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HomeMy WebLinkAboutStaff ReportItem #4F: Reserve West (PP-12.007) Application(s): - Preliminary Plat Size of property, existing zoning, and location: This site consists of a total of 5.02+/-acres of land currently zoned R-4, and is located between N. Jericho Road and N. Locust Grove Road. Adjacent Land Use & Zoning: North: Single family residential and Central Academy High School, zoned R-2 and R-4 South: Rural residential property, zoned RUT in Ada County East: Single family residential (Reserve Subdivision), zoned R-4 West: Single family residential (Arcadia Subdivision), zoned R-8 History: In 2009, City Council approved the annexation (AZ-09-006) of the property and required the execution of a development agreement recorded as Instrument #112030813). Summary of Request: The applicant is requesting preliminary plat approval of 14 residential lots and 2 common lots on 5.02 acres of land. The proposed plat is an extension of the Reserve Subdivision located to the east. The applicant has indicated that the minimum lot size proposed with the plat is 10,000 square feet and the average lot size is 11,847 square feet. The gross density for the proposed subdivision is 2.79 dwelling units to the acre. This density is consistent with the comprehensive plan and the other subdivisions developed in the area. Additionally, it complies with the maximum of four (4) dwelling units to the acre in the R-4 zone. Access: E. Commander Street is proposed to connect to N. Jericho Road consistent with the approved development agreement. Open SpacelAmenities: The applicant is providing 13.35 percent of common open space with this development which exceeds the 10 percent required by ordinance. The qualifying open space includes two passive open space lots (9,183 square feet and 7,896 square feet) and 8-foot wide parkways adjacent to the local street. Building Elevations: Per the recorded development agreement, the applicant was responsible for submitting home elevations consistent section E. of the Meridian Design Manual. The elevations provided in the staff report demonstrate consistency with the design manual by providing a mix of building materials, decorative corbels, predominant eaves, front porches, articulation in the walls planes and modulation in the roof lines. Future homes must substantially comply with these elevations. Comprehensive Plan Designation/Compliance w/Comp Plan? MDR/Yes Compliance with the UDC: Yes, with conditions. Written Testimony: Jon Wardle (in agreement w/staff report) Staff Recommendation: Approval w/conditions Notes: STAFF REPORT Hearing Date: TO: FROM: SUBJECT: June 7, 2012 Planning & Zoning Commission Bill Parsons, Associate City Planner 208-884-5533 PP-12-007 -Reserve West E IDIAN~-- IDAHO I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, ERD, LLC, is requesting preliminary plat approval of 14 residential lots and 2 common lots in an R-4 zone on 5.02 acres of land. II. SUMMARY RECOMMENDATION Staff is recommending approval of the proposed preliminary plat based on the Findings of Fact and Conclusions of Law in Exhibit C subject to the condition of approvals in Exhibit B of the staff report. III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number PP-12-007, as presented in the staff report for the hearing date of June 7, 2012with the following modifications: (Add any proposed modifications.) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number PP-12-007, as presented during the hearing on June 7, 2012, for the following reasons: (You should state specific reasons for denial of the annexation and you must state specific reason(s) for the denial of the plat.) Continuance I move to continue File Number PP-12-007 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) IV. APPLICATION AND PROPERTY FACTS A. Site Address/Location: The site is located west of N. Locust Grove Road and east of N. Jericho Road in the NE '/4 of Section 30, Township 4 North, Range 1 East. B. Owner: ERD, LLC PO Box 1610 Eagle, ID 83616 C. Applicant: B 1, LLC PO Box 1610 Eagle, ID 83616 Reserve West - PP-12-007 PAGE 1 D. Representative: Jon Wardle, Conger Management Group Phone (208) 336-5355 E. Applicant's Statement/Justification: Please see applicant's application for this information. V. PROCESS FACTS A. The subject application is for annexation and zoning. A public hearing is required before the Planning & Zoning Commission and City Council on this matter, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: May 14 and 28, 2012 (Commission); C. Notices mailed to subject property owners on: May 25, 2012 (Commission); D. Applicant posted notice on site(s) on: May 23, 2012 (Commission); VI. LAND USE A. Existing Land Use(s) and Zoning: The subject site is currently vacant developable land; zoned R- 4. B. Character of Surrounding Area and Adjacent Land Use and Zoning: The character of the surrounding area is residential in nature. The only non-residential use is the school site that abuts the northern boundary. 