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Fullmer FindingsCITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER (ri~E IDIAN~-- IdANC3 In the Matter of the Request for Preliminary/Final Plat Approval for Fullmer Subdivision Consisting of 2Single-Family Residential Building Lots on 0.33 of an Acre in an R-8 Zone, by Jeffrey Fullmer. Case No(s). PFP-08-001 For the City Council Hearing Date of: August 26, 2008 (Findings on the September 9, 2008 City Council agenda) A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of August 26, 2008, incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of August 26, 2008, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of August 26, 2008, incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of August 26, 2008, incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (LC. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian, which was adopted August 6, 2002, Resolution No. 02-382 and Maps. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-SA. CITY OF MERIDIAN FINDINGS OP FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). PFP-OS-001 4. Due consideration has been given to the comment(s) received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. That the City has granted an order of approval in accordance with this Decision, which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the Planning Department, the Public Works Deparhnent and any affected party requesting notice. 7. That this approval is subject to the Preliminary Plat and Conditions of Approval in the attached Staff Report for the hearing date of August 26, 2008,incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § 11-SA and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: The applicant's Preliminary Plat as evidenced by having submitted the Preliminary Plat, dated 5/15/08, is hereby conditionally approved; 2. The applicant's Final Plat as evidenced by having submitted the Final Plat, dated 6/3/08, is hereby conditionally approved; The site specific and standard conditions of approval are as shown in the attached Staff Report for the heazing date of August 26, 2008, incorporated by reference. D. Notice of Applicable Time Limits Notice of Preliminary Plat Duration Please take notice that approval of a preliminary plat, combined preliminary and final plat, or short plat shall become null and void if the applicant fails to obtain the city engineer's signature on the final plat within two (2) years of the approval of the preliminary plat or one (1) year of the combined preliminary and final plat or short plat. In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and conforms substantially to the approved preliminary plat, such segments, if submitted within successive intervals of eighteen (18) months, maybe considered for final approval without resubmission for preliminary plat approval. Upon written request and filed by the applicant prior to the termination of the period in accord with 11-6B-7.A, the Director may authorize a single extension of time to record the final plat not to exceed eighteen (18) months. Additional CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). PFP-OS-001 -2- time extensions up to eighteen (18) months as determined and approved by the City Council maybe granted. With all extensions, the Director or City Council may require the preliminary plat, combined preliminary and final plat or short plat to comply with the current provisions of Meridian City Code Title 11. If the above timetable is not met and the applicant does not receive a time extension, the property shall be required to go through the platting procedure again. E. Notice of Final Action and Right to Regulatory Takings Analysis The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a plat or conditional use permit entitles the Owner to request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the final decision concerning the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review maybe filed. 2. Please take notice that this is a final action of the governing body of the City of Meridian, pursuant to Idaho Code § 67-6521 an affected person being a person who has an interest in real property which maybe adversely affected by the issuance or denial of the conditional use permit approval may within twenty-eight (28) days after the date of this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho Code. F. Attached: Staff Report for the hearing date of August 26, 2008. CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). PFP-08-001 -3- By action of the City Council at its regular meeting held on the ~ day of 2008. COUNCIL MEMBER DAVID ZAREMBA VOTED__,~~ COUNCIL MEMBER CHARLIE ROUNTREE VOTED COUNCIL MEMBER KEITH BIRD VOTED MAYOR TAMMY de WEERD VOTED (TIE BREAKER) ~~~ ~~~~""'Ma~ or Tammy~"e Weerd ~~y OF ~RiL .. Attest: ~' G~ ~pRPDR.~ T /~'1' /~' ; Fo s SEAL aycee H an, City Clerk ~ ~~ O c ;; %~p usT tss ~ Q1` ,,~•f~1r`ffY ~p ~, Copy served upon Applicant, The Public Works Department and City Attorney. BY~ L _ ~.