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Staff Report - PZVerona East Sub RZ-15-004; PFP-15-001 PAGE 1 STAFF REPORT HEARING DATE: April 16, 2015 (Continued from: March 19 and April 2, 2015) TO: Planning & Zoning Commission FROM: Sonya Watters, Associate City Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: RZ-15-004; PFP-15-001; MDA-15-002 – Verona East Subdivision I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST The applicant, Primeland Investment Group, LLC, has submitted an application for a rezone (RZ) of 0.67 of an acre of land from the L-O to the R-8 zoning district. A combined preliminary and final plat (PFP) is proposed consisting of 4 single-family residential building lots and 2 common lots on approximately 0.62 of an acre for Verona East Subdivision. A modification to the existing development agreement (MDA) is also requested to remove the subject property from the agreement (Instrument No. 108059800) in order to allow two (2) single-family attached structures with four (4) dwelling units to be constructed on the site instead of offices as originally planned. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed RZ, PFP and MDA based on the Findings of Fact and Conclusions of Law in Exhibit D of this report. The MDA does not require action from the Planning & Zoning Commission, only City Council. III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to recommend approval of File Numbers RZ-15-004 and PFP-15-001, as presented in the staff report for the hearing date of April 16, 2015, with the following modifications: (Add any proposed modifications.) Denial After considering all staff, applicant and public testimony, I move to recommend denial of File Numbers RZ-15-004 and PFP-15-001, as presented during the hearing on April 16, 2015, for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Numbers RZ-15-004 and PFP-15-001 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 at 5048 N. Cortona Way, in the SW ¼ of Section 26, Township 4 North, Range 1 West. (Parcel No. R9010660620) Verona East Sub RZ-15-004; PFP-15-001 PAGE 2 B. Applicant: Primeland Investment Group, LLC 888 W. Broad Street Boise, ID 83702 C. Owner: Same as Applicant D. Representative: Gerald Martens, EHM Engineers, Inc. 621 N. College Rd., Ste. 100 Twin Falls, ID 83301 E. Applicant's Statement/Justification: Please see applicant’s narrative for this information. V. PROCESS FACTS A. The subject application is for a rezone, a combined preliminary and final plat, and a development agreement modification. A public hearing is required before the Planning & Zoning Commission and City Council on the rezone and combined preliminary and final plat; and a public hearing is required before the City Council on the development agreement modification, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: March 2 and 16, 2015 C. Radius notices mailed to properties within 300 feet on: February 26, 2015 D. Applicant posted notice on site(s) on: March 8, 2015 VI. LAND USE A. Existing Land Use(s): The site consists of an undeveloped lot, zoned L-O. B. Character of Surrounding Area and Adjacent Land Use and Zoning: This site is surrounded by single-family residential properties in Verona Subdivision No. 2 to the north, east and south, zoned R-8; and vacant commercial property to the west across N. Cortona Way, zoned C-G. C. History of Previous Actions: • In 2003, this property received the following approvals: Annexation and zoning (AZ-03-005) with a development agreement recorded as Instrument No. 103097612; Preliminary plat (PP-03-003) for Verona Subdivision; Conditional use permit (CUP-03-007) for a planned development which included a land use exception for office use on this site in an R-8 zoning district; and, Final plat (FP-03-050) was approved for Verona No. 2, which included the subject property as Lot 12, Block 10. • In 2007, this property received the following approvals: Rezone (RZ-07-017, Verona Commercial) from R-8 to L-O with the requirement of a new development agreement, recorded as Instrument No. 108059800. This agreement requires substantial conformance with the conceptual office elevations included in the agreement; the conceptual development plan did not include this property. Verona East Sub RZ-15-004; PFP-15-001 PAGE 3 Modification (MI-07-013) of the original development agreement (Instrument No. 103097612) which removed the subject property from the agreement, recorded as Instrument No. 108059794. This property was removed from the original DA so it could be included in a new DA associated with RZ-07-017 that only included the subject property. C. Utilities: 1. Location of sewer: The city currently owns and maintains sewer mains directly adjacent to the proposed development. 2. Location of water: The city currently owns and maintains water mains directly adjacent to the proposed development. 3. Issues or concerns: The applicant shall be responsible for the installation of additional water and sewer services to the project. D. Physical Features: 1. Canals/Ditches Irrigation: There are not any open waterways on this site. 2. Hazards: Staff is not aware of any hazards that exist on this site. 3. Flood Plain: This site does not lie within the floodplain overlay district. VII. COMPREHENSIVE PLAN The Comprehensive Plan Future Land Use Map (FLUM) designates this site as Medium Density Residential (MDR). MDR designated areas allow smaller lots for residential purposes within City limits. Uses may include single-family homes at gross densities of 3 to 8 dwelling units per acre (d.u./acre). The applicant proposes to develop this 0.62 acre site with two (2) single-family attached structures for a total of 4 dwelling units at a gross density of 6.45 dwelling units per acre, consistent with the MDR designation. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed use (staff analysis in italics ): • “Provide for a wide diversity of housing types (single-family, modular, mobile homes and multi-family arrangements) and choices between ownership and rental dwelling units for all income groups in a variety of locations suitable for residential development.” (3.07.03B) The proposed single-family attached dwellings will contribute to the variety of housing types available within this part of the City, which consists almost entirely of single-family detached dwellings. Staff does not know if the proposed dwellings will be owner occupied or rentals. • “Permit new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City.” (3.01.01F) City services are available and will be extended by the developer to the proposed lots upon development of the site in accord with UDC 11-3A-21. • “Protect existing residential properties from incompatible land use development on adjacent parcels.” (3.06.01F) The proposed single-family attached dwellings should be compatible with existing adjacent single-family residential detached dwellings. Verona East Sub RZ-15-004; PFP-15-001 PAGE 4 • “Support infill of vacant lots in substantially developed, single-family areas at densities similar to surrounding development.” (3.07.02I) The subject property is surrounded by existing homes at comparable lot sizes and a similar density. For the above reasons, staff believes the proposed development is consistent with the Comprehensive Plan. VIII. UNIFIED DEVELOPMENT CODE A. Purpose Statement of Zone: Per UDC 11-2A-1, the purpose of the residential districts is to provide for a range of housing opportunities consistent with the Meridian Comprehensive Plan. Connection to 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. B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-2 lists the permitted, accessory, conditional, and prohibited uses in the R-8 zoning district. The proposed single-family attached dwellings are listed as a principal permitted use in the R-8 zoning district. C. Dimensional Standards: The dimensional standards listed in UDC Table 11-2A-6 for the R-8 zoning district apply to development of this site. IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: DEVELOPMENT AGREEMENT MODIFICATION (MDA): A modification to the existing development agreement (Instrument No. 108059800) is requested to remove the subject property from the agreement. This will allow the two (2) single-family attached structures with 4 dwelling units to be constructed on the site as proposed instead of offices as originally planned. Because the proposed use is consistent with the Comprehensive Plan for this site and a Certificate of Zoning Compliance and Design Review is required for the proposed structures, quality of development is assured without requiring another DA. Therefore, Staff recommends approval of the applicant’s request and further recommends an amendment to the DA is prepared by the City Attorney’s office to reflect removal of the property from the agreement. REZONE (RZ): The applicant proposes to rezone 0.67 of an acre of land from the L-O to the R-8 zoning district, consistent with the Medium Density Residential (MDR) Future Land Use Map (FLUM) designation for this property. The applicant has submitted a site/landscape plan, included in Exhibit A.4, which depicts how the site is proposed to develop with two single-family attached structures containing a total of 4 dwelling units. The legal description submitted with the application, included in Exhibit C, shows the boundaries of the property proposed to be rezoned. The City may require a development agreement (DA) in conjunction with a rezone pursuant to Idaho Code section 67-6511A. Because there is already an existing DA that governs development of this site, staff does not recommend a new DA as a provision of the rezone. However, because the existing DA reflects office uses developing on this site and requires future structures to generally conform to the elevations included in the DA, staff does recommend the DA is modified to exclude the subject property as proposed by the applicant. Staff does not believe it’s Verona East Sub RZ-15-004; PFP-15-001 PAGE 5 necessary to require a new DA to govern development of this property as the proposed attached structures will require Certificate of Zoning Compliance and Design Review approval which will ensure quality of development. PRELIMINARY /F INAL PLAT (PFP): A combined preliminary and final plat is proposed consisting of 4 single-family residential building lots and 2 common lots on 0.62 of an acre of land in the R- 8 zoning district for Verona East Subdivision (see Exhibits A.2 and A.3). This is a re-subdivision of Lot 12, Block 10, Verona Subdivision No. 2. Dimensional Standards: Staff has reviewed the proposed plat for compliance with the dimensional standards listed in UDC Table 11-2A-6 for the R-8 zoning district and found the plat in compliance with those standards. Future construction on these lots shall be consistent with the building setbacks for the R-8 district listed in UDC Table 11-2A-6. Access: Access to streets should comply with the standards listed in UDC 11-3A-3. Access is proposed to the proposed lots via a common driveway from N. Cortona Way, a collector street. Local street access is not available to this property. Stub Streets: There are no existing stub streets to this property. Because the adjacent lots are developed, no stub streets are required with this development. Common Driveway: A common driveway is proposed for access to the proposed building