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Memo from Planning (2)RECEIVED Project: Meadowlake Village North JUL 17 2007 City of Meridian Location: south side of Franklin Road off of Touchmark Way. The property is currently zoned OCity Clerk ffice O and C-G. Applications: preliminary plat, conditional use permit, variance (withdrawn), and DA modification. Highlights of Proposed Development: The Applicant has applied for Conditional Use approval to modify the conceptual PD for the Meadowlake Village development. Conc Applicant is requesting Preliminary Plat approval of 52 single-family residential lots, 10 urrently, the common lots, and 2 office / commercial lots on 19.80 acres. The Applicant has also applied for a modification to the existing Development Agreement (DA) in effect for the site annexed (AZ-99-021) and granted conceptual approval as a pla Other: In May 2001, The Touchmark Living Centers / Meadowlake Village development was nned development (PD) to house a mix of office, retail, single-family residential, and multi -family residential uses in an L-O (Limited Office) zone (CUP-99-039). Each of the phases requires detailed CUP approval. The subject applications, Phase III of the Meadowlake Village project, propose modification to the approved PD and CUP concept, and development agreement in effect for development, as this phase is not consistent with the 2003 plan. Elevations: Yes Commission Recommendation: approval at May 17, 2007 public hearing; the Commission recommended denial of the requested VAR application. Summary of Public Hearing: i. In favor: Megan Johnson (Applicant's Representative), Bruce Dalrymple (Developer, VP for Touchmark of the Treasure Valley) li. In opposition: None iii. Commenting: Welcome Adamson (Meadowlake Village Resident) iv. Written testimony: None Key Issues of Discussion by Commission: i. Connectivity within the Meadowlake development; ii. The Applicant's desire for the development's residents to have a private and safe no cut - through traffic) neighborhood. This is the primary reasoning for the cul-de-sacs and the variance request; Whether the request for a variance passes the "Findings Test" (i.e. a hardship exists that would necessitate a variance). The Commission determined that there is no such hardship; iv. The Applicant did not provide the site plans and building elevations for the proposed commercial lots, as required by Staff. However, during the public hearing, the Developer Proposed that each lot be subject to the Conditional Use Permit process in lieu of Staffs request; v. Cul-de-sacs are not conducive to emergency vehicles; Project: Meadowlake Village North (continued) Key Commission Changes to Staff Recommendation: i. That, prior to development of either of the two commercial lots in Meadowlake Village North, procurement of CUPs will be required so that the Commission can evaluate the respective site plans and building elevations; and ii. That neither of the commercial lots take direct lot access to S. Touchmark Way. Outstanding Issue(s) for City Council: i. The Commission supported denying the Applicant's variance request regarding cul-de-sac length and supported Staff s requirement for connectivity by means of making Nistler Court a through -street at the location of the proposed emergency access. On May 29 h, the Applicant submitted revised plans to Planning Staff which depict a private street connection at the south property line instead of at the northeast corner where the emergency access was required (see Condition 1.2.3 below). Also at that time, the Applicant formally submitted a letter for withdrawal of the requested variance, as the proposed street eliminates the need for said variance. Staff has evaluated the new plat against the City's regulations, supports the Applicant's revisions, and has updated the staff report to reflect the revisions [save the conditions outlined in Exhibit B as the Council should modify these]; ii. Condition 1.2.3 should be removed from the staff report as a public street stub at the northwest corner of the property] is no longer required by Staff; [ iii. Condition 1.2.4 should also be removed from the staff report as an emergency access is no longer warranted with the proposed construction of a private street within the development; iv. Staff requires of the Applicant a completed ate street aplication; pease condition (1.2. 