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HomeMy WebLinkAboutCC - Staff ReportSTAFF REPORT COMMUNITY DEVELOPMENT DEPARTMENT HEARING 3/19/2019 DATE: TO: Mayor & City Council FROM: Stephanie Leonard, Associate Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: H-2019-0015 Fairbourne Subdivision No. 2 LOCATION: North of W. Chinden Blvd. and west of N. Black Cat Rd., in the SE 1/4 of the SE 1/4 of Section 21, Township 4N., Range 1W. I. PROJECT DESCRIPTION C J f1E NDIAI�*,-- The applicant, Fairbourne Development, LLC., has applied for final plat approval of fifty-nine (59) building lots, six (6) common lots and three (3) common driveways on 13.79 acres of land in an R-8 zoning district. Page 1 II. SUMMARY OF REPORT A. Project Summary Acreage Future Land Use Designation Existing Land Use Proposed Land Use(s) Current Zoning Lots (# and type; bldg/common) Phasing plan (# of phases) Number of Residential Units (type of units) Density (gross & net) Open Space (acres, total buffer / qualified) Amenities Physical Features (waterways, hazards, flood plain, hillside) History (previous approvals) Details 13.79 MDR Undeveloped SFR R-8 68 lots total; 59 bldg., 6 common, 3 common driveways 59 SFR units 4.28 d.u./acre gross; 7.54 d.u./acre net 1.42 acres open space, 10.30% qualified Open space, pathways H-2018-0052, DA Inst. No. 2018-098361 III. APPLICANT INFORMATION A. Applicant/Owner/Representative: Fairbourne Development, LLC. 2701 E. Pine Avenue Meridian, ID 83642 IV. STAFF ANALYSIS The proposed final plat depicts 59 building lots, six (6) common area lots, and three (3) common driveway lots on 24.10 acres of land in the R-8 zoning district. Development is required to comply with the dimensional standards of the R-8 zoning district listed in UDC Table 11-2A-6. This is the second phase of development of the Fairbourne Subdivision preliminary plat (H-2018-0052). Staff has reviewed the proposed final plat for consistency with the approved preliminary plat and found there are the same number of building lots and three (3) additional common lots than were depicted on the preliminary plat. Because the number of building lots has stayed the same and the number of common lots has increased, Staff finds the proposed final plat to be in substantial conformance with the approved preliminary plat per the standards listed in UDC 11 -6B -3C.2. A. Access (UDC 11-3A-3, 11-3H-4): One (1) access point is proposed via N. Adale Avenue; no direct lot access is proposed or permitted via W. Chinden Blvd. Per the Meridian Fire Department, a detail of an emergency access shall be required. The development will be limited to thirty (30) building lots until emergency access is provided. A note indicating proposed emergency access shall be indicated on the final plat prior to City Engineer's signature. B. Pathways (UDC 11-3A-8): A micropath is depicted through Lot 9, Block 7 providing connection to a sidewalk along W. Waverton Dr. and to the first phase of the development. The City's ten -foot multi -use pathway is depicted along W. Chinden Blvd. in accord with UDC 11-3H-4 and the development agreement Page 2 for this development. The applicant shall submit a public access easement for a detached, multi- use pathway adjacent to W. Chinden Blvd. to the Planning Division for Council approval and subsequent recordation. The easement shall be a minimum of 14' wide (10' pathway + 2' shoulder each side) and may fall within the required landscape buffer. C. Parkways (UDC 11-3A-17): Parkways are required to be landscaped per the standards listed in UDC 11-3A-17 and UDC 11- 3G -3B.5. D. Landscaping (UDC I1 -3B): Common open space areas are required to be landscaped with lawn (either seed or sod) and a minimum of one (1) deciduous shade tree per 8,000 square feet as set forth in UDC 11 -3G -3E. Chinden Blvd., adjacent to the property, is classified as an Entryway Corridor on the Future Land Use Map, and requires a 35 -foot landscape buffer per UDC 11-2A-5. The applicant has proposed to construct a 35 -foot wide