1. North: Single family residential and Central Academy High School, zoned R-2 and R-4 2. East: Single family residential (Reserve Subdivision), zoned R-4 3. South: Rural residential property, zoned RUT in Ada County 4. West: Single family residential (Arcadia Subdivision), zoned R-8 C. History of Previous Actions: In 2009, City Council approved the annexation (AZ-09-006) of the property and required the execution of a development agreement recorded as Instrument #112030813). D. Utilities: 1. Public Works: a. Location of sewer: E Commander St. b. Location of water: E Commander St and N Jericho Road. c. Issues or concerns: None E. Physical Features: 1. Canals/Ditches Irrigation: Staff is unaware of any canals or ditches that may traverse this property. 2. Hazards: Staff is not aware of any hazards that exist on this property. 3. Flood Plain: This property does not lie within a floodplain. F. Access: E. Commander Street will be extended through the site and connect with N. Jericho Road located in the northwest corner of the site. Reserve West - PP-12-007 PAGE 2 VII. COMPREHENSIVE PLAN POLICIES AND GOALS This property is designated "Medium Density Residential" on the Comprehensive Plan Future Land Use Map. Medium density residential areas are anticipated to contain three to eight dwelling units per acre. The subject property is currently zoned R-4.The Unified Development Code (UDC) allows a maximum of 4 dwelling units to the acre. The applicant is proposing to develop fourteen (14) single family home lots. Gross density proposed for this plat is 2.79 units to the acre. Although this is slightly lower than the anticipated density of the comprehensive plan, the proposed plat is consistent with the density of the surrounding Reserve and Arcadia Subdivisions which are 3.3 and 3.4 dwelling units to the acre respectively. Based on the analysis above, Staff is of the opinion that the proposed plat complies with the Medium Density Residential land use designation. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed development (staff analysis in italics below policy): • Permit new development where urban services can be reasonably provided at the time of final approval and development is continuous to the City (Chapter 3, page 45). The subject property was approved for annexation in 2009. City services will be extended by the developer with construction of the proposed subdivision. Thus, staff finds that services are readily available consistent with the plan. • Protect existing residential properties from incompatible land use development on adjacent parcels (Chapter 3, page 52). The majority of the surrounding property is developed with single family homes. Thus, the applicant's proposal to development a single family development is compatible with surrounding land uses. Additionally, the proposed home designs and site layout is consistent with the Reserve Subdivision located to the east. • 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 (Chapter 3, page 55). Staff believes future development of this site with single family detached homes provides the City with a variety of housing opportunities that complements the proposed multi family, patio homes, and alley-loaded homes existing and planned for the area. • Require usable open space to be incorporated into new residential subdivision plats (Chapter 3, page 54). A requirement of the recorded development agreement (DA) and the UDC requires compliance with the City's current open space requirements. The UDC requires 10 percent open space for the plat. The applicant is proposing 13.35 percent of common open space. Thus, staff finds the applicant meets both the requirements of the UDC and the DA. • Require street connections between subdivisions at regular intervals to enhance connectivity and better traffic flow (Chapter 3, page 48). One stub street (E. Commander Street) exists at the eastern boundary of the proposed plat. The extension of E. Commander Street will be extended with the development of the proposed plat. Staff believes this connection enhances connectivity and improves the traffic flow as previous developments made provisions for future connectivity prior to this site developing. Reserve West - PP-12-007 PAGE 3 VIII. UNIFIED DEVELOPMENT CODE A. Purpose Statement of Zone: The subject property is zoned R-4. The purpose of the R-4 zoning district is to provide for a range of housing opportunities consistent with the Meridian Comprehensive Plan. 