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HomeMy WebLinkAboutPZ - Staff ReportBach Subdivision – PFP H-2016-0044 PAGE 1 STAFF REPORT HEARING DATE: March 17, 2016 TO: Planning & Zoning Commission FROM: Sonya Watters, Associate City Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: Bach Subdivision (aka Regency at River Valley) – PFP (H-2015-0044) I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST The applicant, The Regency at River Valley, LLC, has submitted an application for a combined preliminary and final plat (PFP) consisting of 2 building lots on 14 acres of land in the R-40 and C-G zoning districts for Bach Subdivision. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed PFP application based on the Findings of Fact and Conclusions of Law in Exhibit C of this report. III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to recommend approval of File Number H-2016-0044, as presented in the staff report for the hearing date of March 17, 2016, with the following modifications: (Add any proposed modifications.) Denial After considering all staff, applicant and public testimony, I move to recommend denial of File Number H-2016-0044, as presented during the hearing on March 17, 2016, for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Number H-2016-0044 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) IV. APPLICATION AND PROPERTY FACTS A. Site Address/Location: The site is located at 3400 E. River Valley Street, in the NW ¼ of Section 4, Township 3 North, Range 1 East. (Parcel No. S1104233940) B. Applicant: The Regency at River Valley, LLC 11650 S. State St., Ste. 300 Draper, UT 84020 C. Owner: Same as Applicant Bach Subdivision – PFP H-2016-0044 PAGE 2 D. Representative: Kelly Kehrer, KM Engineering, LLP 9233 W. State St. Boise, ID 83714 E. Applicant's Statement/Justification: Please see applicant’s narrative for this information. V. PROCESS FACTS A. The subject application is for a combined preliminary and final plat. A public hearing is required before the Planning & Zoning Commission and City Council, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: February 29 and March 14, 2016 C. Radius notices mailed to properties within 300 feet on: February 26, 2016 D. Applicant posted notice on site(s) on: March 4, 2016 VI. LAND USE A. Existing Land Use(s): The southern portion of this site has been developed with multi-family apartments, zoned R-40; and the northern portion of the site has also been approved to develop with apartments but construction has not yet commenced, zoned R-40. B. Character of Surrounding Area and Adjacent Land Use and Zoning: North: Vacant/undeveloped land approved for apartments (Village Apartments), zoned C-G South: E. River Valley Street and commercial uses in The Village shopping center, zoned C-G East: Single-family residential properties (Redfeather Estates), zoned R-4 West: Retail store, restaurant, and vacant properties, zoned C-G, RUT in Ada County, and C-C C. History of Previous Actions: • The northeast portion of this site has received the following approvals: Annexation and zoning (AZ-03-021) with a C-G zoning district and a development agreement (Inst. #104129529); Conditional use permit (CUP-14-001) for a multi-family development consisting of 96 dwelling units on 3.52 acres of land in a C-G zoning district for Phase 2 of Regency at River Valley; and Property boundary adjustment (PBA-14-005) which shifted the northern boundary of the property to the north to include additional property purchased for Phase 2. • The southwest portion of this site has received the following approvals: Annexation and zoning (AZ-08-003) of 12.06 acres of land with an R-40 zoning district and a development agreement recorded as Instrument No. 108131099; Conditional use permit (CUP-08-004) for a multi-family development consisting of 204 units in the R-40 zoning district on 10.56 acres of land; Variance (VAR-08-002) to UDC Table 11-3C-6 for a reduction in the number of covered parking spaces required for multi-family dwellings on the southern portion of the site; and Private Streets (PS-08-004) for addressing purposes on the southern portion of the site. Bach Subdivision – PFP H-2016-0044 PAGE 3 • In 2010, a modification to the conditional use permit (MCU-10-001) was approved to modify the site plan, landscape plan, building elevations and certain condition of approval of CUP- 08-004; • In 2010, a modification to the development agreement (MDA-10-008) was approved to modify the site plan, landscape plan, building elevations and certain provision of the agreement, recorded as Instrument No. 111022580 & 111067113; C. Utilities: 1. Location of sewer: The city currently owns and maintains sanitary sewer mains directly adjacent to the proposed development. 2. Location of water: The city currently owns and maintains water mains directly adjacent to the proposed development. 3. Issues or concerns: The applicant shall be responsible for the installation of additional water and sewer services to the project. D. Physical Features: 1. Canals/Ditches Irrigation: There are not any open waterways on this site; the Finch Lateral (aka South Slough) runs through this site but has been piped. 