landscape buffer along Chinden Boulevard, located outside of the future 200 -foot right-of-way (ROW) for the highway. There is approximately 55 additional feet that shall be improved with grass, until ITD purchases it for the widening of Chinden Boulevard. This proposal meets the 35 -foot minimum landscape buffer requirement and accommodates the 55 feet of additional area needed by ITD for future roadway expansion. The future ROW along Chinden Blvd. shall be improved with vegetative groundeover with a 10 -foot gravel shoulder permitted, per the standards in UDC 11-3H-4 and UDC 11 -3B -7C. E. Utilities (UDC 11-3A-21): This development is serviceable by the City of Meridian's North Black Cat sewer trunk. Water service is to be provided by Suez Water Idaho. F. Building Elevations (UDC 11-3A-19 1 Architectural Standards Manual): Future homes constructed in this phase shall be consistent with the approved elevations and design guidelines contained in the development agreement for Fairbourne Subdivision (see Exhibit VI.D). The rear and/or side of structures that face W. Waverton Dr. (Lots 3-8 and Lots 43-48, Block 7) and W. Chinden Blvd. (Lots 18-33 and Lot 35, Block 7) shall incorporate articulation through changes in two or more of the following: modulation (e.g. —projections, recesses, step -backs, pop - outs), bays, banding, porches, balconies, material types or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from the subject public street. Single -story structures are exempt from this requirement. G. Alleys (UDC 11 -6C -3B..) The alley depicted between N. Willowside Avenue and N. Oakstone Avenue shall comply with dimensional and design standards in UDC 11 -6C -3B. The proposed alley is designed in compliance with these standards. H. Common Driveways (UDC I1 -6C -3D Three (3) common driveways are proposed in this phase of development. Per UDC 11 -6C -3D, the applicant shall submit an exhibit depicting any lots using the common driveways, the setbacks, fencing, building envelope, and orientation of the lots and structures prior to obtaining signature on the final plat. Solid fencing adjacent to common driveways shall be prohibited, unless separated by a minimum five foot (5') wide landscaped buffer. There is no fencing proposed along the abutting property boundary of the applicable lots (Lot 16, 37, and 41, Block 7) however, if solid fencing is desired, a five foot wide landscaped buffer shall be required. Page 3 I. Waterways (UDC 11-3A-6): The Harrell Lateral crosses through the western boundary of the proposed final plat. At the time the final plat was approved, the Harrell Lateral easement was not depicted on the preliminary plat. The applicant is proposing to re-route the lateral along the rear boundary of Lots 37-41, Block 7 and side boundaries of Lots 35 & 43, Block 7 in a 23 -foot wide easement. Per UDC 1I - 3A -6, any irrigation greater than 10 -feet in width must be placed in a common lot unless otherwise approved by City Council. Prior to signature on the final plat, the applicant shall revise the plat to include the Harrell Lateral in a common lot or obtain City Council approval to dedicate the easement along the rear of lots as proposed. V. DECISION A. Staff: Staff recommends approval of the proposed final plat with the conditions of approval in Section VII of this report. Page 4 VI. EXHIBITS A. Preliminary Plat (date: 5/4/2018) I L PRELIMINARY PLAT GLND FAIRBOURNE SUBDIVISION I--- 1 F _JA L! Co M CE! SHEEI I OF I Page 5 B. Final Plat (date: 1/14/2019) FAIRBOURNE SUBDIVISION NO. 2 RFINGA FORTH OF 7W.;F IN OF PfESF WOFSWMNN rORASH/P440M,, RNVGE / IL4S7. 00/SC4WR/LMAN, MA COLATY. ANHO FAIRBOURNEOEVROM EN7, LLC. 2019 �m °aviec�` os Page 6 ShWET 2 OF 4 CERTIFICATE OF OWNERS .;/e >wx n.rmrW rm Oa n�mern�V Mr mtmwhuY inner N wI Sr.Y,wr YI few. 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AC"OWLEAGMENT° �I'xs wxaps�ra � .wva.r nm.r w,.m rnr .� sm� nexavmeau ro re nwr swe �. ii�ww. � nx�1Psrae� `•'�"'wxr u+errnn a ua .w ,w wrmess xlrsxcr, r I�,r msxsmro ur.ur Iww .va ,vnrEo n mrzw..sEe >rer ar.aw ,rw w ,r.