~1 C ~ 5~ ~~2r~3~~iI~+~-s~~~~--- Dated: "1 ' I ~ ' ~ ~J City Cle 's Office CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). PPP-08-001 4- CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008 STAFF REPORT Hearing Date: August 26, 2008 TO; Mayor & City Council (~E IDIAN~-- FROM: Sonya Watters, Associate City Planner i D A H 0 208-884-5533 SUBJECT: Fullmer Subdivision PFP-08-001 Preliminary/Final Plat consisting of 2single-family residential building lots on 0.33 of an acre in an R-8 Zone 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The Applicant, Jeffrey Fullmer, has applied for Preliminary/Final Plat (PFP) approval of two (2) single- family residential lots on 0.33 of an acre. The property is currently zoned R-8 (Medium Density Residential) and is located southeast of and at the terminus of E. Carlton Street, east of N.E. 5'h Street. The majority of this site is currently designated "Old Town" on the 2002 Comprehensive Plan Land Use Map; a smaller part along the north boundary of this site is designated as "High Density Residential" The portion of the subject property that lies at the temunus of E. Cazlton Street consists of un-platted land. The southern portion of the property was previously platted in 1897 as Lot 12 and a portion of Lot 11, Block 8, of Cottage Home Addition to Meridian Subdivision. A property boundary adjustment application is in process but has not yet been recorded, to provide frontage for the two adjacent previously platted lots to the west (Lots 10 & 11, Block 8, Cottage Home Addition). The two proposed lots as well as the two adjacent lots will all share a proposed common driveway as access to the public street system. The subject property is depicted as Parcel C on the on the Parcel Boundary Adjustment Survey (see Exhibit A.2). The subject development is eligible for a combined preliminary/final plat application because the proposed subdivision does not exceed four lots, there are no new streets being dedicated, and this development is not located within a floodplain, hillside, or the like (IIDC 11-6B-4A). The subject property is within the corporate boundaries of the City, the City's Area of Impact, and Urban Service Planning Area. 2. SUMMARY RECOMMENDATION Staff recommends approval of PFP-08-001 for Fullmer Subdivision, as presented in the staff report for the hearing date of July 17, 2008, based on the Findings of Fact listed in Exhibit D and subject to the comments listed in Exhibit B. The Meridian Planning & Zoning Commission heard this item on Julv 17, 2008. At the public hearing thev moved to recommend approval of the subiect PFP request. a. Summary of Commission Public Hearing: i. In favor: Shari Stiles, Engineering Solutions ii. In oaaosition: None iii. Commenting: None iv. Written testimony: None v. Staff presenting application: Sonya Watters vi. Other staff commenting on application: Scott Steckline b. Kev Issue(s) of Discussion by Commission: i. Method of irrigation for proposed lots c. Kev Commission Change(s) to Staff Recommendation: Fullmer PFP PAGE 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008 i. Strike condition of approval #1.2.4 in Exhibit B requiring the applicant to submit evidence of approval of ROW construction and public utility improvements (per Staff recommendation); and ii. Strike condition of approval #1.3.1 in Exhibit B requiring construction of a sidewalk along E. Carlton Street (per Staff recommendation). d. Outstanding Issue(s) for Citv Council: i. None as ummarv of City Council Public Hearing: L In favor: Shari Stiles iL In opposition: None jiL Commenting: None lY, Written testimony: None y, taff oresentinc application: Anna Canning yj, Other staff commenting on annlication: None b. ev issues of Discussion by Council• L_ 1Y411e s, Kev Council Chances to Staff/Commission Recommendation L_ .12 reguirinc an emercencv access sate/bollards to b ed across the portion of the common driveway that abuts N. Cathy Lane Il. Strike condition of annroval #3.9 reppirinc a 20' wide swine or rollinc emercencv accesc gate with a Knoxbox Padlock. 3. PROPOSED MOTIONS Approval After considering all Staff, Applicant, and public testimony, I move to approve File Number PFP-08-001, as presented in the staff report for the hearing date of August 26, 2008, with the following modifications to the conditions of approval: (add any proposed modifications) Denial After considering all Staff, Applicant, and public testimony, I move to deny File Number PFP-08-001, as presented during the hearing on August 26, 2008, for the following reasons: (state specific reasons for denial of preliminary and/or final plat request) Continuance After considering all Staff, Applicant, and public testimony, I move to continue File Number PFP-08- 001 to the hearing date of (insert continued hearing date here) for the following reason(s): (state specific reason(s) for a continuance) 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: The site is located southeast of and at the terminus of E. Cazlton Street, east of N.E. 5`h Street NW '/a of Section 7, Township 3, North Range 1 East, B.M. b. Owner: Jeffrey B. Fullmer Fullmer PFP PAGE 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008 2370 W. Amity Road Meridian, ID 83642 c. Applicant: Same as Owner d. Present Zoning: R-8 (Medium Density Residential) e. Present Comprehensive Plan Designation: High Density Residential & Old Town f. Description of Applicant's Request: The applicant is requesting combined preliminary/final plat approval of 2single-family residential building lots on 0.33 of an acre in an R-8 zoning district. 1. Date of Preliminary Plat (See Exhibit A.3): 5/15/08 2. Date of Final Plat (See Exhibit A.4): 6/3/08 5. PROCESS FACTS a. The subject application will, in fact, constitute a preliminary plat, as determined by City Ordinance. By reason of the provisions of the Meridian City Code Title 11, a public hearing is required before the Commission and City Council on this matter. b. The subject application will, in fact, constitute a final plat, as determined by City Ordinance. By reason of the provisions of [he Meridian City Code Title 11, a public hearing is required before the Commission and City Council on this matter. c. Newspaper notifications published on: June 30, 2008, & July 14, 2008 (Commission); August 4, and 18, 2008 (Gifu Couucip d. Radius notices mailed to properties within 300 feet on: June 20, 2008 (Commission); August 1, 2008 (City Couucip e. Applicant posted notice on site by: July 7, 2008 (Commission); A~ust 16, 2008 (City CounciD 6. LAND USE a. Existing Land Use(s): The property consists of vacant land; the previous structwes have been removed from the site. b. Description