2. Hazards: Staff is not aware of any hazards that exist on this site. 3. Flood Plain: This site does not lie within the floodplain overlay district. VII. COMPREHENSIVE PLAN The Comprehensive Plan Future Land Use Map (FLUM) designates this site as Mixed Use – Regional (MU-R). The purpose of this designation is to provide a mix of employment, retail, and residential dwellings and public uses near major arterial intersections. The intent is to integrate a variety of uses together, including residential, and to avoid predominantly single use developments such as a regional retail center with only restaurants and other commercial uses. Developments should be anchored by uses that have a regional draw with the appropriate supporting uses. Fox example, an employment center should have support retail uses; a retail center should have supporting residential uses as well as support retail uses; a retail center should have supporting residential uses as well as supportive neighborhood and community services. The standards for the MU-R designation provide an incentive for larger public and quasi-public uses where they provide a meaningful and appropriate mix to the developments. The developments are encouraged to be designed according to the conceptual MU-R plan depicted in Figure 3-5 of the Comprehensive Plan. The subject property is located in close proximity to N. Eagle Road/SH-55, at the mid-mile between E. Fairview Avenue and E. Ustick Road, both major arterial intersections. The multi-family development will integrate with existing and future single-family and multi-family housing, retail, restaurant and commercial uses in the area and support these uses. The site is located kitty corner to Kleiner Park and The Village shopping center which provide a regional draw to this area. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed use (staff analysis 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) Bach Subdivision – PFP H-2016-0044 PAGE 4 The multi-family residential development will contribute to the variety of housing types available for rent within this part of the City. • “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 sewer and water services are available to be extended to the subject property with development of the site. • “Require appropriate landscaping and buffers along transportation corridor (setback, vegetation, low walls, berms, etc.) A 20-foot wide landscaped street buffer is required along N. Record Avenue, a collector street; a 40’+/- street buffer already exists along E. River Valley Street in accord with UDC standards. • “Protect existing residential properties from incompatible land use development on adjacent parcels.” (3.06.01F) The multi-family residential development should be compatible with existing and future multi- family and single-family residential uses to the north and east. • “Restrict private curb cuts and access points on collectors and arterial streets.” (3.06.02D) There is an existing access for the site via E. River Valley Street, a collector street; and one access proposed via N. Records Avenue, a collector street, along the east boundary of the site. A cross-access easement was required to be provided to the property to the north for interconnectivity with CUP-14-001. • “Locate high-density development, where possible, near open space corridors or other permanent major open space and park facilities, Old Town, and near major access thoroughfares.” (3.07.02, pg. 55) The multi-family development is located near a major access thoroughfare (N. Eagle Road/SH-55, E. Ustick Road and E. Fairview Avenue) and is within walking distance of Kleiner Park, a 60 acre City Park kitty corner to this site and The Village at Meridian shopping center to the south. • “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 apartments will contribute to the variety of residential housing options and rental prices available within the City. • “Provide housing options close to employment and shopping centers.” (3.07.02D) This site is located along a major retail/commercial corridor (Eagle Road/SH-55) within the City. High density residential development is desired in this area to support the employment and retail/restaurant/commercial uses. For the above reasons, staff believes the proposed development is consistent with the policies and goals of the Comprehensive Plan and will be an integral part of the MU-R designated area. Bach Subdivision – PFP H-2016-0044 PAGE 5 VIII. UNIFIED DEVELOPMENT CODE A. Purpose Statement of Zone: 1. Per UDC 11-2A-1, the purpose of the residential districts is to provide for a range of housing opportunities consistent with the Meridian Comprehensive Plan. Connection to the City of Meridian water and sewer systems is a requirement for all residential districts. Residential districts are distinguished by the allowable density of dwelling units per acre and corresponding housing types that can be accommodated within the density range. 2. Per UDC 11-2B-1, the purpose of the commercial districts is to provide for the retail and service needs of the community in accordance with the Meridian Comprehensive Plan. Six (6) districts are designated which differ in the size and scale of commercial structures accommodated in the district, the scale and mix of allowed commercial uses, and the location of the district in proximity to streets and highways. Properties within the C-G district are typically in close proximity and/or have access to interstate or arterial intersections. Allowed uses are the largest scale and broadest mix of retail, office, service, and light industrial uses. B. Schedule of Use: 1. Unified Development Code (UDC) Table 11-2A-2 lists the permitted, accessory, conditional, and prohibited uses in the R-40 zoning district. Multi-family developments are listed as a conditional use in the R-40 zoning district. 