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HomeMy WebLinkAboutPZ - Staff Report Page 1 HEARING DATE: 4/23/2020 TO: Planning & Zoning Commission FROM: Joe Dodson, Associate Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: H-2020-0030 McKay Farm Subdivision LOCATION: The site is located at 5875 S. Eagle Road, on the west side of S. Eagle Road between E. Amity Road and E. Lake Hazel Road, in the NE ¼ of the SE ¼ of Section 32, Township 3N., Range 1E. I. PROJECT DESCRIPTION Request for Annexation & Zoning of 10.5 acres of land with an R-8 zoning district and preliminary plat consisting of 42 building lots and 9 common lots, by Fairbourne Development, LLC. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 10.5 acres Future Land Use Designation Medium Density Residential Existing Land Use(s) Residential and Agricultural. Proposed Land Use(s) Residential Lots (# and type; bldg./common) 51 total lots – 42 single-family residential; and 9 common lots. Phasing Plan (# of phases) Proposed as one (1) phase. Number of Residential Units (type of units) 42 single-family units. Density (gross & net) Gross – 3.99 du/ac.; Net – 4.4 du/ac. Open Space (acres, total [%]/buffer/qualified) 50,001 square feet, or 1.15 acres of qualified open space (approximately 10.9%) Amenities 1 amenity – Picnic area with shade structure. Physical Features (waterways, hazards, flood plain, hillside) N/A STAFF REPORT COMMUNITY DEVELOPMENT DEPARTMENT Page 2 Description Details Page Neighborhood meeting date; # of attendees: Sep. 10, 2019 – 2 attendees; January 7, 2020 – 2 attendees. History (previous approvals) N/A B. Community Metrics Description Details Page Ada County Highway District • Staff report (yes/no) Yes Section VIII.I • Requires ACHD Commission Action (yes/no) No Access (Arterial/Collectors/State Hwy/Local)(Existing and Proposed) Access is proposed via extension of an existing local street (E. Mardia St.) from the west. An emergency-only access is also proposed via a common lot that will connect the proposed E. Renwick St. with S. Eagle Rd. Traffic Level of Service Stub Street/Interconnectivity/Cross Access Applicant is not proposing any additional stub streets; all parcels surrounding the subject site are developed or entitled and there is no need for additional stub streets at this time. See analysis section below for more information. Existing Road Network Eagle Road, an arterial, is currently improved with two travel lanes, no curb, gutter or sidewalk abutting the site. Existing Arterial Sidewalks / Buffers None Proposed Road Improvements Applicant is not required to improve Eagle Rd. (arterial roadway) but will dedication additional right-of-way. Distance to nearest City Park (+ size) Discovery Park (76.88 acres at full build-out; approximately 30 acres are improved currently) – 1 mile; Hillsdale Park (9.5 acres) – 1.5 miles. Fire Service • Distance to Fire Station 2.5 miles from Fire Station #4 • Fire Response Time Meridian Fire can meet the 5 minute response time goal. • Resource Reliability Fire Station #4 reliability is 78% (Station 4 does not meet department goal of 80% reliability). • Risk Identification Risk Factor 1 – Residential • Accessibility Proposed project meets all required access, road widths, and turnarounds. Police Service See Agency Comments (Section VIII.D). West Ada School District • Distance (elem, ms, hs) Siena Elementary – 1.8 miles; Victory Middle School – 4.7 miles; Mountain View High School – 3.9 miles. • Capacity of Schools Siena Elementary – 800 students Victory Middle School – 1000 students Mountain View High School – 2400 students • # of Students Enrolled Siena Elementary – 970 students (170 over capacity) Victory Middle – 1085 students (85 over capacity) Mountain View – 2237 students (143 under capacity) Wastewater • Distance to Sewer Services N/A • Sewer Shed South Black Cat Trunkshed Page 3 Description Details Page • Estimated Project Sewer ERU’s See application • WRRF Declining Balance 13.91 • Project Consistent with WW Master Plan/Facility Plan YES Water • Distance to Water Services 0’ • Pressure Zone 4 • Estimated Project Water ERU’s See application • Water Quality Concerns None • Project Consistent with Water Master Plan YES • Impacts/Concerns Water must be extended and connected to S. Eagle. Rd. C. Project Area Maps Future Land Use Map Aerial Map Zoning Map Planned Development Map Page 4 III. APPLICANT INFORMATION A. Applicant: Sam Johnson, Fairbourne Development LLC – 2401 E. Pine Ave., Meridian, ID 83642 B. Owner: HBU Investments LLC – 2401 E. Pine Ave., Meridian, ID 83642 C. Representative: Same as Applicant IV. NOTICING Planning & Zoning Posting Date City Council Posting Date Newspaper Notification 4/2/2020 Radius notification mailed to properties within 300 feet 3/27/2020 Site Posting 4/8/2020 Nextdoor posting 3/31/2020 V. STAFF ANALYSIS A. Future Land Use Map Designation (https://www.meridiancity.org/compplan) Medium Density Residential – This designation allows for dwelling units at gross densities of three to eight dwelling units per acre. Density bonuses may be considered with the provision