of Character of Surrounding Area: The surrounding area consists of existing single family residential properties. c. Adjacent Land Use and Zoning: 1. North: Single-family residential properties in Sterling Creek Subdivision, zoned R-8 2. East: Single-family residential properties in Catherine Pazk Subdivision and N. Cathy Lane, zoned R-8 3. South: Single-family residential properties in Cottage Home Addition Subdivision, zoned R-8 4. West: Single-family residential properties in Cottage Home Addition Subdivision and E. Carlton Avenue, zoned R-8 d. History of Previous Actions: • The southern portion of the subject propery was platted as Lots 11 & 12, Block 8 of Cottage Home Addition to Meridian Subdivision in 1897. (The proposed plat includes a very small portion of Lot 11.) Fullmer PFP PAGE 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008 • A Property Boundary Adjustment (PBA) was approved by the Planning Department on 6/11/08 that includes Lots 10 through 12, Block 8, platted in Cottage Home Addition to Meridian and the un-platted parcel at the end of E. Carlton Avenue. The PBA proposes to create 3 new parcels from the previous lot/parcel configuration with frontage for each of the parcels on E. Carlton Avenue (see Exhibit A.2). (All of these lots were platted without public street frontage. The PBA proposes to flag frontage for each parcel out to Cazlton Avenue). e. Existing Constraints and Opportunities: 1. Public Works Location of sewer: There is currently sewer in N. Cathy Lane Location of water: There is currently water in N. Cathy Lane Issues or concerns: None 2. Vegetation: There aze 2 existing trees on the site consisting of a total of 66 caliper inches (per the preliminary plat). 3. Floodplain: The subject property is not located within a floodplain or floodway. 4. Canals/Ditches/Irrigation: There are no canals, ditches, or irrigation facilities that cross this site. 5. Hazards: Staff is unaware of any hazazds that may exist on this site. 6. Size of Property: 0.33 of an acre f Subdivision Plat Information: I. Residential Lots: 2 2. Non-residential Lots: 0 3. Total Building Lots: 2 4. Common Lots: 0 5. Other Lots: 0 6. Total Lots: 2 7. Gross Density: 6.25 dwelling units per acre g. Landscaping: 1. Width of street buffer(s): N/A 2. Width of buffer(s) between land uses: N/A 3. Percentage of site as open space: N/A 4. Other landscaping standards: N/A h. Required Residential Setbacks for the R-8 zone (UDC 11-2A-6): R-8 STANDARD REQUIREMENT:. Minimum ro ert size (dwellin unit (in square feet Sin le-famil detached dwellin unit with ara a facin the front ropert line 5,000 Sin le•famil detached dwellin unit with shared drivewa , alle loaded ara e, or private street mew lots 4,000 Sin le-famil attached & two-famil du lex dwellin unit 4,000 An corner ro ert 5,000 Minimum street fronta a-Sin le-famil detached dwellin unit in feet with ara a facin street 50 Fullmer PFP PAGE 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008 R+8 STANDARD RE4UIREMEIVT with shared dnvewa , alle loaded ara e, or rivate street mew lots Minimum street fronta a-Sin le-family attached, townhouse, and two -famil du lax dwellin unit in feet Street setbacks to garage (in feet) Local 40 40 20 Collector 25 Street setbacks to living area (in feet) Local 15 Collector 25 Side setback 5 Rear setback 12 Street landscape buffer (in feet) Collector 20 Arterial 25 Entryway corridor 35 Interstate 50 Maximum buildin height in feet 35 Note: r Measuted from bath of sidewalk or ro e line where theca is`no ad'acenteidewalk. i. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): Access to the subdivision is proposed from E. Carlton Avenue via a 20-foot wide ingress/egress common driveway easement that will benefit the 2 proposed lots and also 2 adjacent lots that are not part of the subject plat (see preliminary plat in Exhibit A.3). An unimproved alley runs along the rear property line of the proposed Lot 2. Direct lot access to N. Cathy Lane shall be prohibited. However, an emergency only access with gate/bollards is proposed at the east boundary to/from N. Cathy Lane, as requested by the Meridian Fire Department. As of the print date of this report, comments have not been received from ACHD. 7. COMMENTS MEETING On June 27, 2008, Planning Staff held an agency comments meeting. The agencies and departments present included: Meridian Fire Department, Meridian Police Department, Meridian Parks Department, Meridian Public Works Department, and the Sanitary Services Company. Staff has included all comments and recommended actions as Conditions of Approval in the attached Exhibit B. 8. COMPREHENSIVE PLAN POLICIES AND GOALS The 2002 Comprehensive Plan Future Land Use Map designates the southern portion of the subject property as "Old Town." Per Chapter VII of the Comprehensive Plan (pg.106), the Old Town land use category "includes the historic downtown and the true community center. Uses in this category would include offices, retail, and lodging theatres, restaurants, and service retail for surrounding residents and visitors. A variety of residential uses could include reuse of existing buildings for residential uses, new construction of multi-family residential over ground floor retail or office uses. In order to provide and accommodate preservation of the historical character, specific design requirements may be imposed. Pedestrian amenities would be emphasized. Public investment to ensure that Old Town becomes a centralized activity center with public, cultural, and recreational structures would be encouraged. The boundary of the Old Town district predominantly follows Meridian's historic plat boundaries. In several areas, both sides of a street were incorporated into the boundary to encourage similar uses and complimentary design of the facing houses and buildings." The northern portion