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CC - Caldera Canyon PP, MDA H-2019-0062 Commission Recommendations to Council1 Charlene Way From:Bill Parsons Sent:Thursday, July 18, 2019 4:06 PM To:Bill Nary; Andrea Pogue; Ted Baird; Chris Johnson; Charlene Way; Penelope Riley; Michelle Albertson Subject:Calera Canyon Commission Recs and Updated Staff Report for 07/23/2019 CC MTG Attachments:Caldera Canyon PP, MDA H-2019-0062 Commission Recommendations to Council.pdf Attached are the Planning & Zoning Commission’s recommendations and the Staff Report for the proposed Cladera canyon preliminary plat and development modification application (H-2019-0062). These items are scheduled to be on the City Council agenda on 07/23/2019. The public hearing will be held at City Hall, 33 E. Broadway Avenue, beginning at 6:00 pm. Please call or e-mail with any questions. Penelope - Please submit any written response you may have to the recommendations in the report to the City Clerk’s office and myself as soon as possible. Bill Parsons, AICP | Planning Supervisor City of Meridian | Community Development Dept. 33 E. Broadway Ave., Ste. 102, Meridian, Idaho 83642 Phone: 208-884-5533 | Fax: 208-489-0571 Built for Business, Designed for Living All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law, in regards to both release and retention, and may be released upon request, unless exempt from disclosure by law. Page 1 HEARING DATE: 7/23/2019 TO: Mayor & City Council FROM: Bill Parsons, Current Planning Supervisor 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: H-2019-0062 Caldera Canyon LOCATION: 1294 E. Leigh Field Dr., in the SE ¼ of the NE ¼ of Section 31, Township 4N., Range 1E. I. PROJECT DESCRIPTION Request for a preliminary plat consisting of sixteen (16) building lots and three (3) common lots on 2.83 acres of land in the R-8 zoning district; and request to modify the existing development agreement to remove the subject property and to enter into a new agreement. STAFF REPORT COMMUNITY DEVELOPMENT DEPARTMENT Page 2 II. SUMMARY OF REPORT A. Project Summary B. Community Metrics Description Details Page Ada County Highway District  Staff report (yes/no) Yes  Requires ACHD Commission Action (yes/no) No Access (Arterial/Collectors/State Hwy/Local)(Existing and Proposed) One (1) point of access to E. Leigh Field Dr. (collector) Stub Street/Interconnectivity/Cross Access One (1) stub street proposed to the north Staff recommends a driveway extension to the west to provide access to Lot 12, Block 2 and provision of a local street stub to the east for future interconnectivity. 7 Existing Road Network Existing Arterial Sidewalks / Buffers Five-foot attached sidewalk along E. Leigh Field Dr. Distance to nearest City Park (+ size) ¾ mile to Champion Park ~ 1 mile to Settlers Park Fire Service 20  Distance to Fire Station +/- 0.4 miles from Fire Station No. 3  Fire Response Time 2 minutes (under ideal conditions)  Resource Reliability 82% (does not meet target goal of 85% or greater)  Risk Identification 1=residential  Accessibility Project meets all required access, road widths and turnarounds. The common driveway will need to be signed “No Parking Fire Lane”. Coordinate with addressing technician for common driveway sign.  Special/resource needs Project will not require an aerial device.  Water Supply 1000 gal./minute for 1 hour required Police Service 22  Distance to Police Station 3 miles  Police Response Time 3-4 minutes (under average response time in Meridian) Description Details Page Acreage 2.83 Future Land Use Designation MU-N/N.C. Existing Land Use One (1) Single-family residence Proposed Land Use(s) SFR subdivision Current Zoning R-8 Proposed Zoning R-8 Lots (# and type; bldg/common) 19 total (16 bldg./3 common) Phasing plan (# of phases) 1 phase Number of Residential Units (type of units) 16 SFR units Density (gross & net) 5.65 du/acre gross; 6.91 du/acre net Neighborhood meeting date; # of attendees: April 15, 2019; 7 attendees History (previous approvals) Annexed with Quenzer North Subdivision (AZ-05-063, DA Inst. No. 106064914; PP-05-063); final platted as Lot 7, Block 31 of Quenzer Commons No. 10 (FP-06-020) Page 3 Description Details Page  Calls for Service Between 4/1/2018-3/31/2019 PD responded to 485 calls for service within a mile of the proposed development.  % of calls for service split by priority See PD comments in Section VIII. D  Accessibility No issues with proposed access  Specialty/resource needs None  Crimes 97  Crashes 34 (41% injury related) West Ada School District  Distance (elem, ms, hs) Prospect Elementary: +/- ¼ mile Pathways Middle School: +/- 1/3 mile Rocky Mountain High School: +/- 1.65 miles Wastewater  Distance to Sewer Services 0 Ft.  Sewer Shed White Drain Trunkshed  Estimated Project Sewer ERU’s See application for detail  WRRF Declining Balance 13.68  Project Consistent with WW Master Plan/Facility Plan Yes  Impacts/Concerns Flow commitments have been added (1,840 GPD avg. sanitary flow; 59 GPD avg. infiltration flow). Ensure that water and sewer service stubs meet the minimum horizontal separation requirements. Water  Distance to Water Services 0 Ft.  