� cxaesrrr FAIRBOURNE SUBDIVISION NO. 2 SHEET 3 OF 4 C"TMOAN OF SVRUWR PLSs �rws APPROVAL OF CEN7RIL PMVCT AWALM RdPAR7We'Ni T a,�e+awn nnE�nwre <auw ,rsrnrE v ,ova �irni u�ir.r r�erxrAa�`w�orrsu• xnc uw».w r,"u r,rE earn acres. ,r. wwEr+urc wr nr omen um:a .,, aaxr wnw.cuo-...m nccwmm..tt»rnrxn rhE a n ansa a'e .mm a w cawumrr xm mr snva-a-muo m.�r.wvme m curs wvo �.esrrx=.ros �. .ecxxwora�'" rvr m � xuo rnr ra ae-�s�o a ,,eine""` w�+r< w� rEe�r m=rise swa � �rvawua-r a� owrww_ �eWu asarr,roerm ©aee>ucn; Tres riser n,w as sass �Re.rr�g cs� APPROVAL OF 7RE CT7Y AVGMFER pn E,v.;M'Fty . uetilN,x, yexe AOA COUMT RMHFAY OLSTMCT CO"S710MERS ACCEMNCS rw'ruYLP'+� R./ .a5 4RYa,En r� u'�f9 er nr.9vaD tM rd cevarr rNuwrr d5'RX'r ttwwsSaxEres W rm' �_ Wr (Y . _-_. CMUMMATE OF TM COUNTY SURVEYOR �Exmr ria ri.n. �r.cww.as .rr>w erre sv.re a: mew ma* alumr m aun' aup sune�x APPROVAL OF �L4N CITY COMM e err wvEasw.ra. nry arrr rm x ary c .rM� .o. manvn: MJe° A va n£,KFr cYxih"i real � , Rf6r,Wrs M!'E'hK' r" nr nry LbMCM NqA C.EWT,YXU E OP COUNTY RECORDER e T^' r rA15' rxe _ wr cr . n= ,manes v,.v_ortax.r,.v. av CBRTTF7CATE OF TZT COUNTY MAUSURER t� mvm o� s,nrr cv ..ro ae ca. nn+r cMaw�n`n'a�+is rc*e r�ac�+v,�vm erarr.� � ars f I wri axr� � a,m w cue, Drs awr•Rknwv rs �o roe err nen mx+n call_ Mc[S FSM: xr x0. aW E pw.wr rx€.sua SHEET 4 OF 4 Page 7 C. Landscape Plan (date: 11/16/2018) m 1m 1w. W � I � ^ i��ases.�nea� PROJECT INFORMATION Page 8 N � Z j 51 Lu. a°°g� mzow: >w -o mZaz z 1C A 0 mm �y �i6j s's o L1.0 LANDSCAPE LEGEND �7G`.t p� 1'1 ii66 CALLOUT LEGEND N w � ZO 20 ammo ^„ mZ0z LU _ ❑ CDzQg z LU EE Q ZIzz KEY MAP _ PLANT SCHEDULE rn MOUVOTui —MI ;UM 1� wig. RINE-SEES XINE - SEE SHEET Ll E_z 2. IT c LANDSCAPE! LEGEND LLI LU If T_ IF- T w `C Lu L co X .v, ZIQ2� M LU C3 0 z:5 LU IS cn z CALLOUT LEGEND LLL �D Q K 7 -7 F­�-71 SCAPE PLANES L13 W."Mat WIM z m WIM.. RL, MOM MEMO - TOPSOIL ZTES TURF AREA PREPAHATION NOTES: 4vM Zf_ WEED ABATEMENT NOTES Nmea OILLR��� Page 9 S I«. - nn ............... 4 CEDAR FENCE���� n WROUGiiT IRON FENCE - m PLANTER BED CUT EDGE .��-.-A 7 BOULDER (INSTALLATION v Page 10 D BUFFER AREA WITH 25' WIDE BERM SECTION B go 6i W '00 �mcnw m W - w fLU z=oCD IcU�p Og< m tr d L1.10 D. Building Elevations Page 11 Page 12 VII. CITY/AGENCY COMMENTS & CONDITIONS A. Planning Division Site Specific Conditions: 1. Applicant shall comply with all previous conditions of approval associated with this development (H-2018-0052, DA Inst. No. 2018-098361). 2. The applicant shall obtain the City Engineer's signature on the final plat by September 4, 2020, in accord with UDC 11-6B-7 in order for the preliminary plat to remain valid or a time extension may be requested. 3. Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the accompanying acknowledgement signed and notarized. 4. The final plat prepared by Civil Survey Consultants, Inc., by Glenn K. Bennett, shall be revised as follows: a. Note #8: Modify to omit N. Oakstone Avenue from statement as it is not applicable. b. Note #12: Modify note to include lots allowed to access the common driveway lots, indicate ownership and maintenance responsibilities for the common driveway lots. c. Note #13: Include the approved addendum to the development agreement (Inst. 2018- 098361). d. Note #14: Include the recorded instrument number of the ACHD Landscape License Agreement. e. Note #15: Include the recorded instrument number for the restrictive covenants on file in the office of the Ada County Recorder. 