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PZ - Staff ReportSTAFF REPORT COMMUNITY DEVELOPMENT DEPARTMENT HEARING 2/7/2019 DATE: TO: Planning & Zoning Commission FROM: Sonya Allen, Associate Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: H-2018-0130 Razzberry Villas LOCATION: 1434 and 1492 Star Drive (NE'/ of Section 31, T.4N., R. 1E) •UINXON 813 W110191911 Mei E IDIAI�T� Rezone of 1.86 acres of land from the R-8 and L -O zoning district to the R-15 zoning district; and Preliminary plat consisting of 16 building lots and 4 common lots on 1.43 acres of land in a proposed R-15 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 Details 1.43 MDR (Medium Density Residential) & MU -N (Mixed Use — Neighborhood) with a N.C. (Neighborhood Center) overlay Vacant/undeveloped land SFR (single-family residential) R-8 (Medium -Density Residential) and L -O (Limited Office) R-15 (Medium High -Density Residential) 16 building lots/4 common lots 16 (8 detached/8 attached) 11.2 gross/13.7 net NA (site is under 5 acres in size — qualified open space is not required) NA (site is under 5 acres in size — qualified site amenities are not required) Page 1 - --- -� � . �Il�,i iii I �I � � _,_. . �� s w - I pumuura.. ' � - - ►�ry'� #,��� ulluullnm� � r, =;� �111�1111� � ', ' � r .� ��--- III. APPLICANT INFORMATION A. Applicant: Ed Bowman — 802 N. Knox Ave., Star, ID 83669 IM6l3i Douglas Victor — 4701 W. Braveheart St., Eagle, ID 83616 Jason Ames — 1878 E. Townline Way, Meridian, ID 83642 Randy Donald — 513 Regents Gate Dr., Henderson, NV 89014 C. Representative: Corinne Graham, Civil Site Works — 921 S. Orchard St., Ste. 200, Boise, ID 83705 IV. NOTICING Planning & Zoning Postine Date Legal notice published in 1/18/2019 newspaper Radius notification mailed to properties within 300 feet 1/15/2019 Nextdoor posting 1/15/2019 Public hearing notice sign posted on property 1/25/2019 V. STAFF ANALYSIS A. Comprehensive Plan (Comprehensive Plan)) City Council Posting Date This site is partially designated Medium Density Residential (MDR) (0.78+/- of an acre) and partially designated Mixed Use — Neighborhood (MU -N) (0.65+/- of an acre) with a Neighborhood Center (N.C.) overlay on the MU -N portion on the Future Land Use Map (FLUM) contained in the Comprehensive Plan. The MDR designation allows smaller lots for residential purposes within City limits. Uses may include single-family homes at gross densities of 3 to 8 dwelling units per acre. The purpose of the MU -N designation is to assign areas where neighborhood -serving uses and dwellings are seamlessly integrated into the urban fabric. The intent is to avoid predominantly single -use developments by incorporating a variety of uses. Land uses in these areas should be primarily residential with supporting non-residential services. Non-residential uses in these areas tend to be smaller scale and provide a good or service that people typically do not travel far for (approximately 1 mile) and need regularly. Employment opportunities for those living in the neighborhood are encouraged. Connectivity and access between the non-residential and residential land uses is particularly critical in MU -N areas. Residential uses should comprise a minimum of 40% of the development area at densities ranging from 6 to 12 units per acre. Where there is a N.C. overlay designation in MU -N areas the City seeks to create a centralized, pedestrian -oriented, identifiable and day-to-day, service-oriented focal point for neighborhood scale development. Page 3 The proposed development demonstrates compliance with the following policies of the Plan: (Staff's comments in italics) • "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) A mix of single family attached and detached units are proposed for a diversity of housing types; Staff is unaware if they will be owner occupied or rental units. • "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 high density development with a mix of attached and detached units will