Pressure Zone 2  Estimated Project Water ERU’s See application for detail  Water Quality Concerns None  Project Consistent with Water Master Plan Yes  Impacts/Concerns Water main size must be notated on the construction plans. Water main in common drive must be eliminated and replaced with water services to serve the homes off of the common drive. What is proposed for the "Not-A-Part" lot 12 and how will it ultimately be served for water? Page 4 C. Project Area Maps III. APPLICANT INFORMATION A. Applicant/Owner: Vanessa Klaus 1294 E. Leigh Field Dr. Meridian, ID 83646 B. Representative: Penelope Constantikes, Riley Planning Services, LLC. P.O. Box 405 Boise, ID 83701 Future Land Use Map Aerial Map Zoning Map Planned Development Map Page 5 IV. NOTICING Planning & Zoning Posting Date City Council Posting Date Newspaper Notification 5/31/2019 7/5/2019 Radius notification mailed to properties within 300 feet 5/28/2019 7/2/2019 Property posted on 6/7/2019 7/8/2019 Nextdoor posting 5/28/2019 7/2/2019 V. STAFF ANALYSIS The development agreement modification proposes to remove the subject property from the terms of the existing development agreement (Inst. #106064914, AZ-05-063 Quenzer North Subdivision) and enter into a new development agreement for the proposed development. The applicant requests to enter into a new development agreement as this property is going to be developed independently from the Quenzer Commons Subdivision, in which it was originally annexed, zoned and platted. A legal description and exhibit map will need to be submitted that incorporates the overall Caldera Canyon development prior to the City Council hearing. The proposed preliminary plat consists of sixteen (16) building lots and three (3) common lots on 2.83 acres of land in an R-8 zoning district. The subdivision includes one (1) existing home and is proposed to develop in one (1) phase. A. Future Land Use Map Designation (https://www.meridiancity.org/compplan) Mixed Use Neighborhood (MU-N) with a Neighborhood Center (N.C.) overlay – The purpose of the MU-N designation is to assign areas where neighborhood-serving uses and dwellings are seamlessly integrated into the urban fabric. N.C. overlays are intended to create a centralized, pedestrian and service-oriented focal point for neighborhood scale development. N.C. areas are conceptual and are intended to identify a maximum walking distance of ¼ mile from the core of a neighborhood center. The proposed development was originally annexed, zoned and platted as Lot 31, Block 7 of the Quenzer Commons No. 10 Subdivision. Although the proposed development is only 2.83 acres in size it proposes to extend a grid-like street to the north, which will provide an opportunity for the property to the north to fulfill characteristics of the MU-N/N.C designation. Since the parcel was already zoned R-8, is providing an opportunity for surrounding properties to redevelop and reflects a similar design and layout to the original Quenzer Commons No. 10 subdivision to the west, staff finds the proposed subdivision is consistent with the FLUM designations for the area. Further, there is an existing five acre parcel on the east boundary that has not yet annexed into the City. With future development of this property the City will be requiring additional neighborhood serving uses and integrated land uses as envisioned by the Comprehensive Plan. The proposed gross density is 5.65 du/acre while the net density is 6.91 du/acre, which falls slightly below the MU-N target density of 6-12 units/acre and the N.C. target density of 8+ units/acre. Given the infill nature of the 2.83 acre site, staff is of the opinion that although the density is slightly lower than the target density, the proposed development is generally consistent with the MU-N, N.C. FLUM designation and is appropriate for this site. Page 6 B. Comprehensive Plan Policies (https://www.meridiancity.org/compplan): Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to the proposed use of this property (staff analysis in italics):  “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) Services to this area are available and can be reasonably provided since the MFD and MPD are already servicing the area.  “Review new development for appropriate opportunities to connect local roads and collectors to adjacent properties (stub streets).” (3.03.02O) The applicant proposes to stub the local street bisecting the subject property to the north for future extension. Staff’s recommendation to extend the driveway from Lot 12, Block 2 and add a stub to the property to the east would further enforce this action item and would increase interconnectivity among developments.  “Encourage infill development.” (3.04.02B) This site was originally platted as part of the Quenzer Commons No. 10 subdivision and is located adjacent to several existing residential subdivisions. The applicant’s proposal includes similarly sized lots and will complement existing subdivisions.  “Consistent with the Transportation and Land Use Integration Plan, require all new residential neighborhoods to provide sidewalks, curb and gutters, and complete streets.” (3.07.02B) The applicant has proposed a public roadway extending north/south through the development with five-foot attached sidewalks to increase vehicular and pedestrian connectivity to future developments. C. Existing Structures/Site Improvements: There is one (1) existing home on this site that is proposed to remain and is located on Lot 12, Block 2. The existing structure meets the required setbacks of the R-8 zoning district; any additions to the lot will be subject to R-8 zoning district dimensional standards. Any remaining structures aside from the home and ancillary structures on Lot 12 shall be removed prior to signature on the final plat by the City Engineer. The applicant has submitted a concept of possible redevelopment for the site should the property owner leave the premises in the future (see Exhibit VII.E). If the site does redevelop, the common driveway length shall be approved by the Meridian Fire Department in accord with UDC 11-6C- 3D3. D. Proposed Use Analysis: The applicant proposes to construct fifteen (15) single-family detached dwellings with one (1) existing home to remain at the southwest portion of the site (Lot 12, Block 2), with three (3) common lots, one (1) of which is a common driveway. Single-family detached dwellings are listed as a principally permitted use in the R-8 zoning district per UDC Table 11-2A-2. E. Dimensional Standards (UDC 11-2): This development is subject to the R-8 zoning district dimensional standards in UDC Table 11- 2A-6 (see below). Buildable lots range in size from approximately 4,032 square feet to approximately 5,372 square feet, excluding the existing lot at 34,668 square feet, complying with the UDC minimum dimensional standard of 4,000 square feet per dwelling unit. Page 7 F. Access (UDC 11-3A-3): A public street is proposed to extend to the north from E. Leigh Field Dr. and will be stubbed to the property to the north (parcel #R1608650331) for future extension should redevelopment occur. UDC 11-3A-3A.3 requires all subdivisions provide local street access to any use that currently takes access from a collector road. The existing home on Lot 12, Block 2 proposes to retain their direct access to E. Leigh Field Dr. as part of this project. Staff recommends that the applicant extend the driveway from Lot 12, Block 2 to N. Heritage View Ave. and extend a stub street to Ada County parcel to the east. The applicant is seeking a council waiver to allow the existing home to maintain access and to refrain from extending a stub to the east in accord with UDC 11-3A-3. If Council does not grant the access waiver for both requests, the applicant shall redesign their plat to provide local street access to Lot 12, Block 2 and the parcel to the east. NOTE: If the streets are extended as recommended by staff, this may require the applicant to lose several lots which reduces the density even further than what is desired in the MU-N designated area as noted above. G. Sidewalks (UDC 11-3A-17): The five-foot attached sidewalk adjacent to E. Leigh Field Dr. was constructed with the development of Quenzer Commons Subdivision No. 10. The applicant proposes to construct five-foot attached sidewalks within the development along the local street extending north (N. Heritage View Ave.) in accord with UDC standards. Page 8 H. Landscaping (UDC 11-3B): UDC 11-2A-6 requires a 20-foot landscape buffer along E. Leigh Field Dr. There is an existing landscape buffer that was installed with Heritage Commons No. 1. The 20-foot landscape buffer was placed in an easement with the approval of Heritage Commons No. 1. In accord with UDC 11-3B-7, the applicant proposes to place a majority of the landscape buffer within a common lot that is to be owned and maintained by the home owner’s association. A portion of the eastern part of the landscape buffer along E. Leigh Field Dr. is located within an easement; the landscape buffer shall be located within a common lot extended from Lot 1, Block 2, or the applicant shall be required to seek alternative compliance prior to final plat approval. Additionally, if the applicant is not granted a waiver for direct access to E. Leigh Field Dr. for Lot 12, Block 2, the applicant will be required to convert the frontage into a 20-foot landscape buffer located within a common lot in accord with UDC standards. The 20-foot landscape buffer currently includes mature arborvitaes, the applicant’s narrative proposes to include trees and vegetative groundcover in compliance with UDC 11-3B-7C-3 requirements. The applicant shall revise the landscape plan to include four (4) additional trees to comply with these requirements. Mitigation is required for all existing healthy trees 4” caliper or greater that are removed from the site with equal replacement of the total calipers lost on site up to an amount of 100% replacement in accord with UDC 11-3B-10C.5. The