of this property is designated "High Density Residential" on the Comprehensive Plan Future Land Use Map. Chapter VII, Section C (pg. 99) of the Comprehensive Plan states that the High Density Residential designation allows for the development of multi-family homes in areas where urban services are provided. Residential densities may exceed eight dwelling units per acre. This residential development might include duplexes, apartment buildings, townhouses, and other multi-unit structures. Fullmer PFP PAGE 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008 Other uses within a development may be considered under a planned development permit process. A desirable project would consider the placement of parking areas, fences, berms, and other landscaping features [o serve as buffers between neighboring uses." The applicant is proposing to construct 2single-family residential detached homes on the subject 0.33 of an acre property for a gross density of 6.25 dwelling units per acre. The proposed use of the property is consistent with the current R-8 zoning designation for the property. Although the future land use map designates this property for High Density Residential and Old Town use, because a rezone is not requested at this time, Staff believes that the proposed use generally conforms to the Comprehensive Plan as follows: • Chapter VII, Goal III, Objective A, Action 1 -Require that development projects have planned for the provision of all public services. The City of Meridian plans to provide municipal services to the subject development in the following manner: - Sanitary sewer and water service will be extended to the project at the developer's expense. - The roadways adjacent to the subject lands are currently owned and maintained by the Ada County Highway District (ACRD). This service will not change. - The subject lands are currently serviced by the Meridian School District #2. This service will natchange. - The subject lands are currently serviced by the Meridian Library District. This service will not change. Municipal, fee-supported services will be provided by the Meridian Building Department, the Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary Services Company. Chapter VII, Goal IV, Objective C, Action 1 - Protect existing residential properties from incompatible land use development on adjacent parcels. Staff finds that the adjacent single family residential properties are compatible with the proposed single family residential subdivision. Chapter VII, Goal IV, Objective C, Action 10 - Support a variety of residential categories (low-, medium-, and high-density .single family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of providing the City with a range of affordable housing opportunities. Staff finds that the proposed single family residential (medium density) use of the property will contribute to the existing single family residential product within the City of Meridian. • Chapter VII, Goal N, Objective C -Encourage residential infill to utilize existing services. City water and sewer service can be extended to the proposed development from main lines currently installed in N Cathy Lane. Existing services will be used to provide service to the proposed development. • Chapter VII, Goal V, Objective A, Action 11 -Support infill of random vacant lots in substantially developed, single-family areas at densities similar to surrounding development. The density of the proposed infill development is similar to surrounding developments. Two houses are proposed to be constructed on the subject 0.33 of an acre, which complies with the R-8 zoning district. Staff believes that the proposed development and density (6.25 d. u. 's/acre) for this property is appropriate and consistent with the Comprehensive Plan and surrounding uses. Staff recommends that the Commission Fullmer PFP PAGE 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008 and Council rely on any verbal or written testimony that may be provided at the public hearing when determining if the Applicant's development request is appropriate for this property. 9. UNIFIED DEVELOPMENT CODE a. Zoning Schedule of Use Control: UDC Table 11-2A-2 lists single-family detached dwellings as a principal permitted use in the R-8 zoning district. b. Purpose Statement of the Residential Districts: The purpose of the residential districts is to provide for a range of housing opportunities consistent with the Meridian Comprehensive Plan. Connection [o the City of Meridian water and sewer systems is a requirement for all residential districts. Residential districts are distinguished by the allowable density of dwelling units per acre and corresponding housing types that can be accommodated within the density range. 10. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation PRELIMINARY/FINAL PLAT ANALYSIS: The proposed plat consists of 2 building lots with one future single-family detached home planned for each lot. An ingress/egress common driveway easement is depicted on the plat for access to both of the lots from E. Carlton Avenue. Two adjacent parcels will also take access from the proposed common driveway. Based on the policies and goals contained in the Comprehensive Plan and the general compliance of the proposed development with the Unified Development Code, Staff believes that this is a good location for the proposed 2 lot single-family residential subdivision. Please see Exhibit D for detailed analysis of facts and findings for a preliminary plat. Property Boundary Adjustmeut (PBA): A PBA was approved by the Planning Department on 6/11/08 that includes 3 lots previously platted in Cottage Home Addition to Meridian Subdivision and the un-platted parcel at the end of E. Carlton Avenue that is included within the boundaries of the subject project. The PBA created 3 new parcels from the previous