lots. All common driveways must comply with the standards listed in UDC 11-6C-3D. Staff has reviewed these standards and found the common driveway depicted on the plat to be in compliance with these standards. A perpetual ingress/egress easement is required to 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. Traffic Impact Study (TIS): ACHD did not require a TIS for this development. Landscaping: Street buffer landscaping is required to be provided as set forth in UDC Table 11- 2A-6 along N. Cortona Way, a collector street. Landscaping within the street buffer should be provided in accord with the standards listed in UDC 11-3B-7C. The landscaping shown on the landscape plan complies with these standards (see Exhibit A.4). There are 15 trees that exist on this site around the north, east and south perimeter boundaries of the site. Mitigation is required in accord with the standards listed in UDC 11-3B-10C.5 for any healthy trees removed from the site. The landscape plan depicts a total of 16 caliper inches being removed with equal replacement of caliper inches on the site in accord with mitigation requirements. Parkway: There are 2 trees proposed within the parkway along N. Cortona Way between the curb and sidewalk that are within the right-of-way. A license agreement with ACHD is required for landscaping within the right-of-way. Open Space & Site Amenities: Because the area of this site is below 5 acres, qualified open space and site amenities are not required to be provided with this development, per UDC 11-3G- 3. Multi-Use Pathway: No multi-use pathways are designated on the Pathways Master Plan for this site. Fencing: No fencing is depicted on the landscape plan for this site. Fencing exists along the north, east and south perimeter boundaries of this site. All new fencing should comply with the standards listed in UDC 11-3A-7. Verona East Sub RZ-15-004; PFP-15-001 PAGE 6 Sidewalks: Sidewalks are required to be provided with development in accord with the standards listed in UDC 11-3A-17. A detached sidewalk exists along N. Cortona Way; no other sidewalks are required. Utilities: All development is required to connect to the City water and sewer system unless otherwise approved by the City Engineer in accord with UDC 11-3A-21. Pressurized Irrigation: An underground pressurized irrigation system is required to be provided for the development in accord with UDC 11-3A-15 as proposed. Storm Drainage: An adequate storm drainage system is required in all developments in accord with the City’s adopted standards, specifications, and ordinances, per UDC 11-3A-18. Building Elevations: Conceptual building elevations were submitted for future development on this site (see Exhibit A.5). Building materials appear to consist of horizontal lap siding with stucco accents. Certificate of Zoning Compliance: The applicant is required to obtain approval of a Certificate of Zoning Compliance application prior to construction of the attached structures to ensure all construction and site improvements comply with the conditions in this report and the provisions of the UDC, per UDC 11-5B-1. Design Review: The applicant is required to submit an application for Design Review concurrent with the Certificate of Zoning Compliance application in accord with UDC 11-5B-8. The site layout and design of all structures on the site is required to be consistent with the design standards listed in UDC 11-3A-19 and the design guidelines included in the Meridian Design Manual. Staff recommends approval of the subject applications with the conditions listed in Exhibit B per the Findings in Exhibit D. X. EXHIBITS A. Drawings 1. Vicinity Map 2. Preliminary Plat (dated: November 2014) 3. Final Plat 4. Landscape Plan (date: 4/6/15) 5. Building Elevations (dated: 1/14/15 & 7/11/14) B. Agency Comments/Conditions of Approval 1. Planning Division 2. Public Works Department 3. Fire Department 4. Police Department 5. Sanitary Service Company 6. Ada County Highway District 7. Parks Department C. Legal Description and Exhibit Map for Proposed Rezone Verona East Sub RZ-15-004; PFP-15-001 PAGE 7 D. Required Findings from Unified Development Code Verona East Sub RZ-15-004; PFP-15-001 PAGE 8 Exhibit A.1: Vicinity Map Verona East Sub RZ-15-004; PFP-15-001 PAGE 9 Exhibit A.2: Preliminary Plat (dated: November 2014) Verona East Sub RZ-15-004; PFP-15-001 PAGE 10 Exhibit A.3: Final Plat (dated: 4/1/15) Verona East Sub RZ-15-004; PFP-15-001 PAGE 11 Exhibit A.4: Landscape Plan (dated: 4/6/15) Verona East Sub RZ-15-004; PFP-15-001 PAGE 12 Exhibit A.5: Building Elevations (dated: 1/14/15 & 7/11/14) Lots 5 & 6 Verona East Sub RZ-15-004; PFP-15-001 PAGE 13 Lots 3 & 4 Verona East Sub RZ-15-004; PFP-15-001 PAGE 14 B. Agency Comments/Conditions 1. PLANNING DEPARTMENT 1.1 Site Specific Conditions of Approval 1.1.1 Development of the site shall substantially comply with the preliminary and final plat, and building elevations included in Exhibit A, the design standards listed in UDC 11-3A-19 and the guidelines contained in the City of Meridian Design Manual, and the conditions in this report. 1.1.2 The preliminary plat included in Exhibit A.2, dated November 2014, shall be revised as follows: a. Under the Note section, revise the Proposed Use to reflect single-family attached homes rather than 2-duplex family homes. Duplex structures, by definition, are two dwellings on one lot; each half of an attached structure is on its own lot in the proposed development. 1.1.3 The final plat included in Exhibit A.3, dated April 1, 2015, is approved as submitted. 1.1.4 The landscape plan included in Exhibit A.4, dated April 6, 2015, is approved as submitted. 