13) requiring the Applicant o submit va private streetapplicc ti nl and add a V. Condition 1.2.10 should be removed from the staff report as the Applicant has provided documentation that a 48" or larger pipe would be required for covering the Ridenbaugh Canal. Notes: CITY OF MERIDIAN CITY COUNCIL PUBLIC HEARING SIGN-UP SHEET DATE July 179 2007 ITEM # 129 139 149 15 PROJECT NUMBER PP 07-009,CUP 07-008,VAR 07-008,M1 07-006 PROJECT NAME Meadowlake Village North RECEIVED © o D E S I G N I N C. JUL 7 2007 City of Meridian City Cie*k MID To: Honorable Mayor and Meridian City Council Via: Hand Delivered From: Megan Johnson, AICP Senior Planner Date: July 17, 2007 LAND PLANNING Project: Meadow Lake Village North (Phase III) WRG#: TCH6223 Re: Proposed Changes to Conditions of Approval - Meadow Lake Village North (PP-07-009, CUP-07-008, and MI-07-006) CIVIL ENGINEERING F1.2.6 The residential setbacks for the proposed subdivision shall be as follows: LANDSCAPE Setbacks ARCHITECTURE Street to Living Area** 10 Street to Front -Facing 20 01 Garage** Side Entry Garage** 15 LAND SURVEY Street Side** 10 Side* 5 / story Rear* 12 Minimum Lot Size 5,250 WATER RESOURCES Maximum Building Height 35 Minimum Street Frontage 40 Street Frontage on Cul-de- 30 sac * Measured from property line ** Measured from back of sidewalk 1.2.11 Maintenance of all common areas shall be the responsibility of the Meadowlake Village North Homeowners Association or in the absence of an HOA the existin Meadow Lake Village ownershi shall maintain all common areas. 1173 East Winding Creek Drive 2.30 Eagle, ID pressule , 83616 , hundiei and PH2O81246.8300 rOadways:Design of the streetlights FX 208/246.8320 shall be approved by the Public Works Department. Decorative lights require www.wrgdesign.com a streetlight agreement on file with Public Works prior to activation. All streetlights shall be installed Typical locations at sb expense. are at street intersections and/or fire hydrants, than 400' distance in between and no further locations. Final design locations and quantity are Rq LAND PLANNING +1 CIVIL ENGINEERING F LANDSCAPE ARCHITECTURE WATER RESOURCES 1173 East Winding Creek Drive Eagle, ID 83616 PH 2081246.8300 FX 2081246.8320 ©"© determined after power designs are completed by Idaho Power Company. The street light contractor shall obtain approval from the Public Works Department, and permit from Building Department prior to commencing installations. 3.9 To increase emergency access to the site a minimum of two points of access will be required for any portion of the project, which serves more than 50 homes. The two entrances should be separated by no less than '/2 the diagonal measurement of the full development. dE,,eh wnt-a- s�>Etb-s>l eel within the v c�..l. 3.12 Commercial and office occupancies will require a fire -flow consistent with the International Fire Code to service the proposed project. Fire hydrants shall be placed per Appendix D. (Commercial Only). 3.13 Maintain a separation of 5' from the building to the dumpster enclosure. (Commercial Only) 3.14 Provide a Knox box entry system for the complex prior to occupancy. jCommercial Onlyl 3.14.1 The first digit of the office suite shall correspond to the floor level. (Commercial Only) 3.17 All aspects of the building systems (including exiting systems), processes, and storage practices shall be required to comply with the International Fire Code. 1Comm _ereial Only) 3.19 Provide exterior egress lighting as required by the International Building & Fire Codes. (Commercial Only) 3.20 There shall be a fire hydrant within 100' of all fire department connections. (Commercial Only) 3.22 4.1 The proposed development shall limit landscaping shrubs and bushes to species that do not exceed two feet in height. Trees shall have a canopy of no less than six feet. (Commercial Only) www.wrgdesign.com STATE OF IDAHO ) COUNTY OF ADA ) § I, Mike Arnold Premii (name) AFFIDAVIT OF POSTING . Fairviem (address) RECEIVE,� JUN 2 5 2007 CITY OF MERIDIAN CITE' CLERK OFFICE (phone) Meridian Idaho , being first duly sworn upon (city) (state) oath, depose and say: I personally posted the subject property with the hearing notice sign 10 days prior to the public hearing for the Conditional Use Permit and Preliminary Plat application for 64 lot subdivision on 9.80 acres- Meadow Lake Village Dated this 19th. day of June , 2007 nature) SUBSCRIBED AND SWORN to before he day and year first above written. Tf NZ blic for Idaho j Residing at Masterlaffid-posting My Commission Expires: 1 Ir ERIUTAR PUBLIC HEARING NOTICE Aletidian Cio, Council THE CITYOFMERBAN williold a pudic hearing on July '! 1,207 at 72 pm of the Meridian City Hall (33 ; jea4oi PURPOSE Condition] Use pormit and prollmiur; Pat aplicim for, R It" sumvision on 1m am PROPERTY LOCATIO9, Meadow Lake Village of Franklin RD I 1040.ark Way APPLICATION BY., Touchmark offt Treasure Valley, LLP. CONTACT A CityPlamerat 884.5533withanyquestions, 141 Aferidian City Council THE CITY OFMIERCIAN wit( hold a pk, htar4 on JVy 11, 2N? at 7:0 pm. at tto Meridian Cityliall In E Idabo) PURPOSE Corlt-onal Use Peem.h. and Proliminiq Pit a0k&, for 9, lot s0divuq on on 19.4 acres, PROPERTYLOCATION: Meadow Lake Villap at F.ran.kiiin RD [04niark Vby APPLICATION BY Tou*W of to Tmure Velley, LLC '40NTACT A CityPlamerat a5533 with anyquestions. '' `ate` �� CITY OF MERIDIAN PUBLIC HEARING NOTICE"', Meridian 04, Council THE CITY OFERMIAN will hold a public hearing an Jay 17,37 of 711 pm of the *,qdian City Ilaq (33 E. MaIV) PURPOSE: Cond6nial Use Femq and %inari Pat a#bjon for ii4I'dsubdnriskon on 13 avres, PROPERTY LOCATION: Meadow Lake Vil4e of Franklin RH TouchW Way APPLICATION By., Touchmark of te Treasure Valley, LLC