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HomeMy WebLinkAboutCC - Draft ConditionsDRAFT CONDITIONS OF APPROVAL DA provisions (WASD): a. Compliance with the specific use standards listed in UDC 11-4-3-14, Education Institution, is required, including the provisions for accessory uses and portable classrooms. b. Outdoor lighting provided on the site, including the stadium lighting, is required to comply with the standards listed in UDC 11-3A-11. c. Construct minimum 5-foot wide detached sidewalks along N. McDermott Rd. and W. Ustick Rd. abutting the annexation area AND minimum 5-foot wide detached sidewalks (or temporary asphalt pathways) off-site within the right-of-way or within a public pedestrian easement to the Ustick/McDermott intersection from the Oaks Subdivision on N. McDermott Rd. and from the annexation area on W. Ustick Rd. to the N. McDermott Rd./W. Ustick Rd. intersection and from Jaydan Village Subdivision on W. Ustick Rd. to the N. McDermott Rd./W. Ustick Rd. intersection. d. A fire station site will need to be located and secured in close proximity to the site to provide service within response time requirements, prior to issuance of Certificate of Occupancy for the high school. e. To mitigate extended response times for the Police Department, an SRO officer and office shall be provided at the school for school safety, prevention and education outreach programming at the cost of the developer as agreed upon with the Police Department. f. The Police Department requests all improvements to adjacent roadways and intersections as required by ACHD take place prior to issuance of Certificate of Occupancy for the high school. g. The east/west street at the north end of the high school site shall be constructed as a collector street in accord with the Master Street Map and shall extend to the east boundary of the school site with a temporary turnaround for future extension to the east. This street will provide access to the north/south collector street at the half mile for Parcel #S0432141900 (Spriggel) and Parcel #S0432417350 (Acclima Inc.) once SH-16 is extended and access is no longer available via N. McDermott Road. h. An east/west local street shall be constructed at the south boundary of the high school site and shall extend to the east boundary of the school site with a temporary turnaround for future extension to the east. This street will provide access to the north/south collector street at the half mile for Parcel #S0432429350 (Woodside Avenue Investor, LLC) when SH-16 is extended and access is no longer available via N. McDermott Road. i. The school district shall provide bus service for all students attending the high school and future elementary school in the absence of safe pedestrian and bicycle access to the school site. j. The Five Mile Creek shall remain open and not be piped or otherwise covered and shall be protected during construction. k. Street buffer landscaping and sidewalks shall be provided along the frontage of the annexation area on W. Ustick Rd. and N. McDermott Rd. in accord with the standards in UDC 11-3B-7C and 11-3A-17, respectively. l. The north/south collector street at the half mile shall be extended to W. McMillan Road for two points of public street access to the school site prior to issuance of Certificate of Occupancy for the high school; this will include construction of a bridge over the Five Mile Creek. m. Sidewalks shall be constructed along both sides of public streets within the development with the first phase of development. n. Direct access via W. Ustick Rd. is prohibited in accord with UDC 11-3A-3. o. A 10-foot wide multi-use pathway is depicted on the Pathways Master Plan along the south boundary of the high school site along the Sky Pilot Drain. Because of the location of the future extension of SH-16, this location may not be feasible. The applicant should work with the Pathways Project Manager to determine an appropriate location. Landscaping shall be provided along the pathway in accord with the standards listed in UDC 11-3B-12C. A 14-foot wide public pedestrian easement is required for the pathway and shall be submitted to the City for approval by City Council prior to issuance of Certificate of Occupancy of the high school. DA Provisions (Spriggel): a. An application for a modification to the development agreement shall be submitted prior to development of the subject property; a conceptual development plan and conceptual building elevations shall be included in the application. b. The existing home shall hook up to City water and sewer services within 60 calendar days of services becoming available. At such time, the existing well may only be used for irrigation purposes and the septic system shall be abandoned as set forth in Meridian City Code 9-1-4. c. If residential uses are developed on this site, the developer shall comply with the noise abatement standards listed in UDC 11-3H-4D for residential development adjoining state highways. CUP conditions: a. The landscape plan shall be revised to include vegetation groundcover in required landscape areas per the standards listed in UDC 11-3B-7C and 11-3B-8C. b. A 