contribute to the variety of residential categories available in the City. • "Provide housing options close to employment and shopping centers." (3.07.02D) The proposed development is within a couple of miles of employment and shopping located along Eagle Rd. and Fairview Ave. • "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) Urban services can be provided to the proposed development upon development. • "Protect existing residential properties from incompatible land use development on adjacent parcels." (3.06.01F) The proposed single-family residential development should be compatible with existing single-family residential uses abutting the site. B. Rezone: The site is proposed to be rezoned from the R-8 and L -O zoning districts to the R-15 district consistent with the MDR and MU -N with a N.C. overlay FLUM designations. The proposed density of 11.2 units per acre is above that desired within the MDR designation and at the high end of that desired in the MU -N designation. Because the subject parcels have a split FLUM designation and FLUM designations are not necessarily parcel specific, Staff deems the MU -N designation is appropriate to "float" to the MDR designated parcels with a zoning of R-15. Further, Staff is of the opinion the proposed single-family residences at a higher density will provide a transition to the existing non-residential uses to the south and east that consist of a daycare and office uses. A legal description for the area proposed to be rezoned is included in Section VII.A. The City may require a development agreement (DA) in conjunction with a rezone pursuant to Idaho Code section 67-6511A. In order to ensure the site develops as proposed with this application, staff recommends a DA as a provision of rezone with the provisions included in Section VIII. C. Preliminary Plat: The proposed preliminary plat is a re -subdivision of Lots 1-3, Block 6, Razzberry Crossing Subdivision. There is an existing 20 -foot wide sewer easement (Instrument #105139574) depicted on the Razzberry Crossing Subdivision plat across Lot 1, Block 6 that is required to be relinquished prior to City Engineer signature on the final plat for the proposed subdivision. Page 4 The proposed plat consists of 16 building lots and 4 common lots on 1.43 acres of land in the proposed R-15 district (see Section VILB). Compliance with the subdivision design and improvement standards listed in UDC 11-6C-3 is required. Staff has reviewed the proposed plat and determined it is in compliance with those standards. D. Existing Structures/Site Improvements: There are no existing structures or site improvements on this site except for sidewalks along the project's frontage along N. Bright Angel Ave. and E. Star Dr. E. Proposed Zoning/Use Analysis: The proposed R-15 zoning district for the site is consistent with the existing MDR and MU -N with a N.C. overlay FLUM designation. Single-family detached and attached dwellings are listed as a principal permitted use in the R-15 zoning district per UDC Table 11-2A-2. F. Dimensional Standards (UDC Table 11-2A-7): Development is required to comply with the dimensional standards listed below for the R-15 district. Staff has reviewed the proposed plat and found all of the proposed lots comply with the minimum property size requirement. Future structures should comply with the minimum setback standards. R-15 Standard Requirement Minimum property size/dwelling unit (in square feet) 2,000 Minimum street frontage (in feet) 0 Street setback' to garage (in feet): Local 20 ❑ Collector 25 Alley 5 Street setback to living area (in feet): Loca9 10 ❑ Collector 20 DAlley Interior side setback (in feet) Rear setback (in feet) 12 Street landscape buffer2 (in feet): DCollector 20 Arterial 25 ❑ Entryway corridor 35 Interstate 50 Maximum building height (in feet) 40 Page 5 G. Access (UDC 11-3A-3): Access is proposed via E. Star Dr. and N. Bright Angel Ave., both local streets, and via common driveways from these streets in accord with