Ya CONTACT A City Plamer at W-5533 with any questions, LAND P 1. ANN I N G j-' bf - CIVIL ENGINEERING .1` LANDSCAPE A R C PI IT ECTURE LAND SURVEY tv:�,-,-_-i WATER RESD V RCES 173 East Winding Creek Drive Eagle,fD 83616 PH 208!246.8300 FX 208046.8320 WW Wrgdesign-com "ViVV-Wrgdesiga.coin EMPMEM D E S I G N I N C. May 17, 2007 Ms. Amanda Hess Associate Planner City of Meridian Planning Department 660 East Watertower Lane Suite 202 Meridian, Idaho 83642 JUL t ¢ 2007 City Of Meridian City Clerk Quite RE: Meadowlake Village North Staff Report (PP-07-009, CUP-07- 008, VAR-07-008 and MI-07-006) Dear Ms. Hess; On behalf .of our Client, Touchmark of the Treasure Valley, LLC please accept the following comments in regards to the staff report regarding the Meadowlake Village North Subdivision preliminary plat, conditional use, variance and miscellaneous applications: I.1 CONDITIONAL USE PERMIT COMMENTS 1.1.1 Future construction of the single-family homes shall substantially comply with the elevations in Exhibit A of the staff report. Response: We will comply. 6--cv`-Tia19 �7 7l b �`' 4 later ) ) subject to Conditional Use Permit approval. At the time of submittal for CUPs the._Applicant. shall provide plans for these lots which depict the orientation of buildings, the Parking lot la out and how they will access Nistler Court. Additionally,the Al2Plicant shall also sLIPPlY elevations of the proposed buildings Response: We will comply. L 1.4 Any future subdivision on this property shall require procurement of a CUP in accordance with the City of Meridian ordinances in effect at the time of permit submittal. Response: We will comply. 1.2 SITE SPECIFIC REQUIREMENTS --PRELIMINARY PLAT 1.2.1 The preliminary plat labeled as Sheets COO-CO3, prepared by WRG Design, Inc., and REVISED May 29, 2007, is approved, with the conditions listed herein. AA least in 24 lists the eei did Response: We will comply. 1.2.2 Dedicate and construct all public internal roadways to meet ACHD's road design standards. Response: We will comply. 1.2.3 Provide a public stub street connection to the north property line, at the terminus of Nistler Court, instead of the proposed emergency access. Response: We agree with staffs recommendation to remove this condition as we have proposed an alternative connection to the south. 1.2.4 Provide an emergency access to connect with the proposed stub at the northeast corner of the subject property. Response: We agree with staffs recommendation to remove this condition as we have proposed an alternative connection to the south. G N I N C. 1.2.5 All roads (public and emergency) shall meet the Meridian Fire Department's requirement of 28' inside / 48'outside turning radius and be constructed in accordance with ACHD :s requirements. Modify all applicable roads to reflect this requirement. Response: We will comply. this subdivision Iace a note on the facelof the Final Plat-, Response: We will comply. 1.2.7 The setbacks for the proposed subdivision shall be as follows: Setbacks Street to Living Area** 10 Street to Front -Facing 20 Garage** Side Entry Garage** 15 Street Side** 10 Side* 5 / story Rear* 12 Minimum Lot Size 5,250 Maximum Building 35 Height Minimum Street 40 Frontage Street Frontage on Cut- 30 de -sac Measured from property line `* Measured from back of sidewalk Response: We will comply, but would like to clarify that these setbacks apply to the residential portion only. Setbacks for the commercial lots will be determined at the time of commercial CUP submittal. 1.2.8 All single family dwellings with shall be required to have a two -car garage Plus a 20' x 20' parking pad to be sited in front of each garage. Response: We will comply. 1.2.9 The landscape plan prepared by WRG Design 2007, and labeled Sheets Ll - L8, is approveInc.,May approved and shall Sdemonstrat�e compliance with the following standards. • Provide 5.18 acres (26.1% of the site) for landscaping P g and open space. QIiJ �.�+yri,Jr D E S I � G,..,.N;,,., I 1V C . Graphically depict the 10-foot minimum landscape buffer adjacent to the Edgeview Estates Subdivision (beyond the canal casement). This landscape buffer should be included as part of Lot 39, Block 1. • Per UDC 11-3G-3B5 all parkways that are used as common open space shall be a minimum of eight feet wide from street curb to edge of sidewalk AND contain one Class II tree for every 35 linear feet of parkway. As it stands, with approximately 3,500 lineal feet of frontage is proposed within the development. Therefore, 102 street trees should be provided. Only 89 are depicted on the Plan. Install 13 more trees within the proposed street parkways. • All micropathways shall be, at minimum, 5 feet wide and constructed in accordance with UDC 11-3A-8. All landscaping adjacent to the pathway shall meet the requirements of UDC 11-3B-12. • Per UDC 11-3A-7A-7b, fencing is required adjacent to all micropathways and common areas. Said fencing shall be either four feet (4') in height, ,if closed vision, or six feet (6) tall if open vision fencing is used. Modify the applicable areas on the landscape plan to reflect this requirement. • Coordinate a tree mitigation plan with Elroy Huff of the Meridian Parks Department. • A written certificate of completion shall be prepared by the landscape architect, designer, or qualified nurseryman responsible for the landscape plan and submitted prior to City Council signature of the Final Plat. Where the Applicant has submitted a preliminary landscape plan, and where Staff has reviewed such plan, the landscaping shall be consistent with the preliminary plan with modifications as proposed by Staff. The proceeding modifications and notes should be shown on a revised landscape plan submitted with the final plat application(s). Response: We will comply. 