of additional public amenities such as a park, school, or land dedicated for public services. The proposed annexation area is surrounded by existing City of Meridian zoning. The proposed land use of detached single-family residential are consistent with the dwelling types noted in the Page 5 Future Land Use Map (FLUM) designation definitions. Certain densities are required to be met on this property and the proposed project meets the densities listed above. In addition, the proposed zoning and density are consistent with that of the surrounding development. Therefore, Staff finds the density proposed with the preliminary plat and proposed zoning district are consistent with the Future Land Use Map designations of Medium and Medium-High Density Residential. The City may require a development agreement (DA) in conjunction with an annexation pursuant to Idaho Code section 67-6511A. In order to ensure the site develops as proposed with this application, Staff recommends a DA as a provision of annexation with the provisions included in Section VIII.A1. The DA is required to be signed by the property owner(s)/developer and returned to the City within 6 months of the Council granting the annexation for approval by City Council and subsequent recordation. B. Comprehensive Plan Policies (https://www.meridiancity.org/compplan): The applicable Comprehensive Plan policies are cited below with Staff analysis in italics. “Avoid the concentration of any one housing type or lot size in any geographical area; provide for diverse housing types throughout the City” (2.01.01G). The proposed R-8 zoning and proposed land use of single-family residential are an extension of what exists near the subject site today. R-8 zoning and detached single-family homes are abundant in this immediate area but within half a mile of the site, there are a multitude of land-uses that include existing lower density residential, civic (school and park sites), neighborhood commercial, and future mixed-use FLUM designations. Due to the nearby mix of existing and future uses and the size of this site, Staff finds the proposed project to meet the intent of this comprehensive plan policy. “With new subdivision plats, require the design and construction of pathways connections, easy pedestrian and bicycle access to parks, safe routes to schools, and the incorporation of usable open space with quality amenities” (2.02.01A). This new subdivision does not offer additional multi-use pathways but instead offers a detached sidewalk along their frontage of Eagle Rd that will improve safe pedestrian and bicycle connectivity along the arterial roadway to Taconic Drive. This will then offer easier access to the Hillsdale Park and YMCA area where residents have multiple recreational and commercial options to spend their time within a mile of this development. In addition, the Applicant has proposed a large open grassy area in the center of this project (approximately 16,000 square feet) that would essentially serve as this development’s own pocket park. With parkways throughout the development, access to this grassy area is abundant and offers the area as an amenity to the development even though it does not meet UDC standards to count as their required amenity. Please note: Hillsdale Elementary is located next to Hillsdale Park and the YMCA, but is currently capped in their enrollment. Staff has not included this in the analysis as being a safe route to school for this development; elementary age children will likely be bussed to another school, at least in the interim. “Establish and maintain levels of service for public facilities and services, including water, sewer, police, transportation, schools, fire, and parks” (3.02.01G). All public utilities are available for this project site due to the existing subdivisions to the west and north, and across Eagle Road to the East, per Public Works comments. This project lays Page 6 precisely at the edge of Meridian Fire Department’s 5 minute response time goal. However, a future fire station is proposed within a mile of this development and would therefore further lower the response time – the station is currently unfunded. ACHD has both nearby arterial intersections on Eagle Road (Amity and Lake Hazel) planned for widening and improvement within the next 3 years therefore lining up well with the timeline of development for McKay Farm Subdivision. West Ada School District has offered their comments about this proposed subdivision and shared their continued concern with school overcrowding. According to their submitted letter, they approximate 34 additional school age children would reside in this development after completion. West Ada gave Staff enrollment numbers for the existing nearby schools but notes that the closest elementary school, Hillsdale Elementary School, is currently at capacity and is not currently accepting any additional students. So, school age children in this development would go to Siena Elementary, Victory Middle, and Mountain View High; Siena and Victory are currently over capacity. Staff believes future school