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. B. Zoning Schedule of Use Control: UDC 11-2A-2 lists single-family dwellings as principal permitted use in the R-4 zoning district. C. Dimensional Standards: The proposed subdivision must comply with the dimensional standards listed in UDC Table 11-2A-5 for the proposed R-4 zoning district. D. Landscaping: The subject site must comply with the common open space and site amenity requirements listed in UDC 11-3G-3. E. Parking: Table 11-3C-6 requires single family detached homes with 2/3/4 bedrooms to provide four (4) parking spaces; at least two spaces in an enclosed garage and at least two spaces being a 20-foot by 20-foot parking pad. Future home sites must comply with this requirement. IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: Preliminary plat (PP): PP Application: The applicant is requesting preliminary plat approval of 14 residential lots and 2 common lots on 5.02 acres of land. The proposed plat is an extension of the current Reserve Subdivision located to the east. The applicant has indicated that the minimum lot size proposed with the plat is 10,000 square feet and the average lot size is 11,847 square feet. The gross density for the proposed subdivision is 2.79 dwelling unit to the acre. This density is consistent to what is developed in the area and complies with the maximum of four (4) dwelling units in the R-4 zone. After reviewing the submitted plat, staff is supportive of the lay-out as proposed by the applicant. Dimensional Standards: All of the proposed lots must comply with the R-4 dimensional standards established in the UDC. After reviewing the submitted application, it appears one lot (lot 3, block 2) does not meet the frontage requirements of the UDC. UDC 11-2A-3B.3 allows a minimum of 15 feet of frontage if two properties share a common driveway. Because lot 2, block 2 is a flag lot, there is an opportunity for lot 2 and lot 3, block 2 to share a driveway. Staff recommends a condition of approval that the applicant revise the plat to include the common driveway for said lots. If the applicant complies with the requirement, the proposed plat complies with the dimensional standards of the UDC. Access: E. Commander Street is stubbed along the eastern property boundary. A requirement of the recorded DA is that the street is to be extended through the site with the platting of the property. The proposed public street is proposed to connect to N. Jericho Road consistent with the approved development agreement. Open Space/Amenities: UDC 11-3G-3 requires a minimum of ten percent open space for all developments exceeding five acres. The applicant is providing 13.35 percent of common open space with this development which exceeds the minimum code requirements. The qualifying open space includes two passive open space lots (9,183 square feet and 7,896 square feet) and 8-foot wide parkways adjacent to the local street. Staff is supportive of the open space proposed with the subdivision. Reserve West - PP-12-007 PAGE 4 Landscaping/sidewalks: As mentioned above, E. Commander Street will be extended through the site with the development of the site. Because the street is designated a local street and the zoning of the property is residential, the UDC does not require a street landscape buffer. The applicant is proposing to construct 8-foot wide parkways with five foot wide sidewalks along the public street. Per the UDC, the parkways can be installed at the time of lot development. The applicant must coordinate with ACHD for the proposed right-of way improvements. Building Elevations: Per the recorded development agreement, the applicant was responsible for submitting home elevations consistent section E. of the Meridian Design Manual. The elevations provided in Exhibit A.4 demonstrate consistency with the design manual by providing a mix of building materials, decorative corbels, predominant eaves, front porches, articulation in the walls planes and modulation in the roof lines. Staff is supportive of the proposed elevations and future homes must substantially comply with these elevations. The future building restriction form will note compliance with the approved building elevations. Fencing: No fencing is shown on the submitted plans. A detailed fencing plan should be submitted upon application for final plat approval. If permanent fencing is not provided before issuance of a building permit, temporary construction fencing to contain debris must be installed around the perimeter. Perimeter and common open space fencing must be designed as set forth in UDC 11-3A-7. In summary, staff is supportive of the proposed plat. Based on the analysis above, staff finds the proposed subdivision is in substantial compliance with the Comprehensive Plan, the UDC and the requirements of the recorded development agreement. X. EXHIBITS A. Drawings 1. Vicinity Map 2. Proposed Preliminary Plat (dated: May 2, 2012) 3. Proposed Landscape Plan (dated: May 3, 2012) 4. Proposed Building Elevations B. Conditions of Approval Planning Department Public Works Department Fire Department Police Department Parks Department Sanitary Service Company Ada County Highway District C. Required Findings from Unified Development Code Reserve West - PP-12-007 PAGE 5 A. Drawings 1. 