1.2.10 The Applicant shall provide documentation that a 48" or larger pipe would be required for covering the Ridenbaugh Canal prior to the hearing before City Council. The Applicant shall construct 6-foot tall, open -vision fencing on the east side of the property. Response: A letter from John Anderson at the Nampa Meridian Irrigation District was submitted to the City on July 3, 2007 stating that the Ridenbaugh Canal would require a 48-inch pipe or larger. Staff has recommended that the requirement be waived and we are in agreement with their recommendation. 1.2.10All existing structures not meeting setbacks or meeting the dimensional standards of the UDC shall be removed prior to signature on the final plat by the City Engineer. Response: We will comply. 1.2.11 Maintenance of all common areas shall be the responsibility of the Meadowlake Village North Homeowners Association. Response: We will comply. 1.3 GENERAL REQUIREMENTS --PRELIMINARY PLAT 1.3.1 , Sidewalks/wallcnvays shall be installed within the subdivision pursuant to UDC 11-3A-17. Response: We will comply, 1.3.2 All lot lines common to a public right-of-way shall reserve a 10, utility easement. Response: We will comply. 1.3.3 The Applicant shall comply with th UDC 11-3A- 11. e outdoor lighting standards shown in Response: We will comply. 1.3.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. The Applicant should be required to utilize 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 signature on the final plat by the City Engineer. An underground, pressurized irrigation system should be installed to all landscape areas per the approved specifications and in accordance with UDC 11-3A-15 and MCC 9-1 Response: We will comply. -28. 1.3.5 A detailed landscape plan, in compliance with the landscape and subdivision ordinance, and as noted in this report, shall be submitted for the subdivision with the final plat application. Where the Applicant has submitted a preliminary landscape plan and where Staff has reviewed such plan, the landscaping shaI1 be consistent with the preliminary plan With modifications as proposed by Staff. Response: We will comply, 1.3.6 The Applicant shall s ivisionubmit a fencing plan with the final plat application for the subd. If permanent fencing is not provided, temporary construction fencing to contain debris must be i perimeter prior to issuance of a building perdown to 3 feet maximum within 20 feetof allt. nstalled around the righllOf-way.fences shall taper should be installed in accordance with UDC 11-3AAll fencing Response: We will comply, - 7, E S G >N::: I N C. 1.3.7 Any tree over 4" in caliper that is removed from the property shall be replaced by installing additional trees, being the equivalent number of caliper inches of trees that were removed. Required landscaping trees will not be considered as replacement trees for those trees that have to be Mitigated. Response: We will comply. 1.3.8 All open ditches or laterals that cross the subject site shall be tiled in accordance with the UDC (with the exception of the Ridenbaugh Canal, if waived by City Council). Response: We will comply with the exception of the Ridenbaugh Canal. A letter from John Anderson at the Nampa Meridian Irrigation District was submitted to the City on July 3, 2007 stating that the Ridenbaugh Canal would require a 48-inch pipe or larger. Staff has recommended that the requirement be waived and we are in agreement with their recommendation. 1.3.9 Staffs failure to cite specific ordinance provisions or terms of the approved preliminary plat does not relieve the Applicant of responsibility for compliance. Response: We will comply. 1.3.10 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7. Response: We will comply. 1. 2. PUBLIC WORKS DEPARTMENT 2.1 Sanitary sewer service to this development is being proposed via extension of mains to the north of this project. 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. Response: We will comply. 2.2 Prior to construction plan approval the Applicant shall submit signed easements using the City of Meridian's standard forms for off -site mains. All off -site sewer mains shall havea. 14-foot wide all weather access road placed over it to allow for routine maintenance. Response: We will comply. 