 1, Block 1, keep the direct access to E. Granger Avenue as proposed.
h. The applie Commission shall supported the request for the "step down" in density
in order for the proposed development to be compatible with the Comprehensive Plan
designation of Medium Density Residential.
i. Because the rear and/or sides of 2 -story homes constructed on lots that abut E.
Granger Avenue, a collector street, will be highly visible, these elevations should
incorporate articulation through changes in two or more of the following: modulation
(e.g. projections, recesses, step -backs, pop -outs), bays, banding, porches, balconies,
material types, or other integrated architectural elements to break up monotonous
wall planes and roof lines that are visible from the adjacent public street. Single -story
structures are exempt from this requirement.
j. Prior to receiving a building permit, the Planning division shall review the building
plans for any home that backs up to E. Granger Avenue to verify that there is
modulation in the homes.
2. The landscape plan included in Exhibit B, dated 7/20/2018, shall be revised as follows:
a. The applicant shall provide a 5 foot wide landscape buffer on either side of the
pathway/access drive and shall vegetate it with shrubs and ground cover.
Page 14
b. The pathway/ access drive shall be paved with "sem decomposed ,granite as
proposed in order to provide for a pedestrian access as well as an access for the
Public Works department.
c. The applicant shall provide a 20 foot landscape buffer along the entire frontage of E.
Granger Avenue.
d. The applicant shall place the entire 20 foot landscape buffer along E. Granger
Avenue within a common lot to be owned and maintained by the home owner's
association and shall ensure that the planting materials meet the requirements of
UDC 11-313-7.
e. The provided landscape plan shows a portion of the existing fencing within 10 feet of
the existing property line. The applicant shall move the fencing outside of the
recorded landscape easement as show on the recorded plat for Redfeather Estates
No.2 or apply and receive approval for alternative compliance to vary from the
standards set forth in the UDC.
f. If any of the existing trees on the site 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. Any
existing trees proposed to be retained on-site should be noted on the plan.
General Conditions of Approval
a. Comply with all bulk, use, and development standards of the R-4 zoning district
listed in UDC Table 11-2A-5.
b. Comply with all provisions of 11-3A-3 with regard to access to streets.
c. Comply with the provisions for irrigation ditches, laterals, canals and/or drainage
courses, as set forth in UDC 11-3A-6.
d. 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.
e. Comply with the sidewalk standards as set forth in UDC 11-3A-17.
f. Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-
3B -5J.
g. Construct the required landscape buffers consistent with the standards as set forth in
UDC 11-313-7C.
h. Construct storm water integration facilities that meet the standards as set forth in
UDC 11-313-11C.
i. Comply with all subdivision design and improvement standards as set forth in UDC
11-6C-3, including but not limited to cul-de-sacs, alleys, driveways, common
driveways, easements, blocks, street buffers, and mailbox placement.
j. Protect any existing trees on the subject property that are greater than four -inch
caliper and/or mitigate for the loss of such trees as set forth in UDC 11-3B-10.
k. Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear
vision triangle.
Ongoing Conditions of Approval
Page 15
a. The applicant and/or assigns shall have the continuing obligation to provide irrigation
that meets the standards as set forth in UDC 11-3B-6 and to install and maintain all
landscaping as set forth in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14.
b. All common open space and site amenities shall be maintained by an owner's
association as set forth in UDC 11 -3G -3F1.
c. The project is subject to all current City of Meridian ordinances.
d. 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.
e. The applicant homeowner's association shall have an ongoing obligation to maintain
all pathways.
f. The applicant has a continuing obligation to comply with the outdoor lighting
provisions as set forth in UDC 11-3A-11.
g. 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.
Process Conditions of Approval
a. 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.
b. 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.
c. The final plat, and any phase thereof, shall substantially comply with the approved
preliminary plat as set forth in UDC 11-613-3C2.
d. 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 11-613-713 (if applicable).
e. 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.
f. Upon installation of the landscaping and prior to inspection by Planning Division
staff, the applicant shall provide a written certificate of completion as set forth in
UDC 11-313-14A.
B. Public Works Department
1. Site Specific Conditions of Approval
1.1 A street light plan will need to be included in the final plat application. Street light plan
requirements are listed in section 6-7 of the City's Design Standards. A copy of the
standards can be found at http://www.meridiancity.org/public_ works.aspx?id=272
2. General Conditions of Approval
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
Page 16
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 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.
2.3 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. All easements must be submitted, reviewed,
and approved prior to development plan approval.
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.
2.5 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.
2.6 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.
2.7 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.
2.8 Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment
procedures and inspections (208)375-5211.
2.9 Street signs are to be in place, 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. 1 O 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.
Page 17
2.11A11 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.
2.12Applicant 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.
2.13It 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.
2.14Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
2.15Developer shall coordinate mailbox locations with the Meridian Post Office.
2.16A11 grading of the site shall be performed in conformance with MCC 11-12-3H.
2.17Compaction test results shall be submitted to the Meridian Building Department for all
building pads receiving engineered backfill, where footing would sit atop fill material.
2.18The 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.
2.19The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation
district or ACHD. The design engineer shall provide certification that the facilities have
been installed in accordance with the approved design plans. This certification will be
required before a certificate of occupancy is issued for any structures within the project.
2.20At 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.
2.21A 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.
2.22The 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.
2.23The 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. 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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C. Meridian Fire Department:
htip://weblink.meridianciiy.org/weblinkg/0/doc/157208/Pa 57208/Page l.aspx
D. Department of Environmental Quality (DEQ):
http://weblink.meridiancity.org/weblink8/0/doc/156945/Pa eg 1aspx
E. Idaho Transportation Department (ITD):
htlp:Hweblink.meridiancity.org/weblink8/0/doc/I 57287/Page 1. aspx
F. Ada County Highway District (ACHD):
htlp:Hweblink.meridiancily.org/WebLink8/DocView.aspx?id=157770
G. Central District Health Department (CDHD):
http://weblink.meridianciiy.org/weblink8/0/doc/156404/Pa eg l.aspx
H. Nampa & Meridian Irrigation District (NMID):
http://weblink.meridianciiy.org/weblink8/0/doc/157311/Pa eg l.aspx
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IX. FINDINGS
Preliminary Plat
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 Commission finds that the proposed plat is in substantial compliance with the adopted
Comprehensive Plan in regard to land use; if the applicant complies with the conditions
included in this report, the proposed plat should be consistent with the transportation and
circulation goals. Please see Comprehensive Plan Policies and Goals, Section VII, of the Staff
Report for more information.
b. Public services are available or can be made available and are adequate to
accommodate the proposed development;
The Commission 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 developer at
their own cost, the 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;
The Commission recommends the Council rely upon comments from the public service
providers (i.e., Police, Fire, ACHD, etc.) to determine this finding. (See Exhibit B for more
detail.)
e. The development will not be detrimental to the public health, safety or general welfare;
and
The 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
and ITD consider road safety issues in their analyses. The 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
Staff and Commission is unaware.
f. The development preserves significant natural, scenic or historic features.
The Commission is not aware of any significant natural, scenic or historic features on this site
that need to be preserved.
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