applicant shall coordinate with Elroy Huff, City Arborist to confirm mitigation requirements. I. Qualified Open Space/Site Amenities (UDC 11-3G): UDC 11-3G-2 does not require open space or amenities for developments under five (5) acres in size. The subject property is 2.83 acres in size, as such, open space and amenities are not required. J. Fencing (UDC 11-3A-6, 11-3A-7): A six-foot vinyl fence is proposed along the north and east boundaries of the subject site; six-foot fencing constructed with Quenzer Commons exists along the west boundary. Proposed fencing complies with UDC standards. K. Common Driveways (UDC 11-6C-3D): The applicant is proposing a common driveway for the development to provide access to four (4) of the sixteen (16) proposed homes in the development. The common driveway is proposed to be extended from a proposed local public street (N. Heritage View Ave.) from the east. Common driveways shall be a maximum of one-hundred-fifty feet (150’) in length unless otherwise approved by the Meridian Fire Department. The proposed length of the driveway measures approximately 140’ in compliance with UDC standards. However, the current edge of pavement measures approximately 25-feet short of two (2) building lots accessing the common driveway at the west part of the site (Lots 7 and 11, Block 2). The common driveway exhibit (see Exhibit VII.C) depicts the driveways of Lots 7 and 11, Block 2 curving at an angle, which do not appear to align with the paved area of the common driveway. The applicant shall clarify the alignment of the subject driveways with the common driveway and, if applicable, shall adjust the edge of pavement accordingly with approval from the Fire Department. 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. A copy of that easement shall be submitted to the Planning Division prior to the City Engineer’s signature on the final plat. Page 9 Lots 5 and 9, Block 2 are not proposed to take access via the common drive, however are required to adhere to the common driveway requirements in UDC 11-6C-3D.5. All driveways for properties abutting a common driveway shall be on the opposite side of the shared property line, away from the common driveway. Solid fencing adjacent to common driveways shall be prohibited, unless separated by a minimum five-foot wide landscape buffer. L. Pressurized Irrigation System (UDC 11-3A-15): An underground pressurized irrigation (PI) system is required to be provided for each lot within the development. The current proposal depicts the PI pump station within a buildable lot (Lot 9, Block 2). UDC 11- 3B-6E requires that pressurized irrigation stations be placed on a lot solely dedicated to the pump station; the applicant shall reconfigure the lots to include a common lot for the pump station. M. Storm Drainage (UDC 11-3A-18): An adequate storm drainage system is required in all developments in accord with the City’s adopted standards, specifications and ordinances. Design and construction shall follow best management practice as adopted by the City as set forth in UDC 11-3A-18. N. Building Elevations (UDC 11-3A-19 | Architectural Standards Manual): Conceptual building elevations were submitted for the future homes within this development. Building materials consist of stucco, hardy plank and board-and-batten siding with some stone accents (see Exhibit VII.E). Proposed homes will be single-level and will complement existing homes in surrounding neighborhoods. Single-story homes are exempt from review from the Planning Division on those lots adjacent to E. Leigh Field Drive. VI. DECISION A. Staff: Staff recommends approval of the proposed development agreement modification and preliminary plat requests for this site with the modified development agreement provisions and conditions listed in Section VIII of this report in accord with the findings contained in Exhibit D. Note: The driveway access for the existing home via E. Leigh Field Dr. and current configuration of the plat in regard to the property to the east requires Council approval of a waiver to UDC 11-3A-3, which limits access via collector streets when access via a local street is available. In this case, access is available via one (1) proposed local street (N. Heritage View Ave.). If a waiver is not approved, the plans submitted with the final plat application should be revised accordingly. B. Commission: The Meridian Planning & Zoning Commission heard this item on June 20, 2019. At the public hearing, the Commission voted to recommend approval of the subject PP request. 