2.3 The Applicant shall revise the common lot proposed to house the sewer main to be 20-foot in width, and dedicate a City of Meridian sewer N C. easement over it. The sewer shall be centered within the buildable, with none of it being installed within a buildable lot. All lots must still meet the minimum dimensional standards. Response: We will comply. 2.4 No trees shall be allowed within the City of Meridian's sanitary sewer easements. Coordinate with the Planning Department for compliance with this condition while still meeting all landscaping ordinance. Response: We will comply. 2.5 Water service to this site is being proposed via extension of mains in Touchmark Way. The Applicant shall be responsible to install water mains to and through this development, coordinate main size and routing with Public Works. Response: We will comply. 2.6 Due to the number of lots proposed with only a single water connection the Applicant shall be responsible for a second water connection. The water connection shall not be routed through a buildable lot, but rather a 20-foot wide common lot with a City of Meridian water easement dedicated over it. Response: We will comply. Water lines are shown in Block 1, Lot 14 to the north and Block 1, Lot 47. 2.7 The Applicant shall comply with one of the following: 1. Either provide two water stubs to the northern boundary, location to be coordinated with the Public Works Department; or 2. Provide one water stub to the north and when the northern property develops, a connection to the Franklin Road with a PRV shall be required. Response: We will comply. Water lines are shown in Block 1, Lot 14 to the north and Block 1, Lot 47. 2•8 Any potential reimbursement agreements must comply with all -1-13 and 9-4-19, whi requirements of City -Code 9 ch includes the preliminary agreement (which includes footage, size, and depth of reimbursable pipe) being finalized prior to construction plan approval. The detailed agreement with the reimbursable amount shall be approved by Council prior to plat signature. Response: We will comply. 2•9 Per UDC I1-3A-6 all irrigation ditches, Iaterals or canals, exclusive of natural waterways, that intersect, cross or lie within the area being D E S G N N C. developed shall be tiled. Historically, the requirement to file the Ridenbaugh canal has been waived by City Council. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association (ditch owners), with written approval or non -approval submitted to the Public Works Department prior to plan approval. if lateral users association approval can not be obtained, alternate plans will be reviewed and approved by the City Engineer. Response: We will comply. 2.10 The Applicant shall provide a 20-foot easement for all public water/sewer mains outside of public right of way (include all water services and hydrants). Response: We will comply. 2.11 Additional width to the public utilities, drainage and irrigation easement along the right -of way shall be dedicated where the sidewalk is located Past the right-of-way. The additional width needs to be sufficient to allow for 10 feet of easement past the sidewalk. Response: We will comply. 2.12 With the final plat application the applicant shall be required to dedicate 5-foot wide Public Utilities, Drainage, and Irrigation easements along interior lot lines, and 10-foot wide Public Utilities, Drainage, and Irrigation easements along rear lot lines. Response: We will comply. 2.13 The Applicant has not indicated who will own and oper irrigation system ate the pressure in this proposed development. If it is to be maintained as a private system, plans and specifications will be reviewed by the Public Works Department as part of the construction plan review. A "draft copy" of the operations and maintenance manual will be required prior to plan approval with the "final draft" being required prior to final Plat signature, on the last phase of this project. If it is to be owned and - maintained by an Irrigation District then a letter of plan approval shall be submitted prior to scheduling of a pre -construction meeting. Response: The irrigation system will be operated by Touchmark of the Treasure Valley. A draft co the operatioand maintenance manual will be submitted widhf the con truct on plans with a final copy to be approved prior to final plat. 2.14 The City of Meridian requires that pressurized irrigation y should be required to use any existing surface supplied by a year-round source of water (UDC I water -3A-6). The Applicant for the primary sstems be source. If a surface source is not available, a water single-point connection to the culinary water system shall be required. If a single -point connection zs utilized, the Developer will be responsible for the payment of assessments for the common areas prior to si the City Engineer. final on the al plat by Response: We will comply. 2.15 All existing structures not meeting setbacks or meeting the dimensional standards of the UDC shall be removed prior to signature on the final plat by the City Engineer. Response: We will comply. 