sites will help relieve some of the overcrowding experienced in the district but defers to Commission and Council judgement regarding these issues. Overall, Staff finds this development to be in compliance with this comprehensive plan policy, but is concerned about the current enrollment situation at nearby public schools. “Reduce the number of existing access points onto arterial streets by using methods such as cross-access agreements, access management, and frontage/backage roads, and promoting local and collector street connectivity” (6.01.02B). This project’s only public access is proposed via extending an existing local street into the development from the subdivision to the west, Sky Mesa Commons. There are two existing driveways from this site onto S. Eagle Rd, an arterial roadway, and both are proposed to be closed with this new development. Staff and ACHD worked with the Applicant to remove their secondary access proposed onto S. Eagle Rd. and instead that access has become an emergency- only access, per Meridian Fire Department standards. Therefore, this proposed development does not add any additional public access points to the arterial roadway and will help direct traffic through local street connectivity in the neighboring subdivision and out to E. Taconic Dr, a collector roadway that connects to Eagle Rd. “Require all new development to create a site design compatible with surrounding uses through buffering, screening, transitional densities, and other best site design practices” (3.07.01A). The site design of this project proposes density that matches the surrounding subdivisions and the underlying FLUM designation. The subdivisions to the south and west have larger lot sizes but are also zoned R-8; to help transition their plat design, the Applicant has proposed building lots that are no smaller than 5,900 square feet, which exceed the minimum lot size of the R-8 zoning district and better mesh with the surrounding subdivisions (Sky Mesa Commons & Sky Mesa Highlands). In addition, throughout the development, parkways will offer additional landscaping for the entire subject site, adding to its overall appeal and increasing its open space. “Preserve, protect, and provide open space for recreation, conservation, and aesthetics” (4.05.01F). All new subdivisions require a minimum of 10% open space and one site amenity per twenty (20) acres of development area. This project meets these standards with parkways, a large open grassy area, and a picnic area with shade structures. As Page 7 seen in Exhibit VII.D, the proposed open grassy area in this development would function as the development’s own pocket park due to its size and central location. Because the open space is not spread throughout the development, Staff finds it will be heavily used for recreation. In addition, the Applicant has proposed parkways throughout the project, adding further landscaping to the aesthetic of the development. Staff finds this development to be generally consistent and in alignment with Comprehensive Plan policies and objectives. C. Existing Structures/Site Improvements: There are a number of existing structures on this property associated with the existing residence. These buildings will be demolished with development of this project and the existing driveways to Eagle Road will be closed off with future vertical curb and gutter improvements, pursuant to ACHD requirements. D. Proposed Use Analysis: The proposed use is single-family residential; single-family detached dwellings are listed as principally permitted uses in the R-8 zoning district per UDC Table 11-2A-2. This development is proposed as one (1) phase and all existing access points to Eagle Road will be closed. Staff is recommending a condition of approval that the emergency access be constructed prior to the Applicant receiving any certificates of occupancy to ensure compliance with the restriction of having no more than 30 homes off of one access. (see Section VIII.A1). According to the submitted preliminary plat, all lots appear to meet the required zoning and use requirements. E. Dimensional Standards (UDC 11-2): All proposed lots and public streets appear to meet all UDC dimensional standards per the submitted preliminary plat. This includes property sizes, required street frontages, and road widths. In addition, all subdivision developments are also required to comply with Subdivision Design and Improvement Standards (UDC 11-6C-3). There are four (4) common driveways proposed; such driveways should be constructed in accord with the standards listed in UDC 11-6C-3D. An exhibit should be submitted with the final plat application that depicts the setbacks, fencing, building envelope, and orientation of the lots and structures accessed via the common driveway; if a property abuts a common driveway but has the required minimum street frontage and is taking access via the public street, the driveway should be depicted on the opposite side of the shared property line from the common driveway. F. Access (UDC 11-3A-3, 11-3H-4): Access is proposed via extending an existing local