1.1.5 All common driveways must comply with the standards listed in UDC 11-6C-3D. A perpetual ingress/egress easement is required to 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, and a copy submitted to the Planning Division with the submittal for final plat signature. 1.2 General Conditions of Approval 1.2.1 Comply with all bulk, use, and development standards of the applicable district listed in UDC Chapter 2 District regulations. 1.2.2 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set forth in UDC 11-3A-6. 1.2.3 Install lighting consistent with the provisions as set forth in UDC 11-3A-11. 1.2.4 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. 1.2.5 Comply with the sidewalk standards as set forth in UDC 11-3A-17. 1.2.6 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J. 1.2.7 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3B-5I, 11-3B-8C, and Chapter 3 Article C. 1.2.8 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B- 7C (streets). 1.2.9 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B- 11C. 1.2.10 Protect any existing trees on the subject property that are greater than four-inch caliper and/or mitigate for the loss of such trees as set forth in UDC 11-3B-10. 1.2.11 Provide bicycle parking spaces as set forth in UDC 11-3C-6G consistent with the design standards as set forth in UDC 11-3C-5C. 1.2.12 Comply with the outdoor service and equipment area standards as set forth in UDC 11-3A-12. Verona East Sub RZ-15-004; PFP-15-001 PAGE 15 1.2.13 Construct all required landscape areas used for storm water integration consistent with the standards as set forth in UDC 11-3B-11C. 1.2.14 Comply with the structure and site design standards, as set forth in UDC 11-3A-19 and the guidelines set forth in the City of Meridian Design Manual. 1.2.15 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle. 1.2.16 Low pressure sodium lighting shall be prohibited as an exterior lighting source on the site. 1.2.17 All fencing constructed on the site shall comply with the standards as set forth in UDC 11-3A-7 and 11-3A-6B as applicable. 1.2.18 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights shall be installed at developer’s expense. Final design shall be submitted as part of the development plan set for approval. Applicant shall also include the location of any existing street lights in the development plan set. Street lighting is required at intersections, corners, cul-de-sacs, and at a spacing that does not exceed that outlined in the Standards. The contractor’s work and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. 1.3 Ongoing Conditions of Approval 1.3.1 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the area. 1.3.2 The project is subject to all current City of Meridian ordinances and previous conditions of approval associated with this site. 1.4 Process Conditions of Approval 1.4.1 No signs are approved with this application. Prior to installing any signs on the property, the applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3 Article D and receive approval for such signs. 1.4.2 The applicant shall submit and obtain approval of a Certificate of Zoning Compliance and Design Review application for the proposed attached dwellings from the Planning Division, prior to submittal of any building permit applications. 1.4.3 The applicant shall complete all improvements related to public life, safety, and health as set forth in UDC 11-5C-3B. A surety agreement may be accepted for other improvements in accord with UDC 11-5C-3C. 1.4.4 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 of the approval of this combined preliminary/final plat; or 2) gain approval of a time extension as set forth in UDC 11-6B-7. 1.4.5 The applicant shall obtain the City Engineer's signature on a final plat within two years of the approval of this combined preliminary/final plat as set forth in UDC 11-6B-7A. 1.4.6 The final plat, and any phase thereof, shall substantially comply with the approved preliminary plat as set forth in UDC 11-6B-3C2. 1.4.7 The property owner shall sign the amended development agreement and return such to the City within two years of the Council granting this development agreement modification request as set Verona East Sub RZ-15-004; PFP-15-001 PAGE 16 forth in UDC 11-5B-3D2; or, prior to submittal of the Certificate of Zoning Compliance application(s) for the dwellings on this site. 1.4.8 The applicant shall pay any applicable impact fees prior to the issuance of a building permit. 2. PUBLIC WORKS DEPARTMENT 2.1 Site Specific Conditions of Approval 2.1.1 The applicant shall be responsible for the installation of additional water and sewer services to the subject development. 2.2 General Conditions of Approval 2.2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 2.2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way (include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat, but rather dedicated outside the plat process using the City of Meridian’s standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement (on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor, which must include the area of the easement (marked EXHIBIT A) and an 81/2” x 11” map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted, reviewed, and approved prior to development plan approval. 2.2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 2.2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. 2.2.6 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. 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 Verona East Sub RZ-15-004; PFP-15-001 PAGE 17 purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190. 2.2.8 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. 