2.16 Meridian Public Works specifications do not allow any large landscaping within a five foot radius of water meters. The Applicant shall make the necessary adjustments to achieve this separation requirement and comply with all landscape requirements. Response: We will comply. 2.17 Any existing domestic wells and/or septic systems within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non -domestic purposes such as landscape irrigation. Response: We will comply. 2.18 A drainage plan designed by a State of Idaho licensed architect or engineer is required and shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking areas. Storm treatment and disposal shall be water designed in accordance with Department of Environmental Quality 1997 publication Catalog of Storm Water Best Management Practices for Idaho Cities and Counties and City of Meridian standards and policies. Off -site disposal into surface water is prohibited unless the jurisdiction which has authority over the receiving stream provides written authorization prior to development plan approval. The Applicant is responsible for filing all necessary applications with the Idaho Department of Water Resources regarding Shallow Injection Wells. Response: We will comply. 2.19 Street signs are to be in place, water system shall be installed and activated, sewer system shall have passed air -testing and video inspection, 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. (Residential Only). Response: We will comply. D E S I G N I N C- 2.20 A letter of credit or cash surety in the amount of I.10% will be required for all uncompleted required improvements prior to signature on the final plat. These include but are not limited to, fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, and water Response: We will comply: . 2.21 Sewer, water, pressurized irrigation, and any life safety development improvement shall receive final approval prior to occupancy. Other required development improvements, such as fencing, micropaths, and landscaping may be bonded for prior to obtaining certificates of occupancy. (Commercial Only) Response. We will comply. 2.22 All development improvements, including but not limited to sewer, fencing, micropaths, pressurized irrigation, and landscaping shall be installed and approved prior to obtaining certificates of occupancy. (Residential Only) Response: We will comply. 2.23 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the • plan review process, prior to signature on the final plat. Response: We will comply. 2.24 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. Response: We will comply. 2.25 Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. Response: We will comply. 2.26 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. Response: We will comply. D E S I G N N C. 2.27 Developer shall coordinate mailbox locations with the Meridian Post Office. Where mailboxes are located on or near sidewalk the applicant shall comply with all American with Disabilities Act requirements for unobstructed sidewalk access. Response: We will comply. 2.28 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. Response: We will comply. 2.29 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. Response: We will comply. 2.30 One hundred watt, high-pressure sodium streetlights, on 25' pole shall be required on all public residential streets. Two -hundred and fifty watt high pressure sodium streetlights, on 30' pole shall be required on subdivision entrances and collector roadways. Design of the streetlights shall be approved by the Public Works Department. Decorative lights require a streetlight agreement on file with Public Works prior to activation. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants, and no further than 400' distance in between locations. Final design locations and quantity are determined after power designs are completed by Idaho Power Company. The street light contractor shall obtain approval from the Public Works Department, and permit from Building Department prior to commencing installations. Response: The previous phases in Meadow Lake Village use a metal halide street light. We would like to continue using the same product for a cohesive look throughout the development. 3. FIRE DEPARTMENT 3.1 One and two family dwellings will require a fire -flow of 1,000 gallons per minute available for duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500 feet apart. International Fire Code Appendix C. Response: We will comply. :h:A :,.� E S I G N I N C. 3.2 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. Response: We will comply. 3.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 VI" outlet face the main street or parking lot aisle. b. The Fire hydrant shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works specifications. d. Fire Hydrants shall be placed on corners when spacing permits. e. Fire hydrants shall not have any vertical obstructions to outlets within 10'. f. Fire hydrants shall be place 18" above finish grade. g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5. h. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. Response: We will comply. 3.4 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required to have an approved turn around. Phasing of the project may require a temporary approved turn around on streets greater than 150' in length with no outlet. Response: We will comply. 3.5 All entrance and internal public and private roads shall have a turning radius of 28' inside and 48' outside radius. Response: We will comply. 3.6 Requirements for dead-end fire apparatus access roads that are between 50W-750' in length. The roadways shall be built to Ada County Highway Standards cross section requirements and shall have a clear driving surface, available at all times, which is 26' wide. Streets with less thana 35' street width shall have no parking. Streets with less than 39' shall have parking only on one side. These measurements shall be based on the face of curb dimension. Special approval required over 750' IFC Table D 103.4. The roadway shall be able to accommodate an imposed load of 75,000 GVW. Response: We will comply. D E S I G N y^ i �N C. 3.7 Insure that all yet undeveloped parcels are maintained free of combustible vegetation. Response: We will comply. 3.8 Operational fire hydrants, temporary or permanent street signs and access roads with an all weather surface are required before combustible construction is brought on site. Response: We will comply. 3.9 To increase emergency access to the site a minimum of two points of access will be required for any portion of the project, which serves more than 50 homes. The two entrances should be separated by no less than % the diagonal measurement of the full development. The Applicant shall provide a stub street within the development. Response: A stub street is no longer necessary as there are now two access points into the subdivision, 3.10 Building setbacks shall be per the International Building Code for one and two story construction. Response: We will comply, 3.11 The roadways shall be built to Ada County Highway Standards cross section requirements and shall have a clear driving surface. Streets with less than a 29' street width shall have no parking. Streets with less than 33' shall have parking only on one side. These measurements shill be based on the back of curb dimension. The roadway shall be able to accommodate an imposed load of 75,000 GVW. Response: We will comply. 3.12 Commercial and office occupancies will require,a fire -flow consistent with the International Fire Code to service the proposed project. Fire hydrants shall be placed per Appendix D. Response: We will comply, 3.13 Maintain a separation of 5' from the building to the dumpster enclosure. Response: We will comply. 3.14 Provide a Knox box entry system for the complex prior to occupancy. Response: We will comply. 3.15 The first digit of the office suite shall correspond to the floor level. Response: We will comply, D E S! G N I N C. 3.16 The Applicant shall work with Planning Department staff to provide an address identification plan and a sign which meets the requirements of the City of Meridian sign ordinance at the required intersection(s). Response: We will comply. 3.17 All aspects of the building systems (including exiting systems), processes, and storage practices shall be required to comply with the International Fire Code. Response: We will comply. 3.18 All portions of the buildings located on this project must be within 150' of a paved surface as measured around the perimeter of the building. Response: We will comply. 3.19 Provide exterior egress lighting as required by the International Building &, Fire Codes. Response: We will comply. 3.20 There shall be a fire hydrant within 100' of all fire department connections. Response: We will comply. 3.21 The fire department is opposed to any landscape island in the middle of a cul de sac that may prevent a fire truck from turning around on the end of the court. Response: We will comply. 3.22 Contact Joe Silva with the Meridian Fire Department (888-1234) to address concerns about the cul-de-sacs and secondary access. Response: We will comply. 4. POLICE DEPARTMENT 4.1 The proposed development shall limit landscaping shrubs and bushes to species that do not exceed two feet in height. Trees shall have a canopy of no less than six feet. Response: We will comply. D E-- S- I G N t N C. 4.2 Any interior fencing shall allow visibility from the street or shall not exceed four feet in height if solid fencing is used. All micropaths and open areas shall have adequate lighting. Response: We will comply. S. PARKS DEPARTMENT 5.1 The Parks Department has no concerns with the site design as submitted with the application. 6. SANITARY SERVICE COMPANY 6.1 SSC has no comments related to this application. 7. ADA COUNTY HIGHWAY DISTRICT 7.1 SITE SPECIFIC CONDITIONS OF APPROVAL 7.1.1 Construct the internal streets (Nistler Court and Biel Court) as 34-foot street sections with rolled curb, gutter, and 8-foot planter strips within 50 feet of right-of-way; and a 5-foot detached concrete sidewalk located on site within an easement, as proposed. If any portion of the sidewalk is located outside of the right-of-way, then the applicant shall provide ACHD with a public access easement. Response: We will comply. 