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Proposed Preliminary Plat (dated: May 2, 2012) ~~~T~ THF. RESERVE' Sl/BD1V/SfON N0. Ti10 . xuuc or uw warm a >yc s i/~ ar ~ He e/+ a sanmr m. -~ ra., str. ~ir~ tar or~idmrur. uu coea~m, m~ ~ i ~ ~„ ~~ .-e_ ,~ ~. _. ~ ~,, f d .~, .~. r ,, ~ ,,,~ , ,~ . r- c .~.. •: - q ~ ,. ,~- --« Fie. --._ aocx r ~ - a ti ~ I ieioac v ~ ~~jili p ~jr a O O ~_. ~O O+ ~ ''..'M k`, ~ + SSt'dC'Si'I. ~.rl ~ ~li~ 4 ~ ; ; __ _ ii.~.1.' ` wr .+. 1C^ -. ... . a.a ,. _ _s. ~ sr ~ off: iw...+n ~! .~ r 1. 1 ~r~rwa~wr ~.. ~ I w+.~++w .. .... w.r. w' . ...~ Cs, ..w «. ... ...r~ ~ .... ..~ ,... ~;'~'••• eeorx t eiocx s ~ " ~ ;. ~ 4 .. __.. f • ~,~a.......~..~ ~ .._ ~r.~ ~_~ i m-~'~ 4 _= :. yr ~ _ - =~_ _ - - _ o _- q'=,,` _ - - m -- Exhibit A - 2 - 3. Proposed Landscape Plan (dated: May 3, 2012) ~:' ~` fir'. . ui>>..+; - -^~ ~,.- _ .~. "" ~.... _ ,.ear.. ~ ,m.! '. >~' ;~ :~ I ~ '`„~~' BLOCK t ~ i etoCK f t i • OO ~ OO OO OO ~ I ~ OO 1 ~~ N i ~ r i ~.. i ~ I I ~~ O O O © O O BLOCK 2 LLOCK .N r4A~Nr sr.-a~u.e e awraE,nffi, ~ s~~s ~~ M. _ ~M ,...., ~ .,,~ ~@ ~ ,.q..~...,,...m.., r,.~.,..~eancn~~.re~,...,~:4. . ,a.,..»~..e~.......,..~r~:~...,».a.u..K~,.,~.... ~~w~~r~~wmewrmma+~ima~~wAc .w..e ar.• n ew r+.emracn uaev' THE RESERVE SUBDIVISION N0.2 ~--- ~1- rwewr... _ .o«.~~ MERIDIAN.IOANO PRELIMINARY PLAT LANDSCAPE -LAN owesw ""SSi1t9~'~' ~1R Exhibit A - 3 - hV" _ ~ ^~ emu; ,.,,, ~:~-:r w .. ~ F,xhibit A - 4 - .. ~ ~~w 4 ~e~ S~ ~ kk .. . , *y''~~ ~r,.,~^'~3~+~'. ~ ...e.~:~ ... a _. -,ue.u.$ ~ m ,.,'~~.«a ~,.~ ~sVi~s~w.t~ ':m z 3 .. r~ .~~ t j t ` * f ~2~' ,' ~~' '! ,'' ~ ~ 'F ~, ,'tea, w+~[ .i i ~ ~" y '~~~ . 4. Proposed B~lilding Elevations B. Condition of Approvals 1. PLANNING DEPARTMENT 1.1 SITE SPECIFIC REQUIREMENTS -PRELIMINARY PLAT 1.1.1 The project is subject to all current City of Meridian ordinances and previous conditions of approval associated with this site (AZ-09-006 and Development Agreement Instrument No. 112030813). 1.1.2 The preliminary plat labeled Sheet P1, prepared by Rock Solid Civil, dated 05/02/12, shall be revised as follows: • Lot 3, Block 2 does not meet the frontage requirements of the UDC. The applicant shall revise the plat so that Lot 2 and Lot 3, Block 2 take access from a common driveway. Said lots shall have a minimum frontage of 15-feet and the common drives shall be designed as set forth in UDC 11-6C-3D. An exhibit depicting the setbacks, building envelope, orientation of lots and structures shall be submitted with a future final plat application. Add a note to the final plat accordingly. • With the final plat submittal, provide a note that includes a 5-foot wide interior lot line public utility, drainage and irrigation easements. • The applicant shall coordinate with ACRD on the proposed 8-foot wide parkways and detached 5-foot wide sidewalks along E. Commander Street. With final plat submittal provide a note that references a license agreement with ACRD for said improvements. • Place a note on the plat that references the recorded development agreement. 1.1.3 Extend E. Commander Street through the site to connect with N. Jericho Road as proposed. 1.1.4 The applicant shall provide 0.67 acres of common open space as proposed. 1.1.5 The landscape plan, prepared by Jensen Belts and Associates, dated 05/03/12, is approved as proposed. 1.1.6 Future homes constructed with this subdivision shall substantially comply with the renderings attached in Exhibit A.4. The future building restriction form shall note compliance with the approved building elevations. GENERAL REQUIREMENTS -PRELIMINARY PLAT 1.2.1 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(s). 1.2.2 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision pursuant to UDC 11-3A-17. 1.2.3 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B- 11 C. 1.2.4 Staff s failure to cite specific ordinance provisions or terms of the approved annexation does not relieve the applicant of responsibility for compliance. 1.2.5 The preliminary plat approval shall be null and void if the applicant fails to either 1) obtain the City Engineer signature on a final plat within two years, or 2) gain approval of a time extension as set forth in UDC 11-6B-7. Exhibit B - 1 - 1.2.6 A detailed fencing plan shall be submitted upon application of the final plat. If permanent fencing is not provided before issuance of a building permit, temporary construction fencing to contain debris must be installed around the perimeter. 