lot/pazcel configuration with frontage for each of the parcels on E. Cazlton Avenue. Because the two proposed lots are Parcel C of the PBA, the record of survey for the PBA shall be recorded prior to signature of the ftna[ plat by the City Engineer. Dimensional Standards: The property lies within an R-8 zoning district. Staff has reviewed the proposed preliminary and final plat and found they comply with the dimensional standazds listed in UDC 11-2A-6 for minimum property size and minimum street frontage for 4 properties sharing a common drive. The building footprints depicted on the preliminary plat comply with the street setbacks to garage, living azea, and side yard setback. Access: Access to the proposed subdivision will be provided from E. Carlton Avenue via a 20-foot wide ingress/egress common driveway easement that will benefit the 2 proposed lots and also 2 adjacent lots (Lots 10 & 11, Block 8, Cottage Home Addition to Meridian)/parcels (Pazcels A & B on the Property Boundary Adjustment Survey) to the west (see Exhibits A.2 & A.3). M unimproved alley runs along the rear property line of the proposed Lot 2. Direct lot access to N. Cathy Lane, a private street, shall be prohibited. An emergency access with gate/bollazds is proposed at the east boundary from N. Cathy Lane, as requested by the Meridian Fire Department. Staff is supportive of the proposed access to this subdivision. As of the print date of this report, comments have not been received from ACHD. Common Driveways: UDC 11-6C-3D lists standards for common driveways as follows: (Staff's analysis in italics) Fullmer PFP PAGE 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008 1. Maximum Dwelling Units Served: Common driveways shall serve a maximum of four (4) dwelling units. Four dwelling units will be served by the proposed common driveway, which complies with this requirement. 2. Width Standards: Common driveways shall be a minimum of twenty feet (20') in width. The common driveway easement is depicted as 20 feet in width on the plat; said driveway shall be paved the full 20 feet in width. 3. Maximum Length: Common driveways shall be a maximum of one hundred fifty feet (150') in length or less, unless otherwise approved by the Meridian city fire department. The proposed common driveway exceeds 150 feet in length; however, the Fire Department approves of the common drive with the emergency access depicted an the plat. 4. Improvement Standards: Common driveways shall be paved with a surface with the capability of supporting fire vehicles and equipment. (Ord. OS-1170, 8-30-2005, eff. 9-15-2005) The applicant shall construct the common driveway with a paved surface that complies with this requirement 5. Abutting Properties: Unless limited by a significant geographical feature, or separated by a minimum five foot (5') wide landscaped common lot, all properties that abut a common driveway shall take access from the driveway. (Ord. 07-1325, 7-10-2007) The driveways for all of the properties are depicted on the preliminary plat to/from the common driveway as required. 6. Turning Radius: Common driveways shall be straight or provide a twenty eight foot (28') inside and forty eight foot (48') outside turning radius. (Ord. OS-] 170, 8-30-2005, eff 9-I 5-2005) The applicant shall comply with this requirement 7. Depictions: For any plats using a common driveway, [he setbacks, building envelope, and orientation of the lots and structures shall be shown on the preliminary plat and/or as an exhibit with the final plat application. (Ord. 07-1325, 7-10-2007) The preliminary plat includes the aforementioned items (see Exhibit A.3). 8. Easement: A perpetual ingress/egress easement shall be filed with the Ada County recorder, which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment. The applicant shad[ comply with this requirement, as shown on the final plat. Landscaping: No landscaping or open space is proposed or required for this development. Tree Mitigation: Any existing, on-site 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 those removed. Required landscaping trees will not be considered as replacement trees for those that are removed. The Applicant should coordinate a mitigation plan with Elroy Huff at the Meridian Parks Department (888-3579) if trees are proposed to be removed or have been removed from the site. The existing tress on this site should be retained. Existing trees shall be protected from damage to bark, branches, and roots during construction. The City of Meridian Parks Department arborist shall approve the protection fence(s) prior to construction. Any severely damaged tree shall be replaced in accord the standards above. Building Elevations: The applicant has submitted conceptual building elevations of the proposed single-family structures. The elevation shows 3 different types of construction materials on the fronts including stone/brick accents; the rear and sides of [he structure consist of one type of building material. A 2-car gazage is shown. Staff generally supportive of the proposed elevations. Fullmer PFP PAGE 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008 Fencing: No fencing is proposed or required with this development. Temporary fencing to contain debris during construction shall be installed around the perimeter boundary of the subdivision prior to release of building permits. Ditches, Laterals, and Canals: There are no ditches, laterals, or canals that cross this property. Existing Structures: There are no existing structures on the site. Pressure Irrigation: 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, asingle-point connection to the culinary water system shall be required. An underground, pressurized irrigation system should be installed to all properties per the approved specifications and in accordance with UDC 11-3A-15 and MCC 9-1-28. b. Staff Recommendation: Based on the above analysis, Staff finds that the subject preliminary/final plat application (PFP-08-001) substantially conforms to the Comprehensive Plan policies and UDC standards. Staff recommends approval of said PFP application subject to the conditions listed in Exhibit B. The Meridian Planning & Zoning Commission heard this item on July 17, 2008. At the aublic hearing they moved to recommend approval of the subject PFP request. The eridian City Council heard this item on Au¢ust 26. 