UDC standards. H. Common Driveways (UDC I1 -6C-3) All common driveways are required to comply with the standards listed in UDC 11 -6C -3D. The proposed driveways comply with the minimum dimensional standards and serve the maximum number of units allowed. The driveways are required to be paved with a surface capable of supporting fire vehicles and equipment; and be straight or provide a 28' inside and 48' outside turning radius. Solid fencing adjacent to the common driveways is prohibited unless separated from the common driveway by a minimum 5 -foot wide landscaped buffer. The preliminary plat depicts building envelopes for the proposed structures; however, the conceptual building elevations do not coincide with the building envelopes and setbacks shown. An exhibit should be submitted with the final plat application that depicts setbacks, fencing, building envelope, and orientation of the lots and structures that coincide with the concept building elevations approved with this application if different from that shown on the preliminary plat. A perpetual ingress/egress easement is required to be filed with the Ada County Recorder for the common driveways, which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment. A copy of the recorded easement should be submitted with the final plat application or with the plat submitted for City Engineer signature. I. Parking (UDC Table 11-3C-6): Off-street vehicle parking is required to be provided for 2- and 3 -bedroom multi -family dwellings as follows: 2 spaces per dwelling unit; at least 1 in a covered carport or garage. Two -car garages are proposed along with 20' x 20' parking pads for each unit in accord with this standard. J. Pathways (UDC 11 -3A -8,11-3B-12 : No pathways are depicted on the Pathways Master Plan for this site and no pathways are proposed or required by the UDC on this site. K. Sidewalks (UDC 11-3A-17): A detached sidewalk exists along E. Star Dr. and an attached sidewalk exists along N. Bright Angel Ave. in accord with UDC standards. L. Landscaping (UDC 11-3B): Common area landscaping is required in accord with the standards listed in UDC 11 -3G -3E.2. Landscaping is proposed in accord with UDC standards. There are several existing trees on this site some of which are proposed to be removed consisting of a total of 76 caliper inches that require mitigation in accord with the standards listed in UDC 11-3B-1 OC.5. A total of 77.5 caliper inches of trees are proposed for replacement in accord with UDC standards. M. Qualified Open Space & Site Amenities (UDC 11-3G-3): Because this site is below 5 acres in size, open space and site amenities are not required per UDC 11 -3G -3A. However, the Applicant is working with the Razzberry Crossing Homeowner's Page 6 Association to potentially include this development in the existing HOA. This would provide residents with access to existing common areas and site amenities and provide the HOA with additional dues that could be used to maintain those areas. N. Waterways (UDC 11-3A-6): There are no waterways that cross this site. O. Fencing (UDC 11-3A-6, 11-3A-7): All new fencing is required to comply with the standards listed in UDC 11-3A-7. P. Utilities (UDC 11-3A-21): 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. City water and sewer services are stubbed to this site. Q. Pressure Irrigation (UDC 11-3A-15 : An underground pressurized irrigation system is required to be provided for the development in accord with UDC 11-3A-15. R. Storm Drainage (UDC 11-3A-18 : An adequate storm drainage system is required in all developments; design and construction shall follow best management practice as adopted by the City as set forth in UDC 11-3A-18. S. Building Elevations (UDC 11-3A-19 I Architectural Standards Manual): Conceptual building elevations were submitted for the attached structures but they are not consistent with the building footprints depicted on the preliminary plat. Therefore, Staff has requested the Applicant submit revised