1. Summary of Commission public hearing: a. In favor: Penelope Constantikes, Applicant’s Representative; b. In opposition: None c. Commenting: None d. Written testimony: None e. Staff presenting application: Stephanie Leonard f. Other Staff commenting on application: Bill Parsons 2. Key issue(s) of public testimony: a. None Page 10 3. Key issue(s) of discussion by Commission: a. Likelihood of the adjacent parcels to the north and east developing consistently with the Mixed-use Community Neighborhood Center Overlay guidelines and transitioning appropriately to the proposed residential use; b. Commission recommends that the Council grant the applicant the waiver to continue the use of the existing driveway for existing home and to refrain from extending a local stub street to the east; c. Retention of existing landscaping (arborvitaes) along E. Leigh Field Dr. in lieu of the four (4) trees as recommended by Staff; 4. Commission change(s) to Staff recommendation: a. Modify condition A.3.a. to allow the applicant to seek alternative compliance to retain the existing arborvitaes in lieu of installing the four (4) required trees within the street buffer; 5. Outstanding issue(s) for City Council: a. Allowing the applicant’s request to continue the use of existing driveway to the existing home and not require the extension of the a stub street to the east in accord with UDC 11- 3A-3. Page 11 VII. EXHIBITS A. Preliminary Plat (date: 4/11/2019) Page 12 B. Landscape Plan (date: 5/10/2019) Page 13 C. Common Driveway Exhibit Page 14 D. Building Elevations Page 15 Page 16 E. Redevelopment Exhibit Page 17 VIII. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION 1. A new Development Agreement (DA) is required as a provision of the request for a modification to the existing DA to exclude this property from the existing agreement (Inst. No. 106064914). A new DA shall be entered into between the City of Meridian, the property owner, 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 approval. The DA shall, at minimum, incorporate the following provisions: a. Future development of this site shall comply with the preliminary plat, redevelopment plan for Lot 12, Block 2, landscape plan and conceptual building elevations included in Section VII and the provisions contained herein. b. Direct lot access to E. Leigh Field Drive is prohibited unless waived by City Council in accord with UDC 11-3A-3. 2. The preliminary plat included in Section VII.A, shall be revised as follows: a. The applicant shall include the pump station within a common lot in accord with UDC 11-3B-6E. b. Lot 12, Block 2 shall take access from N. Heritage View Ave. in accord with UDC 11- 3A-3A.3, unless waived by City Council. c. The applicant shall provide a stub street to the property to the east (parcel #R1608650375) for future interconnectivity unless waived by City Council in accord with UDC 11-3A-3A.3. d. Include a note stating ownership and maintenance responsibilities for the common lots. e. Include a note stating access via common driveway is restricted to Lots 6, 7, 10, and 11, and if applicable, a lot that may result from redevelopment of Lot 12. f. The applicant shall clarify the alignment of the driveways to Lots 7 and 11, Block 2 with the common driveway and, if applicable, shall coordinate with the Fire Department and adjust the edge of pavement accordingly. g. The landscape buffer currently depicted as an easement along E. Leigh Field Dr. shall be located within a common lot extended from Lot 1, Block 2 in accord with UDC 11-3B- 7C, or the applicant shall be required to seek alternative compliance prior to final plat approval. h. If the applicant is not granted a waiver for direct access to E. Leigh Field Dr. for Lot 12, Block 2, the applicant shall convert the frontage into a 20-foot landscape buffer located within a common lot in accord with UDC 11-3B-7C. 3. The landscape plan included in Section VII.B shall be revised as follows: a. With the final plat application, the applicant shall submit an alternative compliance application to retain the existing arborvitaes in lieu of installing the four (4) required trees within the street buffer along E. Leigh Field Dr. Page 18 b. The applicant shall coordinate with Elroy Huff, City Arborist, to confirm any mitigation requirements for trees proposed to be removed. The mitigation plan shall be referenced on the landscape plan submitted with a final plat application. c. The landscape buffer currently depicted as an easement along E. Leigh Field Dr. shall buffer be located within a common lot extended from Lot 1, Block 2 in accord with UDC 11-3B-7C, or the applicant shall be required to seek alternative compliance prior to final plat approval. d. If the applicant is not granted a waiver for direct access to E. Leigh Field Dr. for Lot 12, Block 2, the applicant shall convert the frontage into a 20-foot landscape buffer located within a common lot in accord with UDC 11-3B-7C. 4. A legal description and exhibit map will need to be submitted that incorporates the overall Caldera Canyon development prior to the City Council hearing. 5. Depict fencing on building lots adjacent to common open space lots in residential areas to distinguish common from private areas as set forth in UDC 11-3A-7A.7. 6. A perpetual ingress/egress easement for the common driveway(s) shall 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. A copy of the easement shall be submitted to the Planning Division prior to signature on the final plat. 7. All driveways for properties abutting a common driveway shall be on the opposite side of the shared property line, away from the common driveway. Solid fencing adjacent to common driveways shall be prohibited, unless separated by a minimum five-foot wide landscape buffer. 