200R. At the oubLic hearin¢ the Counci the subject PFP request 11. EXHHiITS A. Drawings 1. Vicinity Map 2. Property Boundary Adjustment Record of Survey (to be recorded) 3. Preliminary Plat (dated: 5/15/08) 4. Final Plat (dated: 6/3/08) 5. Conceptual Building Elevations (dated: 5/20/08) B. Conditions of Approval 1. Planning Department 2. Public Works Department 3. Fire Department 4. Police Department 5. Parks Department 6. Sanitary Services Company 7. Ada County Highway District 8. Nampa & Meridian hrigation District 9. Central District Health Department C. Required Findings from Unified Development Code Fullmer PFP PAGE 9 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008 A. Drawings L Vicinity Map R.15 E ~IKIMil11M /YF Exhibit A CITY OF MER]DIAN PLANNING DEPARTMENT STAFF REPORT POR THE HEARING DATE OF AUGUST 26, 2008 2. Property Boundary Adjustment Record of Survey (to be recorded) d~ [' m ~Ha N° I~ ~I~ {~ ro,A~ ==r- . fl[is~m[ veer we°rvismrv L b Y rm~ i£ o,M~- a..il ux nAV aK ~:~~~~w;r--,nm, n C v 4 f i ~ PARCEL BOUNDARY ADJUSTMENT SURVEY FOR JEFF FULLMER LOTS 10, 11 & 12, BLOCK 8, COTTAGE HOME ADDITION TO MERIDIAN, AND A PORTION OF THE SE 1/4 OF THE NW 1/4 OF SECTION 7, T.3N., R.1 E, B.M., MERIDIAN. ADA COUNTY, IDAHO 2ooe ~ ~,. i w~ ___-_~~~1~___L_ ~~"°~ PANCEL 4b"d Yin~- -~~ °uid _ PAflCEL PARCEL =I , . a , o~° BI n ... .... ~~ R R S pc c ensrsiE vnfle s°eowelcu I: `o,o o,. ~a°n,°r e`ociicE r°uc I c°~° MEri° rm tea.. ___L----_L ~ __~-~-~t_ In~P~wmN,F..~„ ,, „_ --~--~~--~--T-- I I I I I I I I I. I e II I II ii I I o ueniw.x I I I I II I I it I i II II I __ _-_L--~1__-- y__1__- E. nAa AwwiE I Ip g~ AI. i '.I ,a ...,„~ ~_______ I I ZFI a} SI 'C6 14 3 I r----- I I I I I I-' ~ ~ CNII 6/YEE~ ." ." o u. ... ~ mew ~. ~° Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008 3. Preluninary Plat (dated: 5/15/08) ^~ _ 1 ~ `~ ~ F _. __. _ -~ E~ .~ -~ ~ ~ ~. ~ I ~ ~.~ J~ ~ I e~ mrwc a I I ucm " I I ~ - ~~ ~$~~ n ~ ~~}~~ w._, a" ~ J ,. ', ~ - ~ ~ k A----, .~ ~' s ~ s ~--- ~ , ~~ , . I~ g„ _ I k I ~ - '' ~- - - --- ~~ ,L~!~~ ~m s h ~ ~fr r ,~ ~, ~ , Ty- 1L~JJ ~ T~ ~... kl `~`~n. -.. " ~ ~ ~- _ i ~~~ ~e ~~ _! ~_ ! a,.a .~ _i i ri~~~E.o.E om~~ ~.~ B~ ~i I ~. e n ~.~g i - i ~ I ~ Y ~~li~. i ~ ~ i°, ,~ ,~ ~ - b ~ i ~ ~ ~ ~' I~ ~n~~dir T I x°rt~ 4"~" e..rr~ ..s^:. ~. ~ ; ¢ $=~; ~~ F a r.t: ~ 1€~d~ ~ ~I4 ~ EH 9 §~ 1 W 8 ~a ~ ~1 ~~ _PR Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008 4. Final Plat (dated: 6/3/08) ~Y~~~~~Y~PUT~SyHO~WI~NG~~ ~ i V fib ®V ai/~ ! T~'K LOT 12, AND A PORTION OF LOTS 10 AND 11, BLOCK 8 OF COTTAGE HOME ~~eo ADpITION TO MERIDIAN, ANO A PORTON OF THE SE 1/4 Of THE NW 1/d ~~, OF SECTION J, i.3N., R.t E., B.M., MERIDIAN, ADA COUNTY, IDAHO I 2008 I 81 I eLaxr ~~r_-_-_-__-_-_ -J I Ewt1s;DE r.wx S ~ SVfi0M510X ~~ 1 35~ SIEAl1ND CflEFF SVBMSi N f ; i ~ 1 „~.}A~_____SbL'1Y_E IS}M11' L I aM F--_ __~ _ ,..~p 3'•a°t:wv LOT ; `~1~ I ~ , w m*1\ ~ ~ EW6M AMXE ~ M °i ~~` ~~ ` ~ j ~ \I°~ a _ ~ mv p \~ ~/f ~ • m N w a `w~-f_~\ ~ SRPII~I SS 5' ~ Y Y m / ~1 ~x ~ @ ~ R m W BLOCK 3 i sea sYwN~ ~ ~~:.___~__ I ~Y~i D 6 S B wo ws w ~;iia'.~.+`.,~mw a:..X I Loi I mn I(3 ~ S I ~ bl I~ _a I vl § I n~ max a 1f~Y ~' :mob s.~.m~,. y. COnIGE NOME NIDIIq,Y ttl YEIEONH M I ~y m e rm ~ I w m y ms,~m °uw°umx r +n°su w e m i mxmmn I I m°.v..m 2m' ayvw~ m.~~m nea wnn I ~ ~a"• ~ - - _ __ _ s evmm un wrxom x3[r _ B~FdLBTY4 r ad I wo.;w. w~am°emo a.N. °m. ,•®• I I ~ I s s' I I "' Bmcx B ~ CORI4C MALE IDpOWI 10 YERgNH J ~~ aP®I 1 d eX X 8 !t.9~g .6f f !Y CNE 31 . p~F~os hr rt°°1 LYYIYL Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008 5. Conceptual Building Elevations (dated: 5/20/08) ~- ~ t r~ :.. r ->- ~~ -- --- --__ = 00 ,...~.,, -_- 00 ~`°_ _ y _. ~. _~~ - ©o -- _--~.--,-,-.- o0 LEFT ELEVATION TYP. REAR ELEVATION Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008 B. Conditions of Approval 1. PLANNING DEPARTMENT 1.1 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT 1.1.1 The preliminary plat labeled as Sheet 1 of 1 PRE, prepared by Engineering Solutions, and dated 5/15/08, is approved with the conditions listed herein. 1.1.2 Fullmer Subdivision shall be subject to the dimensional standards listed in UDC Table 11-2A-6 for the R-8 (Medium-Density Residential) zoning district. 1.1.3 The applicant shall comply with all of the standazds for common driveways listed in UDC 11-6C- 3D. 1.1.4 Future buildings on the subject lots shall substantially comply with the elevations included in Exhibit A.S, as proposed. 1.2 SITE SPECIFIC REQUIREMENTS-FINAL PLAT 1.2.1 The final plat, labeled as Sheet 1 of 2, prepazed by Engineering Solutions, and dated 6/3/08, is approved with the conditions listed herein. 1.2.2 This subdivision lies within the Nampa & Meridian Irrigation District; the District will own and maintain the pressurized irrigation system within the development. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. If a creek or well source is not available, asingle-point connection to the domestic water system shall be required. If a single-point connection is utilized, the developer shall be responsible for the payment of assessments for the imgable landscape areas prior to signature on the final plat by the Meridian City Engineer. 1.2.3 The water system shall be approved and activated and the final plat for this subdivision shall be recorded prior to applying for building permits. w.. ..n _e,...:...,a ..,.e ....:........a .....