street (E. Mardia St.) into this development. Adjacent subdivisions to this development are already entitled and did not provide additional stub streets to this site, making E. Mardia the only public access into the subject site. Because of this, the Applicant has designed the local streets to loop back around onto itself in order to provide safe travel through and out of the development. The Page 8 Applicant is also proposing an emergency-only access from the development to S. Eagle. Rd so that more than thirty (30) homes can be built, per Fire Code. The Applicant has proposed 42 homes off of this singular access and was required to remove their proposed secondary access to Eagle Road due to City and ACHD policies regarding access points to arterial roadways. According to the above referenced code section, this is twelve more homes than is allowed by code off of a single access. However, staff does not find that this code section properly depicts all circumstances and furthermore does not distinguish between streets that loop back onto themselves and cul- de-sacs. All exhibits show a standard cul-de-sac where a fire engine would have to make a wide and treacherous u-turn in order to turn around and head back down the road it came from. The streets in question with this project do not adhere to that logic because they make a square and loop back around to itself creating a pseudo-grid within the street layout. The street layout proposed is more uniform and provides easier fire and emergency access than a cul-de-sac or other dead end street turnaround. This discrepancy has created the need for staff to propose a UDC update and make this section of code more precise while also allowing for adequate subdivision design when arterial roadways are indeed treated as physical barriers like that of steep slopes or railroad tracks. G. Parking (UDC 11-3C): Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for single-family detached dwellings based on the number of bedrooms per unit. Future development should comply with these standards. No parking plan was submitted with the application. H. Pathways (UDC 11-3A-8): No pathways are proposed or required with this development. However, detached sidewalks are being proposed along S. Eagle Rd. to help improve pedestrian and cyclist connectivity along the arterial roadway. I. Sidewalks (UDC 11-3A-17): Detached sidewalks are proposed along all internal local streets as part of parkways, in accord with the standards listed in UDC 11-3A-17. J. Parkways (UDC 11-3A-17): Eight-foot wide parkways are proposed adjacent to all local streets and are required to be constructed in accord with the standards listed in UDC 11-3A-17. K. Landscaping (UDC 11-3B): A 25-foot wide street buffer is required adjacent to S. Eagle Rd., an arterial roadway, landscaped per the standards listed in UDC 11-3B-7C. A 35-foot wide common lot is depicted on the plat and the correct number of trees appear to be shown on the submitted landscape plans (see Section VII.E). Parkways are required to be landscaped in accord with the standards listed in UDC 11- 3B-7C. The total lineal feet of parkways and required number of trees is included in the Page 9 Landscape Calculations table on the landscape plan to demonstrating compliance with UDC standards. Common open space is required to be landscaped in accord with the standards listed in UDC 11-3G-3E. The total square footage of common open space are included in the Landscape Calculations/Requirements table along with the required number of trees to demonstrate compliance with UDC standards. L. Qualified Open Space (UDC 11-3G): A minimum of 10% qualified open space meeting the standards listed in UDC 11-3G-3B is required. Based on the proposed plat of 10.5 acres, a minimum of 1.05 acres of qualified common open space should be provided. The applicant is proposing 1.15 acres of open space (or 10.9%) consisting of a large common lot with open space, a smaller common lot that holds the irrigation pump station, parkways along all proposed local streets, and half of the arterial street buffer to S. Eagle Rd. All of this open space is qualified open space and exceeds UDC minimum standards (see Exhibit VII.D). M. Qualified Site Amenities (UDC 11-3G): Based on the area of the proposed plat (10.5 acres), a minimum of one (1) qualified site amenity is required to be provided per the standards listed in UDC 11-3G-3C. The applicant has proposed one (1) qualified amenity, a picnic area with shade structures located in the large open grassy area for easy access by all residents in the development. The open grassy area proposed with this development is not large enough by UDC standards to count as qualified open space and a site amenity but Staff finds that it will still be used as if it were an amenity due to its location and its relative size to the size of the proposed project. N. Fencing (UDC 11-3A-6, 11-3A-7): All fencing is required to comply with the standards listed in UDC 11-3A-7. Fencing is proposed as shown on the landscape plan; fencing shown next to proposed open space lots need to be