8. Comply with all bulk, use, and development standards of the R-8 zoning district listed in UDC Table 11-2A-5. 9. Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set forth in UDC 11-3A-6. 10. Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11 - 3A-15, UDC 11-3B-6 and MCC 9-1-28. 11. Comply with the sidewalk standards as set forth in UDC 11-3A-17. 12. Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J. 13. Construct storm water integration facilities that meet the standards as set forth in UDC 11- 3B-11C. 14. 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. 15. 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. 16. Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle. 17. 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. Page 19 18. The project is subject to all current City of Meridian ordinances. 19. 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. 20. 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. 21. 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. 22. The final plat, and any phase thereof, shall substantially comply with the approved preliminary plat as set forth in UDC 11-6B-3C2. 23. 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. 24. 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. B. PUBLIC WORKS 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 1.2 Applicant shall be required to establish a new water service directly to the existing water main in E. Leigh Field Drive for Lot 12, Block 2, and abandon the existing service from N. Heritage View Avenue per the Meridian Design Standards. Due to the size of the existing structure on Lot 12, Block 2, and the potential for increased demand on this lot, a one-inch single service/meter will be required. 1.3 Independent sewer and water services lines for each lot shall be required in the common driveway Lot, Block 2 in lieu of mainlines as proposed. 2. General Conditions of Approval 2.1 Applicant shall coordinate water and sewer main size and routing with Suez Water Idaho, and the Meridian 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 sewer mains outside of public right of way. The easement widths shall be 20-feet wide for a single utility. The easements shall not be dedicated via the plat, but rather dedicated outside the plat process using the Page 20 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 may be necessary. 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 addressed 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, and road base approved by the Ada County Highway District prior to issuance of 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. Page 21 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 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. 2.20 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, 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.meridiancity.org/weblink8/0/doc/161916/Page1.aspx Page 22 Page 23 D. POLICE DEPARTMENT http://weblink.meridiancity.org/weblink8/0/doc/162994/Page1.aspx Page 24 E. SETTLERS IRRIGATION DISTRICT http://weblink.meridiancity.org/weblink8/0/doc/169289/Page1.aspx F. CENTRAL DISTRICT HEALTH DEPARTMENT (CDHD) http://weblink.meridiancity.org/weblink8/0/doc/169385/Page1.aspx G. DEPARTMENT OF ENVIRONMENTAL QUALITY (DEQ) http://weblink.meridiancity.org/weblink8/0/doc/169451/Page1.aspx H. NAMPA MERIDIAN IRRIGATION DISTRICT (NMID) http://weblink.meridiancity.org/weblink8/0/doc/173000/Page1.aspx I. ADA COUNTY HIGHWAY DISTRICT http://weblink.meridiancity.org/weblink8/0/doc/174453/Page1.aspx IX. FINDINGS 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) Commission finds the proposed plat is generally in conformance with the UDC if the Applicant complies with the conditions of approval in Section VIII. 2. Public services are available or can be made available ad are adequate to accommodate the proposed development; Commission finds public services can be made available to the subject property and will be adequate to accommodate the proposed development. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; Commission finds the proposed plat is in substantial conformance with scheduled public improvements in accord with the City’s CIP. 4. There is public financial capability of supporting services for the proposed development; Commission finds there is public financial capability of supporting services for the proposed development. Page 25 5. The development will not be detrimental to the public health, safety or general welfare; and Commission finds the proposed development will not be detrimental to the public health, safety or general welfare. 6. The development preserves significant natural, scenic or historic features. (Ord. 05-1170, 8- 30-2005, eff. 9-15-2005) Commission is unaware of any significant natural, scenic or historic features that need to be preserved with this development.