elevations for both the attached and detached units that are consistent with the footprints shown on the plat prior to the Commission hearing. All attached structures are required to comply with the design standards listed in the Architectural Standards Manual and with the guidelines in the TMISAP. T. Certificate of Zoning Compliance (CZC)/Design Review (DR): An application for a CZC and DR is required to be submitted for all single-family attached structures to ensure consistency with UDC standards, design standards listed in the Architectural Standards Manual, and provisions in this report prior to submittal of building permit applications for the development. Single-family detached structures are exempt from this requirement. VI. DECISION A. Staff: Staff finds the proposed development meets the minimum development standards of the UDC; therefore, Staff recommends approval of the proposed Rezone and Preliminary Plat. Page 7 VII. EXHIBITS A. Rezone Legal Description and Exhibit Map 'raw, 5G S LAND SURVEYING FLLG `4 PAa Alpha Omega Engineering L)EI10; 6/13118 Job No,: 5118 EXF41SIT W REZONE PARCEL DESCRI[PTION The following Describes a Parcel of Land being Lots 1, 2 and 3, Block 6of RaZZberfy CroSslng Subdivision as Filed for Record in Book 93 of Plat at Pages 11215 thru 11217, Records ofAda County, Idaho, the West 27,00 feet of North Bright Angle Avenue RW Right of Way, and the North Half of the East Star Drive Road Right of Way Lying in a portion of the NE 1/4 of Section 31. Township 4 North, Range I Easl, Boise Mofidian, Meridian, Ada County Idaho, and more particularly described as follows: COMMENC[NIGatta found Aluminum Cap Marking the Northeast Cnrnerofthe NE 1/4 of said Section 31; From which, the East 1/4 Corner of said Section 31 bears, South 00'33'52' West, 2,6 9.63 feet which Is being Monumented with a found AlurnInurn Cap; Thence along Easteely Boundary Line of the NE 114 of said Ssr,,tlon 31, South 00'33'52'west, 1329.69 feet to a paint being on the Prolongation of the Northerly 8oundary Line of said Razzt>erry Crossing Subdivision; Thence leaving said Easterly Boundary Line, and Wong the Northerly Boundary Line of said Razzberry Crossing Subdivision, and its Prolongation, North 89'45'3W West, 254-79 feet to a found M" Iron Pin Marking the Centerline I nterseaon of North BrIght Angle Avenue, the POTNT OF BEGINNING: Thence leaving said Northerly Boundary Line, and its Prolongation, and along the Centerline of North Bright Ang[e Aven ue, South 00'33'41" West, 259.75 feet 10 a found 5/8' Iron Pin; Thence cont1n u ing Southwesterly 39.32 feet along the arc of a curve to the right having a Radius of 100,00 feet, a Central Angle of 22'31'49" and a Long Chord which beers, South 11'49'36' West, 39-07 feet to a found 518" Iron Pin; Thence continuing, South 23°05'08" West, 26-26 feet to a found 5/8' Iron Pin at the Centerline Intersection of East Star [give: Thence leaving said Centerline, and along the Centerline of Fest Star Drive, Northwesterly 68.08 feet along the arc of a curve to the night having a Radius of 160.00 feet. a Contra] Angle of 26'00'21' and a Loris Chard Mich Bears, North 53'54'36' West, 67.50 feet to a found 518' Iron Pin Marking a point of Reverse Curvature; Thence continuing Northwesterly 255,88 feet along the arc of a curve to the [a# having a Radius of 3DO.00 feet, a Central Angle of48'52'07" and a Long Chord which Bears, North 6&'20'26* West, 248.19 feet to a found 519" Iron Pin; Thence continuing. North 8V46'30" West, 60M feet to a point being on the Prolongation of the Westerly Boundary Line of Lot 3r Black 6 of said Riaz7berry Crossing Subdivision; Thence leaving said Centerline, and along the Westerly Boundary Line of said Lot 3, and Its Prolongation, North 00°13'30' East, 180.00 feet to the Northwest Corner of said Lot 3; Thence leaving said Westerly Boundary Line, and along the Northerly Boundary Llnes of Lots 1, 2 and 3, Block 6 of said Razzberry Crossing Subdivision, and their Prolongation. South 89"46130' East, 360.24 feet to the POINT OF BEGINNING: The above Dewrlbe4 Parcel of Land contains 1.86 Acres (80,906 Sq. Ft), more or loss. AV - 623 1 l(h Ave, South, Nampa, ID 83651 -T. (208)442--0115 -C. (208) 608-2.510 - 11koerner.cls@gmall Page 8 EX1 010 111511 LOCATED IN THE NE1/4 EXF LEU�CTION 31, T. 4 N., R. I E,, B,M., CITY OF 'MERIDIAN, ACOA COUNTY, IDAHO 2018 E. Mr-MIUAN Ra X29 LFNE TABLE LINE E&Rl G DISTANCE iUI $2VD5i9Ci'Y4 1 26.26 L2N 8lp°:Yfi"'JCP W WAD — S 8904nW F 360-24' I B1:�Cr e 9AZZEURY CRW57NG SUP"101T BOOK AS, PAGES' 11"215-11517 m� I I LU I I O� if Jl�� �/• f I f f 4! 