~.~~.:,... 1.2.5 All development improvements including water, sewer, and pressurized irrigation shall be installed and approved prior to obtaining Certificates of Occupancy. 1.2.6 A letter of credit or cash surety in the amount of 110% will be required for all required fencing, pressurized irrigation, sanitary sewer, water, etc., prior to signature of [he final plat. 1.2.7 Applicant will be responsible to construct all required water and sewer lines to the proposed subdivision. Developer to coordinate sizing and routing with the Public Works Department, if necessary. 1.2.8 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 per Resolution 02-374. 1.2.9 Revise or add the following notes on the face of the final plat, prepared by Engineering Solutions, LLP on 6/3/08, prior to signature of the final plat by the City Engineer: Z Include the recorded instrument number of the Record of Survey. *.) Add note, "Except for emergency vehicles, direct lot access to N. Cathy Lane is prohibited." 1.2.10 The record of survey for the Property Boundary Adjustment shall be recorded prior to Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008 signature of the final plat by the City Engineer. 1.2.11 Temporary fencing [o contain debris during construction shall be installed around the perimeter boundary of the subdivision prior to release of building permits. • Ai !`..aL... T ...... .. ,...a..,l 1.. •l.o C:.-o Tlo.....-~... e..F 1.2.13 Retain the existing trees on site. Any existing, on-site 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 those removed. Required landscaping trees will not be considered as replacement trees for those that are removed. The Applicant should coordinate a mitigation plan with Elroy Huff at the Meridian Parks Department (888-3579) if trees aze proposed to be removed or have been removed from the site. 1.2.14 Staff s failure to cite specific ordinance provisions or previous conditions of approval for this site does not relieve the Applicant of responsibility for compliance. 1.3 GENERAL REQUIREMENTS-PRELIMINARY /FINAL PLAT 1.3.2 All lot lines common to a public right-of-way shall reserve a 10' utility easement. 1.3.3 Compaction test results must be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 1.3.4 The Applicant shall comply with the outdoor lighting standazds shown in UDC 11-3A-11. 1.3.5 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, asingle-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 9-1-28. 1.3.6 Where permanent fencing is not proposed on-site, temporary fencing shall be installed around the subdivision boundary perimeter to contain construction debris prior to issuance of a building permit. All permanent fencing shall taper down to 3 feet maximum within 20 feet of all right-of- way. All fencing should be installed in accordance with UDC 11-3A-7. 1.3.7 Staffs failure to cite specific ordinance provisions or terms of the approved annexation / preliminary plat does not relieve the applicant of responsibility for compliance. 13.8 All development shall comply with the Americans with Disabilities Act and the Fair Housing Act. 1.3.9 Final plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7. 2. PUBLIC WORKS DEPARTMENT 2.1 Sanitary sewer service to this development is being proposed via extension of mains in N Cathy Lane. 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 Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008 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 Water service to this site is being proposed via extension of mains in N Cathy Lane. The applicant shall be responsible to install an 8 inch water line connecting from N Cathy Lane to E Carlton Ave. The applicant shall be responsible to install water mains to and through this development, coordinate main size and routing with Public Works. 2.3 The applicant shall provide a 20-foot common lot for all public water/sewer mains outside of public right of way. The common lot shall be covered with a blanket easement to the City of Meridian. FOR RESIDINTIAL ONLY 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, asingle-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. 2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. 2.6 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-]-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. 2.7 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9-4-8. Contact Central District Health for abandomnent procedures and inspections (208)375-5211. 2.8 Street signs are to be in place, water system shall be approved and activated, fencing installed, drainage lots constructed, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 2.9 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 2.10 All development improvements, including but not limited to sewer, fencing, micro-paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 2.11 Applicant shall be required [o 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. 2.12 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. 2.13 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.14 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.15 All grading of the site shall be performed in conformance with MCC 11-12-3H. EXn~n~~ c CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008 2.16 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. 2.17 The engineer shall be required to certify that the street centerline elevations aze 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. 2.18 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.19 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. 