2. Unified Development Code (UDC) Table 11-2B-2 lists the permitted, accessory, conditional, and prohibited uses in the C-G zoning district. Multi-family developments are listed as a conditional use in the C-G zoning district. Note: Previous conditional use permits (CUP-08-004 and CUP-14-001) were approved for a multi-family development on this site. C. Dimensional Standards: The dimensional standards listed in UDC Table 11-2A-8 for the R-40 zoning district and UDC Table 11-2B-3 for the C-G zoning district apply to development of this site. IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: PRELIMINARY /F INAL PLAT (PFP): A combined preliminary and final plat is proposed consisting of 2 building lots on 14 acres of land in the R-40 and C-G zoning districts for Bach Subdivision (see Exhibit A.2). Dimensional Standards: Staff has reviewed the proposed plat for compliance with the dimensional standards listed in UDC Table 11-2A-8 for the R-40 zoning district and Table 11- 2B-3 for the C-G zoning district and found the plat in compliance with those standards. Future construction on these lots shall also be consistent with those standards. Access: Access to streets should comply with the standards listed in UDC 11-3A-3. One access exists to the site via E. River Valley St. and one access exists via N. Records Avenue. The access via River Valley is proposed to shift to the north side of the South Slough with the proposed plat. Interconnectivity is proposed between Lots 1 and 2; a cross-access easement should be depicted on the plat or via a separate recorded easement. Local street access is not available to this property. Bach Subdivision – PFP H-2016-0044 PAGE 6 A cross-access easement was required with CUP-14-001 to be provided to the property to the north (Parcel #S1104233710) for interconnectivity. A recorded copy of this easement should be submitted with the final plat application; or, an easement should be depicted on the face of the final plat. Traffic Impact Study (TIS): ACHD did not require a TIS for this development. Landscaping: Street buffer landscaping is required to be provided as set forth in UDC Table 11- 2B-3 along N. Records Avenue, a future collector street in accord with the standards listed in UDC 11-3B-7C. A landscaped street buffer already exists along E. River Valley Street and along Records within the R-40 district in accord with UDC standards. Street buffers within residential districts are required to be in a common lot maintained by the homeowner’s association per UDC 11-3B- 7C.2a. Street buffers within commercial districts are required to be in a common lot or on a permanent dedicated buffer maintained by the property owner or business owner’s association per UDC 11-3B-7C.2b. The plat should be revised accordingly. The buffer required along Records Avenue is required to have a total of 15 trees (1 per 35 lineal feet) – only 12 are proposed; three additional trees should be provided. Although trees may not be planted within the irrigation easement, the area is included in the street frontage calculation. Open Space & Site Amenities: Common open space and site amenities are required to be provided for multi-family developments in residential districts that are 5 acres or more in size as set forth in UDC 11-3G-3. Because the R-15 zoned portion of this site (Lot 1) consists of 10.4+/- acres, a minimum of 1 acre of qualified open space is required to be provided in addition to that required by UDC 11-4-3- 27C; and a minimum of one qualified site amenity is required to be provided in accord with the standards listed in UDC 11-3G-3C, in addition to those required in UDC 11-4-3-27D. Staff has reviewed the previous approvals (CUP-08-004 and CUP-14-001) for this project and determined the amount of open space and site amenities provided within this development complies with UDC standards. Multi-Use Pathway: A segment of the City’s multi-use pathway extends from the pathway along E. River Valley Street through the site to the north boundary. No other pathways are planned for this site. Fencing: A 6-foot tall vinyl fence is depicted on the landscape plan for this site. All new fencing should comply with the standards listed in UDC 11-3A-7. Sidewalks: Sidewalks are required to be provided with development in accord with the standards listed in UDC 11-3A-17. A detached sidewalk/pathway already exists along E. River Valley Street; a 5-foot wide detached sidewalk is required to be constructed along N. Records Avenue, a future collector street as depicted on the landscape plan. Utilities: 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. Pressurized Irrigation: An underground pressurized irrigation system is required to be provided for the development in accord with UDC 11-3A-15 as proposed. Storm Drainage: An adequate storm drainage system is required in all developments in accord with the City’s