821 M 4t COMPASS LAND SURVEYING, PLLC 323 11th Avenue South Nampa, IIS 83651 Office: (2908) 442-4.1115 F3uc; (x08) 327-2106 1 N 5118 Page 9 �I POJNT OF BEGINNING N $9°4M W 254,78" 00' I f f f a }� t 127 ,j T f � J f C EAST IM 32 GARNER CURVETABLE QWVE ARC I RADIM DELTAC OR71hFR CFICM cl 39M 1UdGi1 22"311ff 511`49aWWS4.07 C2 fi$.(1$ Isom 26%ml N 63'909 W 67.50 cs � CO W&T N &5`2D'2E' W 249.9 — S 8904nW F 360-24' I B1:�Cr e 9AZZEURY CRW57NG SUP"101T BOOK AS, PAGES' 11"215-11517 m� I I LU I I O� if Jl�� �/• f I f f 4! 821 M 4t COMPASS LAND SURVEYING, PLLC 323 11th Avenue South Nampa, IIS 83651 Office: (2908) 442-4.1115 F3uc; (x08) 327-2106 1 N 5118 Page 9 �I POJNT OF BEGINNING N $9°4M W 254,78" 00' I f f f a }� t 127 ,j T f � J f C EAST IM 32 GARNER O� if Jl�� �/• f I f f 4! 821 M 4t COMPASS LAND SURVEYING, PLLC 323 11th Avenue South Nampa, IIS 83651 Office: (2908) 442-4.1115 F3uc; (x08) 327-2106 1 N 5118 Page 9 �I POJNT OF BEGINNING N $9°4M W 254,78" 00' I f f f a }� t 127 ,j T f � J f C EAST IM 32 GARNER B. Preliminary Plat (dated: 1/7/19) i 1 PREUdr AVY PLAT FOR > wP RAZZBERRY POINT VILLAS SUBDIVISION h0.tilAPIVA9DN OF LD15 P3, 8LOLK5 RAZZBfRRY OAi0.S41NG a11AOIVBIOAF ---- LOCh1€D I—E NE I /4 OF —31 -- _ T]WF$I1111 NORTH. —E 1 fA5T AAV. OJlY OF MFR—. APA OOWNTY. PAH©mem � 77 261 B --- � — w ZZ II 11 I 1 I � 1 1 � }! rnr.FUFonFc gr. 1 A � � • �.g I mA am � I 1 R miaa 1 y, I SII I p � Y I F� ET - LE I Page 10 0� WGWIV Y101 �1LcfMWNFJt un ❑ � 2 2 ❑ .fir Iii C. Landscape Plan (date: 11/27/2018) LANDSCAPEBREQUIREMENTS, 0 i -- O I � I -- -- ED 6 U AND BURLAP TREE PLANTING REFERENCE NOTES SCHEDULE Page 11 0 LEGEND: or.amra�w:�wr.oxKcn.am LANDSCAPE I PLAN LANDSCAPE RREWIRIREWNTS TREE PROiECT10N Page 12 LEGEND O O m U) £ � g S } w ANDSGAPE L1.01 D. Conceptual Building Elevations (date: 6/12/2018) NOT APPROVED EXTERIOR ELEVATION TYPICAL FRONT- OPTION A EXTERIOR ELEVATION TYPICAL MONT- OVFION R Page 13 I ELEVATION NOTES i. euexm�rouNcuTUYam wnuxr®mrrroi !D]fS$fr 9ELf+WLLLCOLOf(, ES4�EG RVNR5n911 wuNRp pE aJt�, x �uexrt�cm�urt,mm��,urowwErE�m� w.mreo m wain aruca'r wxu axa+. � amaruuemrE. �o®w.rmwmx ONfM ICIf.Ut, Nmi01®i WIMARIPI®ffiYd!"xN' WNCPEYE EOOTOYG TLLIAiTg4nr M®10L4M P9' OF m0.50NWIL�HE . PXOV�[amv�KKBnTYil On WiTxAin� 0. etSi OF 415fONf! X\tf40.Y I�TICnS. 5. N.L MLIVIG ISN0E Put=FlNf91E➢N.ticF.m M0.>a XpoF sx IN[XE a]9R 6 ALLf➢MENN10.18 �VI�F1t4Ml16ti C4iuX5 Aau MIXAIW6. �RPlV1ClLNx C Q i� Ln 2 y W o d fy W 0 U) U7 Q L 9 Z jos a�3v uws urtrt: ue.ixie A4.1 1•/ "Wi Y -11'_/[[e [N K� 17►1_ ►l1-�1►M�.Y;�K�)�111 a 0 113W A. PLANNING 1. Rezone 1.1 A Development Agreement (DA) is required as a provision of rezone of this property. Prior to approval of the rezone ordinance, a DA shall be entered into between the City of Meridian, the property owner(s) at the time of rezone ordinance adoption, and the developer. Currently, a fee of $303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six (6) months of the City Council granting the rezone for Council approval and subsequent recordation. The DA shall, at minimum, incorporate the following provisions: a. Future development of this site shall be generally consistent with the preliminary plat, landscape plan, and conceptual building elevations included in Section VII, and the provisions contained herein. Note: A final plat application will not be accepted until the DA is executed. 