5. The landscape plan prepared by Breckon Land Design, dated 11/16/18, included in Exhibit VLC is approved with the following comments: a. Solid fencing adjacent to common driveways shall be prohibited, unless separated by a minimum five-foot (5') wide landscaped buffer. There is no fencing proposed along the abutting property boundary of the applicable lots (Lot 16, 37, and 41, Block 7) however, if solid fencing is proposed a five foot (5 ) wide landscaped buffer shall is required. b. The future ROW along Chinden Blvd. shall be improved with vegetative groundcover with a 10 -foot gravel shoulder permitted, per the standards in UDC 11-3H-4 and UDC 11 -3B -7C. c. One (1) full-size copy and one (1) electronic copy of a revised landscape plan including the mitigation plan shall be submitted prior to signature on the final plat. 6. All fencing installed on the site shall be consistent with the standards listed in UDC 11-3A-7. If permanent fencing does not exist at the subdivision boundary, temporary construction fencing to contain debris shall be installed around this phase prior to release of building permits. 7. Future homes constructed in this phase shall be consistent with the approved elevations and design guidelines contained in the development agreement for Fairbourne Subdivision. 8. The rear and/or side of structures that face W. Waverton Dr. (Lots 3-8 and Lots 43-48, Block 7) and W. Chinden Blvd. (Lots 18-33 and Lot 35, Block 7) shall incorporate articulation through changes in two or more of the following: modulation (e.g. — projections, recesses, step - backs, pop -outs), bays, banding, porches, balconies, material types or other integrated Page 13 architectural elements to break up monotonous wall planes and roof lines that are visible from the subject public street. Single -story structures are exempt from this requirement. 9. Prior to the issuance of any new building permit, the property shall be subdivided in accordance with the UDC. 10. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat and/or development agreement does not relieve the Applicant of responsibility for compliance. 11. 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. 12. All common open space and site amenities shall be maintained by an owner's association as set forth in UDC 11 -3G -3F1. 13. 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. 14. The applicant has a continuing obligation to comply with the outdoor lighting provisions as set forth in UDC 11-3A-11. 15. All existing structures that are required to be removed shall be removed prior to signature on the final plat by the City Engineer. 16. For lots accessed by common driveways, an exhibit is required to be submitted with the final plat application that depicts the setbacks, fencing, building envelope and orientation of the lots and structures. Driveways for abutting properties that aren't taking access from the common driveway(s) should be depicted on the opposite side of the shared property line away from the common driveway. Solid fencing adjacent to common driveways is prohibited unless separated by a minimum 5 -foot wide landscaped buffer. 17. A perpetual ingress/egress easement is required to be filed with the Ada County Recorder for all common driveways, which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment. A copy of the easement should be submitted to the Planning Division prior to signature on the final plat. 18. Prior to signature on the final plat, the applicant shall revise the plat to include the Harrell Lateral in a common lot or obtain City Council approval to dedicate the easement along the rear of lots as proposed. 19. Prior to signature on final plat, the applicant shall submit a public access easement for a detached, multi -use pathway adjacent to W. Chinden Blvd. to the Planning Division for Council approval and subsequent recordation. The easement shall be a minimum of 14' wide (10' pathway + 2' shoulder each side) and may fall within the required landscape buffer. 