1.2.7 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A- 15, UDC 11-3B-6 and MCC 9-1-28 1.2.8 The final plat, and any phase thereof, shall substantially comply with the approved preliminary plat as set forth in UDC 11-6B-3C.2. 1.2.9 All common open space shall be maintained by an owner's association as set forth in UDC 11- 3G-3F1. 1.2.10 Comply with all bulk, use, and development standards of the applicable district listed in UDC Chapter 2 District regulations. 1.2.11 Comply with all ACHD conditions of approval. 2. PUBLIC WORKS DEPARTMENT 2.1 Sanitary sewer service to this development is being proposed via extension of mains in n Jericho Road. The applicant shall install mains to and through this subdivision; applicant shall coordinate main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.2 Water service to this site shall be constructed from E Commander Road to N Jericho Road. 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. 2.4 The applicant shall provide a 20-foot easement for any public water/sewer mains outside of public right of way (include all water services and hydrants). The easements shall not be dedicated via the plat. The description shall be consistent with the graphically depicted easements on the plat but be recorded as a separate document using the City of Meridian's standard forms. Submit an executed easement (on the form available from Public Works), a legal description, which must include the area of the easement (marked EXHIBIT A) and an 81/2" x 11" map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. 2.5 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 the issuance of an occupancy permit. 2.6 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6. Plans shall 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. If lateral users association approval can't be obtained, alternate plans shall be reviewed and approved by the Meridian City Engineer prior to final plat signature. Exhibit B - 2 - 2.7 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at (208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190. 2.8 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures and inspections (208)375-5211. 2.9 Street signs are to be in place, 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. 2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, and amenities. 2.11 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. 2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to construction plan approval. 2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.18 The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or the 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. 2.20 At the completion of the project, the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 2.21 100 Watt and 250 Watt, high-pressure sodium street lights shall be required per the City of Meridian Department of Public Works Improvement Standards for Street Lighting. All street lights shall be installed at developer's expense. Final design shall be submitted to the Public Works Department for approved. The street light contractor shall obtain the approved design on file and an electrical permit from the Public Works Department prior to commencing Exhibit B - 3 - installations. The contractor's work and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. 2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount of 125% of the total construction cost for all incomplete sewer, water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Please contact Land Development Service for more information at 887-221 1. 2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20% of the total construction cost for all completed sewer, water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Please contact Land Development Service for more information at 887-2211. 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 aduration 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 International 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 ''/z" 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 'h" 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 entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28' inside and 48' outside, per International Fire Code Section 503.2.4 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 GV W. 3.6 Operational fire hydrants, temporary or permanent street signs, and access roads with an all weather surface are required to be installed before combustible construction material is brought onto the site, as set forth in International Fire Code Section (IFC) 501.4 and Meridian amendment to IFC 10-4-2J. 4. POLICE DEPARTMENT 4.1 The Police Department has no concerns related to the application. 