7.1.2 Obtain fire department approval for the reduced street sections, and parking is restricted to one side of the roadway. Response: We will comply. 7.1.3 Construct an oblong cul-de-sac turnaround with an island at the terminus of Nistler Court and Biel Court with minimum turning radii of 45 feet. No on -street parking is allowed around these turnarounds. Response: We will comply. 7.1.4 Pave the emergency access to the site (located along the northern boundary) its entire width and at least 30-feet beyond the edge of pavement (as a paved apron), where intersecting Touchmark Way and Nistler Court. Response: We no longer have the emergency access road so this condition no longer complies. 7.1.5 Construct perpendicular parking on the proposed islands at the terminus of Nistler Court and Biel Court, as proposed. Response: We will comply. D E S I G N N C. 7.1.6 Comply with all Standard Conditions of Approval. Response: We will comply. 7.2 STANDARD CONDITIONS OF APPROVAL, 7.2.1 Any existing irrigation facilities shall be relocated outside of the right-of- way. Response: We will comply. 7.2.2 Private sewer or water systems are prohibited from being located within any ACHD roadway or right-of-way. Response: We will comply. 7.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. Response: We will comply. 7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. Response: We will comply. 7.2.5 Comply with the District's Tree Planter Width Interim Policy. Response: We will comply. five allo 7.2.6 Utility street cuts in pavement less than ve years old are not wed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. Response: We will comply. 7.2.7 All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures -and all applicable ACED Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. Response: We will comply. 7.2.8 The Applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes.. Response: We will comply. iGJ�hGdi ti f�'�U fi;G45�iy' D E S I G N ! N C. 7.2.9 Construction, use, and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. Response: We will comply. 7.2.10 Payment of applicable road impact fees is required prior to building construction in accordance with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance. Response: We will comply. 7.2.11 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The Applicant at no cost to ACHD shall repair existing utilities damaged by the Applicant. The Applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right -of --way. The Applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. Response: We will comply. 7.2.12 No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the Applicant or the Applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. Response: We will comply. 7.2.13Any change by the applicant in the planned use of the property which is the subject of this application, shall require the Applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. Response: We will comply. 8. CENTRAL DISTRICT HEALTH DEPARTMENT 8.1 After written approval from appropriate entities are submitted, we can approve this proposal for central sewage and central water. Response: We will comply. D E S I G N t N C. 8.2 The following plans must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality: central sewage and central water. Response: We will comply. 8.3 Run-off is not to create a mosquito breeding problem. Response: We will comply. 9. NAMPA MERIDIAN IRRIGATION DISTRICT 9.1 Applicant shall apply for a land use change application prior to final platting. Response: We will comply. 9.2 All laterals and waste ways must be protected. Response: We will comply. 9.3 The District's Ridenbaugh Canal courses along the east boundary of this proposed project. This easement must be protected and any encroachment without a signed License Agreement and approved plan, before any construction is started, is unacceptable. Response: We will comply. 9.4 All municipal surface drainage must be retained on site. If any surface drainage leaves the site, the Nampa & Meridian Irrigation District must review drainage plans. Response: We will comply. 9.5 The Developer must comply with Idaho Code 31-3805. Response: We will comply. 9.6 NMID recommends that irrigation water be made available to all developments within the Nampa & Meridian Irrigation District. Response: We will comply. D E S I G N f N C. We appreciate the opportunity to comment on this staff report and the recommended conditions of approval. If you should have any questions or concerns, please do not hesitate to contact me at 208.246.8300 or at megan.johnson@wrgdesign.com. wrgdesign.com. Sincerely, WRG Design, Inc. Megan Johnson, A CP Senior PIanner Enclosure CC: Touchmark of the Treasure Valley, LLC Steve Bradbury nil LU I - CO cc ui I-- z ovoli mtm mow ~- hQQ°+ 5'V i i SOH 31b'3 a