corrected per the conditions of approval in this staff report (see Section VIII.A3). O. Building Elevations (UDC 11-3A-19 | Architectural Standards Manual): The Applicant has submitted sample elevations of the single-family homes for this project (see Section VII.F). The single-family homes are depicted as single-story structures with two-car garages and a variety of finish materials with stone and lap-siding combinations. The submitted sample elevations appear to meet design requirements for single-family homes. Page 10 VI. DECISION A. Staff: Staff recommends approval of the requested annexation and zoning with the requirement of a Development Agreement and approval of the requested preliminary plat with the conditions noted in Section VIII.A per the findings in Section IX of this staff report. B. Commission: Enter Summary of Commission Decision. C. City Council: To be heard at future date. Page 11 VII. EXHIBITS A. Annexation Legal Description and Exhibit Map Page 12 Page 13 B. Conceptual Site Plan (date: 1/31/2020) Page 14 C. Preliminary Plat (date: 1/31/2020) Page 15 D. Open Space Exhibit (date: 3/16/2020) Page 16 E. Landscape Plan (date: 1/23/2020) Page 17 F. Conceptual Building Elevations Page 18 Page 19 VIII. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION 1. A Development Agreement (DA) is required as a provision of annexation of this property. Prior to approval of the annexation ordinance, a DA shall be entered into between the City of Meridian, the property owner(s) at the time of annexation ordinance adoption, and the developer. Currently, a fee of $303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six (6) months of the City Council granting the annexation. The DA shall, at minimum, incorporate the following provisions: a. Future development of this site shall be generally consistent with the preliminary plat, landscape plan and conceptual building elevations for the single-family dwellings included in Section VII and the provisions contained herein. b. For lots 10, 13-23, and 25, any building façade that faces S. Eagle Rd. shall incorporate articulation through changes in two or more of the following: modulation (e.g. projections, recesses, step-backs, and 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. c. The required emergency access via a common lot that connects to S. Eagle Rd. from the site shall be constructed prior to receiving any certificates of occupancy for building permits within the development. d. Direct lot access to S. Eagle Road shall be prohibited. 2. The preliminary plat included in Section VII.C, dated 01/31/2020, shall be revised as follows prior to submittal of the final plat application: a. Add a note prohibiting direct lot access via S. Eagle Road. 3. The landscape plan included in Section VII.E, dated 03/16/2020, shall be revised as follows prior to submittal of the final plat application: a. Revise landscape plan to show open vision or semiprivate fencing along the common open space located on Lot 7; all fencing shall comply with the standards listed in UDC 11-3A-7. 4. Future development shall be consistent with the minimum dimensional standards listed in UDC Table 11-2A-6 for all buildable lots. 5. Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for single-family detached dwellings based on the number of bedrooms per unit. 6. An exhibit shall be submitted with the final plat application that depicts the setbacks, fencing, building envelope, and orientation of the lots and structures accessed via the common driveway; if a property abuts a common driveway but has the required minimum street frontage and is taking access via the public street, the driveway shall be depicted on the Page 20 opposite side of the shared property line from the common driveway as set forth in UDC 11- 6C-3D. 7. For the common driveway that serves a dual purpose (i.e. driveway/emergency access), signage shall be provided to notify residents that the common driveway is a no parking zone. 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 streetlight future install agreement is anticipated for lights on Eagle Road. This portion of Eagle Road is on the five year work plan for ACHD. 1.2 Sanitary sewer and water service lines extending through storm water seepage beds should be avoided. 1.3 Water must be extended through Lot 24, Block 1, common drive/emergency access road, and connect to the existing water mainline in S. Eagle. Rd. 2. General Conditions of Approval 2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way (include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat, but rather dedicated outside the plat process using the City of Meridian’s standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement (on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor, which must include the area of the easement (marked EXHIBIT A) and an 81/2” x 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 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. Page 21 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, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, etc., prior to signature on the final plat. 2.11 All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. Where approved by the City Engineer, an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-3B. 2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to the issuance of a plan approval letter. 