5. PARKS DEPARTMENT 5.1 The Parks Department has no concerns related to the application. Exhibit B - 4 - 6. REPUBLIC SERVICES 6.1 Republic Services has no concerns related to the application. 7. ADA COUNTY HIGHWAY DISTRICT (DRAFT) SITE SPECIFIC CONDITIONS OF APPROVAL 7.1 Construct E. Commander Street as a 33-foot street section (back of curb to back of curb), with rolled curb, gutter, 8-foot planter strips, and 5-foot wide detached concrete sidewalk, as proposed. 7.2 Provide written fire department approval to the District for any street section narrower than 36- feet. 7.3 The applicant shall either: a. Dedicate additional right-of--way to total 63-feet in order to encompass the entire sidewalk and provide an additional 2-feet behind the back edge of the sidewalk, or b. Dedicate a minimum of 37-feet ofright-of--way to fully encompass the street section and provide an additional 2-feet behind the back of the curb, and provide the District with a permanent right-of--way easement for the detached sidewalk to encompass the entire area between the right-of--way line and 2-feet behind the back edge of the sidewalk. 7.4 Payment of impact fees are due prior to issuance of a building permit. 7.5 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 In accordance with District policy, 7203.6, the applicant may be required to update any existing non-compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant's engineer should provide documentation of ADA compliance to District Development Review staff for review. 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. 7.2.5 A license agreement and compliance with the District's Tree Planter policy is required for all landscaping proposed within ACRD right-of--way or easement areas. 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. 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 prepare and certify all improvement plans. 7.2.8 All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 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. Exhibit B - g 7.2.10 If the site plan or use should change in the future, ACRD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. Any change in the planned use of the property which is the subject of this application, shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless awaiver/variance of the requirements or other legal relief is granted by the ACHD Commission. 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 (1-811-342-1585) at least two full business days prior to breaking ground within ACHD right-of--way. The applicant shall contact ACRD Traffic Operations 387-6190 in the event any ACRD conduits (spare or filled) are 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. Exhibit B _ 6 _ 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 Council shall make the following findings: A. The plat is in conformance with the Comprehensive Plan; Staff finds that the proposed subdivision in conformance with the comprehensive plan (please see Section 7 of the Staff Report for detailed analysis of specific comprehensive plan action items that apply to this development). B. Public services are available or can be made available and are adequate to accommodate the proposed development; Staff finds that services can be made available to accommodate the proposed development. C. The plat is in conformance with scheduled public improvements in accord with the City's capital improvement program; Because the developer is installing sewer, water, and utilities for the development at their cost, staff finds 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, ACRD, etc.) to determine this finding. E. The development will not be detrimental to the public health, safety or general welfare; and Staff is not aware of any health, safety or environmental problems associated with the development of the subdivision that should be brought to the Council or Commission's attention. ACRD considers road safety issues in their analysis. Staff recommends that the Commission and Council reference any public testimony that may be presented to determine whether or not the proposed subdivision may cause health, safety or environmental problems of which staff is unaware. F. The development preserves significant natural, scenic or historic features. Staff is unaware of any natural, scenic or historic features on this site. Therefore, staff 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. The Commission and Council should reference any public testimony that may be presented to determine whether or not the proposed development may destroy or damage a natural or scenic feature(s) of major importance of which staff is unaware. Exhibit C - 1 -