2.2.9 Street signs are to be in place, sanitary sewer and 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. 2.2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, etc., prior to signature on the final plat. 2.2.11 All development improvements, including but not limited to sewer and water, fencing, micro- paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 2.2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to the issuance of a plan approval letter. 2.2.13 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. 2.2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.2.17 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. 2.2.18 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. 2.2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.2.20 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. 2.2.21 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights shall be installed at developer’s expense. Final design shall be submitted as part of the development plan set for approval, which must include the location of any existing street lights. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found on the city of meridian Public Works Department’s website at http://www.meridiancity.org/public_works.aspx?id=272. The Verona East Sub RZ-15-004; PFP-15-001 PAGE 18 contractor’s work and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. 2.2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount of 125% of the total construction cost for all incomplete sewer, water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 2.2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20% of the total construction cost for all completed sewer, water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-221. 3. FIRE DEPARTMENT 3.1 The Fire Department has no comment on this application. 4. POLICE DEPARTMENT 4.1 The Police Department has no comment on this application. 5. REPUBLIC SERVICES 5.1 Trash carts shall be moved to the street for trash and recycling service. 6. PARKS DEPARTMENT 6.1 The Park’s Department has no comment on this application. 7. ADA COUNTY HIGHWAY DISTRICT 7.1 The Ada County Highway District has reviewed this application and found that improvements are existing abutting the proposed development. The Applicant shall be required to fill out a driveway request form and submit to ACHD for approval. The form can also be found at http://www.achdidaho.org/Forms/Docs/Driveway_Approach_Request.pdf. Upon approval, a permit is required before construction can proceed . 7.2 There are 2 trees proposed within the parkway along N. Cortona Way between the curb and sidewalk that are within the right-of-way. A license agreement with ACHD is required for landscaping within the right-of-way. Verona East Sub RZ-15-004; PFP-15-001 PAGE 19 C. Legal Description and Exhibit Map for Proposed Rezone Verona East Sub RZ-15-004; PFP-15-001 PAGE 20 Verona East Sub RZ-15-004; PFP-15-001 PAGE 21 D. Required Findings from Unified Development Code 1. REZONE : Upon recommendation from the Commission, the Council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an annexation and/or rezone, the Council shall make the following findings: a. The map amendment complies with the applicable provisions of the Comprehensive Plan; Staff finds the proposed rezone to the R-8 zoning district is consistent with the MDR future land use map designation for this property. b. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff finds that the proposed R-8 zoning district and proposed single-family attached residential use of the property is consistent with the purpose statement of the residential district in that it adds to the range of housing opportunities available within the City. c. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds that the proposed zoning amendment will not be detrimental to the public health, safety, or welfare. However, Staff recommends that the Commission and Council consider any oral or written testimony that may be provided when determining this finding. d. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City including, but not limited to, school districts; and, Staff finds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. e. The annexation is in the best of interest of the City (UDC 11-5B-3.E). Because this application is for a rezone, this finding is not applicable. 2. PRELIMINARY PLAT : 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; Staff finds that the proposed plat is in substantial compliance with the adopted Comprehensive Plan in regard to land use, transportation, and circulation. Please see Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for more information . b. Public services are available or can be made available and are adequate to accommodate the proposed development; Staff finds that public services will be provided to the subject property upon development. (See Exhibit B of the Staff Report for more details from public service providers.) c. The plat is in conformance with scheduled public improvements in accord with the City’s capital improvement program; Because City water and sewer and any other utilities will be provided by the developer at their own 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, ACHD, etc.) to determine this finding. (See Exhibit B for more detail.) 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 platting of this property that should be brought to the Commission or Council’s attention. ACHD considers road safety issues in their analysis. Staff recommends that the Commission and Council consider any public testimony that may be presented when determining 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 significant natural, scenic or historic features that exist on this site.