2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.18 The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3 -feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or 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. Page 22 2.20 At the completion of the project, the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 2.21 A street light plan will need to be included in the civil construction plans. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272. 2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount of 125% of the total construction cost for all incomplete sewer, water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20% of the total construction cost for all completed sewer, water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. C. FIRE DEPARTMENT (MFD) https://weblink.meridiancity.org/WebLink/DocView.aspx?id=184768&dbid=0&repo=MeridianC ity D. POLICE DEPARTMENT (MPD) https://weblink.meridiancity.org/WebLink/DocView.aspx?id=184712&dbid=0&repo=MeridianC ity&cr=1 E. PARK’S DEPARTMENT No comments at this time. F. BOISE PROJECT BOARD OF CONTROL https://weblink.meridiancity.org/WebLink/DocView.aspx?id=184913&dbid=0&repo=MeridianC ity Page 23 G. CENTRAL DISTRICT HEALTH DEPARTMENT (CDH) https://weblink.meridiancity.org/WebLink/DocView.aspx?id=185623&dbid=0&repo=MeridianC ity H. DEPARTMENT OF ENVIRONMENTAL QUALITY (DEQ) HTTPS://WEBLINK.MERIDIANCITY.ORG/WEBLINK/DOCVIEW.ASPX?ID=185204&DBID=0&REPO=ME RIDIANCITY I. ADA COUNTY HIGHWAY DISTRICT (ACHD) https://weblink.meridiancity.org/WebLink/DocView.aspx?id=186140&dbid=0&repo=MeridianC ity IX. FINDINGS A. Annexation and/or Rezone (UDC 11-5B-3E) Required Findings: Upon recommendation from the commission, the council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an annexation and/or rezone, the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; Staff finds the proposed zoning map amendment to R-8 and subsequent development is consistent with the Comprehensive Plan, if all provisions of the Development Agreement are complied with. 2. The map amendment complies with the regulations outlined for the proposed districts, specifically the purpose statement; Staff finds the proposed zoning map amendment will allow for the development of single- family detached homes which will contribute to the range of housing opportunities available within the City, consistent with the Comprehensive Plan, and the purpose statement of the residential districts. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds the proposed zoning map amendment should not be detrimental to the public health, safety and welfare. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including, but not limited to, school districts; and Staff finds the proposed zoning map amendment will not result in an adverse impact on the delivery of services by any political subdivision providing public services within the City. 5. The annexation (as applicable) is in the best interest of city. Staff finds the proposed annexation is in the best interest of the City per the Analysis in Section V. B. Preliminary Plat Findings: Page 24 In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: 1. The plat is in conformance with the Comprehensive Plan; Staff finds that the proposed plat, with Staff’s recommendations, is in substantial compliance with the adopted Comprehensive Plan in regard to land use, density, transportation, and pedestrian connectivity. (Please see Comprehensive Plan Policies in, Section V of this report for more information.) 2. Public services are available or can be made available and are adequate to accommodate the proposed development; Staff finds that public services will be provided to the subject property with development. (See Section VIII of the Staff Report for more details from public service providers.) 3. The plat is in conformance with scheduled public improvements in accord with the City’s capital improvement program; Because City water and sewer and any other utilities will be provided by the development at their own cost, Staff finds that the subdivision will not require the expenditure of capital improvement funds. 4. There is public financial capability of supporting services for the proposed development; Staff finds there is public financial capability of supporting services for the proposed development based upon comments from the public service providers (i.e., Police, Fire, ACHD, etc.). (See Section VII for more information.) 5. The development will not be detrimental to the public health, safety or general welfare; and, Staff is not aware of any health, safety, or environmental problems associated with the platting of this property. ACHD considers road safety issues in their analysis and approves of the project. 6. 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 that require preserving.