2. Preliminary Plat 2.1 The existing 20 -foot wide sewer easement (Instrument #105139574) depicted on the Razzberry Crossing Subdivision plat across Lot 1, Block 6 shall be relinquished prior to City Engineer signature on the final plat. 2.2 The final plat submitted for this subdivision shall include the following revisions from that shown on the preliminary plat included in Section VII.B as follows: a. Remove existing lot lines from the Razzberry Crossing Subdivision plat. 2.3 The landscape plan submitted with the final plat application shall include the following revision (if applicable): a. If solid fencing is proposed adjacent to the common driveway it shall be separated from the common driveway by a minimum 5 -foot wide landscaped buffer; otherwise, it's prohibited. 2.4 An exhibit shall be submitted with the final plat application that depicts the setbacks, fencing, building envelope, and orientation of the lots and structures that are consistent with the conceptual building elevations approved with this application in accord with UDC 11 -6C -3D if different from that shown on the approved preliminary plat. 2.5 A perpetual ingress/egress easement is required to be filed with the Ada County Recorder for the common driveways, which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment as set forth in UDC 11 -6C -3D.8. A copy of the recorded easement shall be submitted with the final plat application or with the plat submitted for City Engineer signature. 2.6 An application for Administrative Design Review shall be submitted and approved prior to submittal of building permit applications for any single-family attached units. Single-family detached units are exempt from this requirement. 2.7 Approval of the preliminary 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, submit and obtain approval of a time extension as set forth in UDC 11-6B-7. Page 14 2.8 The conceptual building elevations submitted with this application for the attached structures are not approved as they aren't consistent with the building footprints depicted on the preliminary plat. Therefore, revised elevations for both the attached and detached units that are consistent with the footprints shown on the plat shall be submitted prior to the Commission hearing. B. PUBLIC WORKS 1. Site Specific Conditions of Approval 1.1 A street light plan will need to be included in the final plat or building permit 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.oMlpublic_works.aspx?id=272. 1.2 Applicant needs to extend sewer main north in the eastern common drive to serve lots 9, 10, 11 and 14. Abandon sewer service at MH L14-348 in E Star Drive. Also, abandon sewer main between MH L14-350 and MH L14-363 due to proposed houses on top of the existing sewer line. This abandonment will cause sewer flow issues in the existing sewer main in N Bright Angel Ave. Sewer main slope in Bright Angel will need to be flipped between MH L14-350 to the new proposed manhole (SSMH B-4) to correct this flow issue. Other option is to not build on top of existing main line MH L14-350 to MH L14-363. 1.3 No plans submitted that show proposed water main, hydrants, or location of services. Developer shall work out the configuration of water services with Land Development Analyst in Community Development. 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 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 I F 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, Page 15 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. 2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, etc., prior to signature on the final plat. 2.11 All 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. 2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to the issuance of a plan approval letter. 2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H. 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. 2.18 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. 