10-foot wide multi-use pathway is required along the south boundary of the high school site along the Sky Pilot Drain in accord with the Pathways Master Plan. A 10-foot wide multi-use pathway is required within a 14-foot wide public pedestrian easement along the west side of the north/south collector street along the west boundary of the site. Landscaping shall be provided on either side of the pathway in accord with the standards listed in UDC 11-3B-12C. c. Minimum 5-foot wide detached sidewalks are required along both sides of the collector streets constructed within the site. d. Accessory uses and future portable classrooms shall comply with the specific use standards listed in UDC 11-4-3-14. e. Outdoor lighting is required to comply with the standards listed in UDC 11-3A-11. 2. Public Works Department 2.1 Site Specific Conditions of Approval: 2.1.1 A street light plan will need to be included in the final plat and/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.org/public_works.aspx?id=272 2.1.2 No detailed utility plan was provided to show location of proposed mains. An offsite utility plan will be required showing the sewer being brought down McDermott from the Oaks. 2.1.3 System capacity is available to serve this development with two 12-inch water main connections. No detailed utility plan was provided to show location of mains and hydrants on site. Plans showing these features will need to be reviewed by engineering when available to ensure fire flow meets needs. 2.1.4 The provision of water and sewer service to this development will require significant off-site improvements to bring utilities to and through the site, which will be the responsibility of the developer. The site is also subject to reimbursement fees, and upgrade expenses associated with the Oaks Lift Station, as well as other reimbursement fees associated with the water system. 2.1.5 Staff has discussed with the applicant the possibility of reviewing/approving, and allow a portion of the utility infrastructure to be constructed prior to the final determination and approval of the Annexation and CUP applications. In order to move forward with review/approval and construction of the utility infrastructure plans, the West Ada School District and The City of Meridian will need to enter into a formal agreement to include at a minimum the following: a. The West Ada School District assumes all risk (financial and otherwise) for proceeding with infrastructure design review and construction ahead of the formal approval of the pending application for Annexation and CUP from the City of Meridian. Once the mainlines are installed, and approved, they will become the property of the City of Meridian, regardless of the ultimate outcome of the Annexation and CUP applications. b. New utility mainline infrastructure will only be allowed within the existing right-of-way of Ustick and McDermott Roads per the approved Meridian Water and Wastewater Master Plans. Your plans will need to be revised to only show the stated mainlines. If and when the project gains full approval from the Meridian City Council, the remainder of the infrastructure serving the proposed school can be reviewed for approval and construction. c. Upon cursory review of the proposed infrastructure design within Ustick and McDermott Roads, it does not appear that any of the mainlines are being planned above and beyond what is contemplated in the approved Meridian Water and Wastewater Master Plans. Therefore they would not be eligible for reimbursement under Meridian City Code (MCC) 8-6-5. d. Acknowledgement of the West Ada School District’s responsibilities for paying the sanitary sewer lift station upgrade costs, and sanitary sewer lift station reimbursement costs pursuant to the attached Summary of Agreement and Reimbursement Agreement. 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 irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting, crossing or laying adjacent and contiguous to the area being developed 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. 2.2.6 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at (208)898-5500 for inspections of disconnection of services. Wells may be used for non- domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190. 2.2.7 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. 2.2.8 Street signs are to be in place, sanitary sewer and water system shall be approved and activated, and at a minimum, the road base approved by the Ada County Highway District, prior to applying for building permits. 2.2.9 All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. 2.2.10 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. 2.2.11 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.2.12 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.2.13 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.2.14 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. 2.2.15 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. 2.2.16 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. 2.2.17 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. 2.2.18 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.