20. Per the Meridian Fire Department, a detail of an emergency access shall be required. The development will be limited to thirty (30) building lots until emergency access is provided. A note indicating proposed emergency access shall be indicated on the final plat prior to City Engineer's signature. B. Public Works Site Specific Conditions: 1. Water service to this development will be from the Suez North America's water system. The City of Meridian has been made aware that available fire flow in this area is limited to Page 14 1500gpm, which may not be adequate given the size of the proposed lots and dwellings. The applicant shall coordinate with Meridian Building and Fire Departments to arrange compliance alternatives for any homes requiring fire flows greater than 1500gpm based on Appendix B of the 2009 International Fire Code (IFC). General Conditions: Sanitary sewer service to this development is available via extension of existing mains adjacent to the development. The applicant shall install mains to and through this subdivision; applicant shall coordinate main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service. 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. Water service to this site is to be provided by Suez Water Idaho. 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. 4. Upon installation of the landscaping and prior to inspection by Planning Department staff, the applicant shall provide a written certificate of completion as set forth in UDC 11 -3B - 14A. A letter of credit or cash surety in the amount of 110% will be required for all incomplete fencing, landscaping, amenities, pressurized irrigation, prior to signature on the final plat. The City of Meridian requires that the owner post with the City a performance surety in the amount of 125% of the total construction cost for all incomplete sewer, water 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 applicant shall be required to enter into a Development Surety Agreement with the City of Meridian. 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. 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 infrastructure for a duration of two years. This surety amount will be verified by a line item final cost invoicing 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. In the event that an applicant and/or owner cannot complete non -life, non -safety and non- health improvements, prior to City Engineer signature on the final plat and/or prior to occupancy, a surety agreement may be approved as set forth in UDC 11 -5C -3C. 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. 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. Page 15 11. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 12. Developer shall coordinate mailbox locations with the Meridian Post Office. 13. All grading of the site shall be performed in conformance with MCC 11-1-4B. 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. 15. 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. 16. 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. 17. 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. 18. Street light plan requirements are listed in section 6-7 of the Improvement Standards for Street Lighting (http://www.meridiancity.org/public_works.aspx?id=272). All street lights shall be installed at developer's expense. Final design shall be submitted as part of the development plan set for approval, which must include the location of any existing street lights. The contractor's work and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. Contact the City of Meridian Transportation and Utility Coordinator at 898-5500 for information on the locations of existing street lighting. 19. 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 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 signature of the final plat by the City Engineer. 20. Applicant shall be responsible for application and compliance with and NPDES permitting that may be required by the Environmental Protection Agency. 21. 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 Water Department at (208)888-5242 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. Page 16 22. Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact the Central District Health Department for abandonment procedures and inspections. 23. The City of Meridian requires that pressurized irrigation systems be supplied by a year- round source of water (MCC 9-1-28.C.1). 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. 24. 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. Page 17