2.19 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 Page 16 with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 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. 2.21 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. 2.22 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. 2.23 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. 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. C. FIRE DEPARTMENT http: //weblink. meridianci _ �. orglweblink8/0/doc/160090IPagel.aspx D. NAMPA & MERIDIAN IRRIGATION DISTRICT (NMID) http://weblink.meridiancity.org/weblink8/0/doc/160516/Pa eg l.aspx E. CENTRAL DISTRICT HEALTH DEPARTMENT (CDHD) hyp://weblin k.meridiancity.ory/weblin k8/0/doc/160638/Pa el�.aspx F. DEPARTMENT OF ENVIRONMENT QUALITY (DEQ) hyp://weblin k.meridianciU.ory/weblin k8/0/doc/160281/Pa el�.aspx Page 17 I k: 911011101 A. Rezone (UDC 11 -5B -3E) Required 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 and/or rezone, the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; The proposed map amendment to R -I5 and development plan is consistent with the MDR and MU -C with a N.C. overlay FL UM designations and goals of the Comprehensive Plan. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff finds that the proposed map amendment to the R-15 zoning district is consistent with the purpose statement for the residential districts in UDC 11-2A-1. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds that the proposed zoning map amendment will not be detrimental to the public health, safety, or welfare. City utilities will be extended at the expense of the applicant. Staff recommends the Commission and Council consider any oral or written testimony that may be provided when determining this finding. 4. 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 Staff 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. 5. The annexation (as applicable) is in the best interest of city. This finding this is not applicable because the request is for a rezone, not annexation. B. Preliminary Plat (UDC 11-6B-6) In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision making body shall make the following findings: (Ord. 05-1170, 8-30-2005, eff. 9-15- 2005) 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; (Ord. 08-1372, 7-8-2008, eff. 7-8-2008) Staff finds that the proposed plat is in substantial compliance with the adopted Comprehensive Plan in regard to land use, transportation, and circulation. Please see Comprehensive Plan analysis in Section V of the Staff Report for more information. 2. Public services are available or can be made available and are adequate to accommodate the proposed development; Staff finds that public services will be provided to the subject property upon development. (See Section VIII of the Staff Report for more details from public service providers) Page 18 3. 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, Staff finds that the subdivision will not require the expenditure of capital improvement funds. 4. There is public financial capability of supporting services for the proposed development; Staff recommends the Commission and Council rely upon comments from the public service providers (i.e., Police, Fire, ACHD, etc) to determine this finding. (See Exhibit B for more detail) 5. The development will not be detrimental to the public health, safety or general welfare; and Staff is not aware of any health, safety, or environmental problems associated with the platting of this property that should be brought to the Commission or Council's attention. ACHD considers road safety issues in their analysis. Staff recommends that the Commission and Council consider any public testimony that may be presented when determining whether or not the proposed subdivision may cause health, safety or environmental problems of which Staff is unaware. 6. The development preserves significant natural, scenic or historic features. (Ord. 05-1170, 8- 30-2005, eff. 9-15-2005) Staff is unaware of any significant natural, scenic or historic features that exist on this site. Page 19