adopted standards, specifications, and ordinances, per UDC 11-3A-18. Bach Subdivision – PFP H-2016-0044 PAGE 7 Building Elevations: Conceptual building elevations were approved with CUP-14-001 for the second phase of development proposed on the northeast portion of this site. The first phase has already been constructed. Certificate of Zoning Compliance: The applicant is required to obtain approval of a Certificate of Zoning Compliance application prior to construction of the multi-family structures approved with CUP-14-001 on the northeast portion of this site to ensure all construction and site improvements comply with the conditions in this report, previous conditions of approval, and the provisions of the UDC, per UDC 11-5B-1. Design Review: The applicant is required to submit an application for Design Review concurrent with the Certificate of Zoning Compliance application in accord with UDC 11-5B-8. The site layout and design of all structures on the site is required to be consistent with that approved with CUP-14-001, the design standards listed in UDC 11-3A-19 and the City of Meridian Architectural Standards Manual. Staff recommends approval of the subject applications with the conditions listed in Exhibit B per the Findings in Exhibit D. X. EXHIBITS A. Drawings 1. Vicinity/Zoning Map 2. Preliminary Plat (dated: 12/7/15) 3. Final Plat (dated: 12/7/15) 4. Landscape Plan (date: 4/6/15) B. Agency Comments/Conditions of Approval 1. Planning Division 2. Public Works Department 3. Fire Department 4. Police Department 5. Sanitary Service Company 6. Ada County Highway District 7. Parks Department C. Required Findings from Unified Development Code Bach Subdivision – PFP H-2016-0044 PAGE 8 Exhibit A.1: Vicinity/Zoning Map Bach Subdivision – PFP H-2016-0044 PAGE 9 Exhibit A.2: Preliminary Plat (dated: 12/7/15) Bach Subdivision – PFP H-2016-0044 PAGE 10 Exhibit A.3: Final Plat (dated: 12/7/15) Bach Subdivision – PFP H-2016-0044 PAGE 11 Exhibit A.4: Landscape Plan (dated: 2/10/16) Bach Subdivision – PFP H-2016-0044 PAGE 12 Bach Subdivision – PFP H-2016-0044 PAGE 13 B. Agency Comments/Conditions 1. PLANNING DEPARTMENT 1.1 Site Specific Conditions of Approval 1.1.1 Development of the site shall substantially comply with the preliminary and final plat included in Exhibit A, the conditions in this report and all previous conditions of approval and development agreement provisions. 1.1.2 The final plat included in Exhibit A.3, dated 12/7/15, shall be revised as follows: a. A cross-access easement shall be depicted on the plat between Lots 1 and 2. b. A cross-access easement shall be depicted to the property to the north (Parcel #S1104233710) as required with CUP-14-001 for interconnectivity; or, a separate recorded easement shall be submitted with the final plat application. c. The street buffers along E. River Valley Street and N. Records Way within the R-15 zoning district are required to be in a common lot maintained by the homeowner’s association per UDC 11-3B-7C.2a. d. The street buffer along N. Records Way within the C-G zoning district is required to be in a common lot or on a permanent dedicated buffer maintained by the property owner or business owner’s association per UDC 11-3B-7C.2b. 1.1.3 Once the driveway access via N. Records Way is constructed on Lot 2, the existing driveway access via N. Records Way to the south on Lot 1 shall be removed. 1.1.4 The landscape plan included in Exhibit A.4, dated 2/10/16, shall be revised as follows: a. A minimum of 15 trees shall be provided within the street buffer along N. Records Avenue. 1.2 General Conditions of Approval 1.2.1 Comply with all bulk, use, and development standards of the applicable district listed in UDC Chapter 2 District regulations. 1.2.2 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set forth in UDC 11-3A-6. 1.2.3 Install lighting consistent with the provisions as set forth in UDC 11-3A-11. 1.2.4 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. 1.2.5 Comply with the sidewalk standards as set forth in UDC 11-3A-17. 1.2.6 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J. 1.2.7 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3B-5I, 11-3B-8C, and Chapter 3 Article C. 1.2.8 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B- 7C (streets). 1.2.9 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B- 11C. 1.2.10 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. Bach Subdivision – PFP H-2016-0044 PAGE 14 1.2.11 Provide bicycle parking spaces as set forth in UDC 11-3C-6G consistent with the design standards as set forth in UDC 11-3C-5C. 1.2.12 Comply with the outdoor service and equipment area standards as set forth in UDC 11-3A-12. 1.2.13 Construct all required landscape areas used for storm water integration consistent with the standards as set forth in UDC 11-3B-11C. 1.2.14 Comply with the structure and site design standards, as set forth in UDC 11-3A-19 and the guidelines set forth in the City of Meridian Architectural Standards Manual. 1.2.15 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle. 1.2.16 Low pressure sodium lighting shall be prohibited as an exterior lighting source on the site. 1.2.17 All fencing constructed on the site shall comply with the standards as set forth in UDC 11-3A-7 and 11-3A-6B as applicable. 