3. FIRE DEPARTMENT 3.1 One and two family dwellings not exceeding 3600 square feet will require afire-flow of 1,000 gallons per minute for a duration of 2 hours to service the entire project. One and two family dwellings greater than 3600 square feet and greater will require a minimum fire flow as specified in Appendix B of the Intemational Fire Code. Fire Hydrant spacing shall be provided as required by Appendix C of the International Fire Code. 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. 3.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 Yz" 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 placed 18" above finished grade to the center of the 4 ''/z" outlets. 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. 3.4 All entrance and internal roads and alleys shall have a fuming radius of 28' inside and 48' outside radius. 3.5 All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and shall have a clear driving surface which is 20' wide and support an imposed weight of 75,000 GVW. 3.6 For all Fire Lanes provide signage "No Parking Fire Lane" 3.7 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. 3.8 Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 400 fee[ (122 m) from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on-site fire hydrants Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008 and mains shall be provided where required by the code official. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183). a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m). b. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet (183 m). ~ ° T>,:~~7 ~• ...:,,'~° «°~ -' '„-p'~•:a~a 20' iv~ide-swing-er rellingeinergensir-aseess~ate: The r•-rxn t cos~zxroc-rc i'r°c~~ ,...~e ..l...ll l.e a .. ~,] ...:sl. ., Y«....1.«., D.,,11,...1... 1.:,.1. 1..... ~,. l.o ,.«.le«e.l tl.... •l.e Tire«.1:..« D:«e 4. POLICE DEPARTMENT 4.1 The Police Department has no concerns related to the site design submitted with the application. $. PARKS DEPARTMENT 5.1 The Parks Department did not submit comments on this application. 6. SANITARY SERVICES DEPARTM ENT 6.1 SSC did not submit comments on this application. 7. ADA COUNTY HIGHWAY DISTRICT 7.1 Site Specific Conditions of Approval 7.1.1 Construct rolled concrete curb and gutter at the terminus of E. Carlton Avenue. Coordinate the design with ACHD Development Services staff. 7.1.2 Construct a 20-foot wide driveway at the terminus of E. Carlton Avenue, as proposed. Pave the driveway to its full width and at least 30-feet into the site from the edge of pavement. 7.1.3 Comply with all Standard Conditions of Approval. 7.2 Standard Conditions of Approval 7.2.1 Any existing irrigation facilities shall be relocated outside of the right-of--way. 7.2.2 Private sewer or water systems are prohibited from being located within any ACHD roadway or right-of--way. 7.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that maybe damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 7.2.5 Comply with the District's Tree Planter Width Interim Policy. 7.2.6 Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008 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 ACRD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepaze and certify all improvement plans. 7.2.8 The applicant shall submit revised plans for staff approval, prior to issuance of building pemut (or other required pemuts), which incorporates any required design changes. 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. 7.2.10 Payment of applicable road impact fees aze required prior to building construction. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. 7.2.1 I 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 [o call DIGLINE (1-811-342-1585) 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) aze compromised during any phase of construction. 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. 7.2.13 Any 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. Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008 C. Required Findings from Unified Development Code 1. Preliminary Plat Findings: In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: a. The plat is in conformance with the Comprehensive Plan; The City Council finds that the proposed application is compatible with the adopted Comprehensive Plan. The City Council supports the proposed density and proposed plat layout as they comply with the provisions of the Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the Staff Report. b. Public services are available or can be made available and are adequate to accommodate the proposed development; The City Council finds that water and sewer service are available and can be extended to the subject property at the time of development. c. The plat is in conformance with scheduled public improvements in accord with the City's capital improvement program; All utilities aze currently available to the subject property. Because any additional services will be installed by the developer at their own cos[, if needed, [he Ci[y Council fmds that the subdivision will not require the expenditure of capital improvement funds. d. There is public financial capability of supporting services for the proposed development; Staff recommends the Commission and Council rely upon comments from the public service providers (i.e., police, fire, ACHD, etc.) to determine this finding. (See Exhibit B, Agency Comments and Conditions, for more detail.) e. The development will not be detrimental to the public health, safety or general welfare; and The City Council is not aware of any health or safety issues associated with the development of this subdivision. ACHD considers road safety issues in their analysis. f. The development preserves significant natural, scenic or historic features. The City Council is unaware of any natural, scenic, or historic features on this site. Therefore, the City Council finds that the proposed development will not result in the destruction, loss or damage of any natural, scenic or historic feature(s) of major importance. Exhibit C