1.3 Ongoing Conditions of Approval 1.3.1 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the area. 1.3.2 The project is subject to all current City of Meridian ordinances and previous conditions of approval associated with this site. 1.4 Process Conditions of Approval 1.4.1 No signs are approved with this application. Prior to installing any signs on the property, the applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3 Article D and receive approval for such signs. 1.4.2 The applicant shall submit and obtain approval of a Certificate of Zoning Compliance and Design Review application for the future multi-family dwellings in Phase 2 on Lot 2 from the Planning Division, prior to submittal of any building permit applications. 1.4.3 The applicant shall complete all improvements related to public life, safety, and health as set forth in UDC 11-5C-3B. A surety agreement may be accepted for other improvements in accord with UDC 11-5C-3C. 1.4.4 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 of the approval of this combined preliminary/final plat; or 2) gain approval of a time extension as set forth in UDC 11-6B-7. 1.4.5 The applicant shall obtain the City Engineer's signature on a final plat within two years of the approval of this combined preliminary/final plat as set forth in UDC 11-6B-7A. 1.4.6 The final plat, and any phase thereof, shall substantially comply with the approved preliminary plat as set forth in UDC 11-6B-3C2. 1.4.7 The property owner shall sign the amended development agreement and return such to the City within two years of the Council granting this development agreement modification request as set forth in UDC 11-5B-3D2; or, prior to submittal of the Certificate of Zoning Compliance application(s) for the dwellings on this site. 1.4.8 The applicant shall pay any applicable impact fees prior to the issuance of a building permit. Bach Subdivision – PFP H-2016-0044 PAGE 15 2. PUBLIC WORKS DEPARTMENT 2.1 Site Specific Conditions of Approval 2.1.1 The applicant shall be responsible for the installation of additional water and sewer services to the subject development. 2.1.2 A street light plan will need to be included in the civil construction plans. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272 . 2.2 General Conditions of Approval 2.2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 2.2.3 The applicant shall provide easement(s) for all public 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. 2.2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 2.2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. 2.2.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. 2.2.7 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at (208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190. Bach Subdivision – PFP H-2016-0044 PAGE 16 2.2.8 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections (208)375-5211. 2.2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated, fencing installed, drainage lots constructed, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 2.2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, etc., prior to signature on the final plat. 2.2.11 All development improvements, including but not limited to sewer and water, fencing, micro- paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 2.2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to the issuance of a plan approval letter. 2.2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.2.18 The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 2.2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or 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. 2.2.20 At the completion of the project, the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 2.2.21 The City of Meridian requires that the owner post to the City a performance surety in the amount of 125% of the total construction cost for all incomplete sewer, water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 2.2.22 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 Bach Subdivision – PFP H-2016-0044 PAGE 17 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 887-221. 3. FIRE DEPARTMENT 3.1 Provide cross-access as proposed between Lots 1 and 2. 4. POLICE DEPARTMENT 4.1 The Police Department has no comment on this application. 5. REPUBLIC SERVICES 5.1 Republic Services has no comment on this application. 6. PARKS DEPARTMENT 6.1 The Park’s Department has no comment on this application. 7. ADA COUNTY HIGHWAY DISTRICT Comments have not been received from ACHD on this application. Bach Subdivision – PFP H-2016-0044 PAGE 18 C. Required Findings from Unified Development Code 1. 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; 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 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; Staff 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 have already been provided to the first phase and will be provided by the developer to the second phase at their own cost, Staff 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; 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.) e. 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. f. The development preserves significant natural, scenic or historic features. Staff is unaware of any significant natural, scenic or historic features that exist on this site.