Loading...
PZ - Staff ReportNormandy PP-15-008 PAGE 1 STAFF REPORT Hearing Date: June 4, 2015 TO: Planning & Zoning Commission FROM: Sonya Watters, Associate City Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: PP-15-008 – Normandy Subdivision I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST The applicant, Schultz Development, has submitted an application for a preliminary plat (PP) consisting of 110 building lots and 9 common lots on 26.93 acres of land in the R-8 zoning district for Normandy Subdivision. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed PP application in accord with the conditions of approval in Exhibit B and the Findings of Fact and Conclusions of Law in Exhibit C. 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-15-008, as presented in the staff report for the hearing date of June 4, 2015, with 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-15-008, as presented during the hearing on June 4, 2015, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number PP-15-008 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 4145 S. Locust Grove Road, in the SE ¼ of Section 30, Township 3 North, Range 1 East. (Parcel No.’s: S1130427850; S1130427800; and S1130417300) B. Owners: James D. Patterson 9362 W. Wichita Street Boise, Idaho 83709 C. Applicant: Schultz Development P.O. Box 1115 Meridian, Idaho 83680 Normandy PP-15-008 PAGE 2 D. Representative: Matt Schultz, Schultz Development P.O. Box 1115 Meridian, ID 83680 E. Applicant's Statement/Justification: Please see applicant’s narrative for this information. V. PROCESS FACTS A. The subject application is for a preliminary plat. 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 18 and June 1, 2015 C. Radius notices mailed to properties within 300 feet on: May 14, 2015 D. Applicant posted notice on site(s) on: May 26, 2015 VI. LAND USE A. Existing Land Use(s) and Zoning: The site was formerly a residential property but the home and associated outbuildings have been removed; the site is currently being farmed. The property is zoned R-8. B. Character of Surrounding Area and Adjacent Land Use and Zoning: 1. North: Single-family residential properties in Chatsworth Subdivision, zoned R-8 2. East: S. Locust Grove Road and rural residential/agricultural property, zoned RUT in Ada County 3. South: Single-family residential properties in the development process in Reflection Ridge Subdivision, zoned R-8 4. West: Single-family residential properties in the development process in Reflection Ridge Subdivision, zoned R-8 C. History of Previous Actions:  In 2007, this property was annexed and zoned (AZ-06-064) R-8 for the development of single-family residential homes. A development agreement was not required as a provision of annexation. A preliminary plat (PP-06-065) was also approved for 109 single-family residential building lots and 7 common lots. A couple of time extensions (TE-09-004; TE-10-025) for the preliminary plat were approved but the plat later expired. D. Utilities: 1. Location of sewer: Sanitary sewer mains to provide service to the proposed development currently exist to the east in S. Locust Grove and to the north in S. Picasso Ave. in the Chatsworth Subdivision. 2. Location of water: Water mains intended to provide service to the proposed development currently exist in S. Locust Grove and in S. Picasso Avenue in the Chatsworth Subdivision. 3. Issues or concerns: Applicant will be required to construct sanitary sewer and water mains to and through the development. Water modeling will be required with each phase of the development to determine when looping will be required. Normandy PP-15-008 PAGE 3 E. Physical Features: 1. Canals/Ditches Irrigation: The Ridenbaugh Canal runs along the southern boundary of the site. A couple of other irrigation ditches also cross this site. 2. Hazards: Staff is not aware of any hazards that exist on this property other than the Ridenbaugh Canal which may present a danger to children. 3. Flood Plain: This property does not lie within the flood plain. VII. COMPREHENSIVE PLAN POLICIES AND GOALS Land Use: The subject property is designated Low Density Residential (LDR) on the Future Land Use Map (FLUM) contained in the Comprehensive Plan. The LDR designation allows for the development of single-family homes on large lots where urban services are provided. Uses may include single-family homes at gross densities of 3 dwelling units or less per acre. The applicant proposes to construct 110 single-family homes on this site which will result in a gross density of 4.1 dwelling units per acre (d.u./acre) and a net density of 6.8 d.u./acre. The current R-8 zoning of the site accommodates the proposed density; however, the proposed development is not consistent with the density of 3 d.u. or less anticipated in LDR designated areas. In order to make the finding that the development is consistent with the Comprehensive Plan, a step up in density should be approved from LDR to MDR (Medium Density Residential) as allowed in the Comprehensive Plan, which allows 3 to 8 d.u./acre. Policies: Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to the proposed use of this property (staff analysis in italics):  “Require new residential development to meet development standards regarding landscaping, signage, fences and walls, etc.” (3.05.02C) A 25-foot wide street buffer is required along S. Locust Grove Road, an arterial street, and shall be landscaped in accord with the standards listed in UDC 11-3B-7C. Separate permits shall be obtained for any new fencing.  “Protect existing residential properties from incompatible land use development on adjacent parcels.” (3.06.01F) The proposed single-family residential development should be compatible with adjacent residential uses.  “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 applicant upon development of the site in accord with UDC 11-3A-21.  “Support a variety of residential categories (low-, medium-, medium-high 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.” (3.07.01E) The proposed medium density residential development should contribute to the variety of housing opportunities that exist in this area which currently consist of low- and medium- density residential developments. Normandy PP-15-008 PAGE 4  “Require pedestrian access connectors in all new development to link subdivisions together to promote neighborhood connectivity as part of a community pathway system.” (3.03.03B) No pedestrian pathways are stubbed to this site from the adjacent development to the north and the Ridenbaugh Canal abuts the site on the south. A pedestrian pathway exists along the south side of the canal but there are no pedestrian crossings across the canal to this site.  “Require street connections between subdivisions at regular intervals to enhance connectivity and better traffic flow.” (3.03.03C) The proposed plat depicts a connection to the existing stub street, S. Picasso Avenue, at the north boundary of the site; no other stubs are provided to this site. A bridge crossing does not exist nor was one required over the Ridenbaugh Canal for connectivity with the development to the south.  “Support infill of vacant lots in substantially developed single-family areas at densities similar to surrounding development. Increased densities on vacant lots may be considered if structures are compatible with surrounding development.” (3.07.02I) The proposed density of the subject infill property is compatible with the existing low- and medium-density developments to the north and south.  “Require common area in all subdivisions.” (3.07.02F) The proposed 26.93 acre development is required to provide a minimum of 10% (or 2.69 acres) qualified open space in accord with the requirements listed in UDC11-3G-3. The landscape plan depicts a total of 2.72 acres of qualified open space in accord with UDC standards. Analysis: Staff finds the proposed development will be consistent with the Comprehensive Plan as noted above if Council approves a step up in density to MDR. Further, staff is supportive of infill development such as this and finds the proposed development will be compatible with adjacent uses. Therefore, Staff recommends approval of the step up in density to MDR and with that, finds the proposed development is consistent with the Comprehensive Plan. VIII. UNIFIED DEVELOPMENT CODE (UDC) 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. 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. The medium- density residential (R-8) district allows a maximum gross density of 8 dwelling units per acre. B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-6 lists the principal permitted (P), accessory (A), conditional (C), and prohibited (-) uses in the R-8 zoning district. Any use not explicitly listed, or listed as a prohibited use is prohibited. The proposed use of the site for single-family detached dwellings is a principal permitted use in the R-8 zoning district. C. Dimensional Standards: Development of the site should be consistent with the dimensional standards listed in UDC Tables 11-2A-6 for the R-8 zoning district. D. Landscaping: Street buffer landscaping shall be installed in accordance with the standards listed in UDC Tables 11-2A-6 for the R-8 zoning district. Normandy PP-15-008 PAGE 5 E. Off-Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for single- family dwellings. IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: Preliminary Plat The proposed plat consists of 110 building lots and 9 common lots on 26.93 acres of land in an R- 8 zoning district (see Exhibit A.2). The plat is proposed to develop in 3 phases as shown on the phasing plan in Exhibit A.2; although the 2nd and 3rd phases are not labeled, the applicant states the 2nd phase will probably be the one south of Phase 1 along Locust Grove Road. The first phase will incorporate both access points. The gross density for the subdivision is 4.1 d.u./acre and the net density is 6.8 d.u./acre. The average lot size within the development is 6,398 s.f. with homes ranging from 1,300 to 2,800 s.f. in size. Existing Structures: The existing home that was on this site has been removed; some associated outbuildings still exist on the site. All structures are required to be removed prior to signature on the final plat by the City Engineer. Dimensional Standards: Development of this site is required to comply with the dimensional standards listed in UDC Table 11-2A-6 for the R-8 district and UDC 11-2A-3. Staff has reviewed the proposed plat and found it to be in compliance with those standards, except for Lot 10, Block 3 which should be revised to comply with the minimum street frontage requirement of 50 feet. Block Length: The plat is required to comply with the block length standards listed in UDC 11- 6C-3F. Staff has reviewed the proposed plat and found Block 1 exceeds the maximum block face length of 750 feet; however, because the abutting development to the north (Chatsworth Subdivision) did not provide a street or pedestrian connection in this location, it’s not feasible for the block length to be shorter. In situations such as this, the UDC allows for blocks to extend up to 1,200 feet; an 886+/- foot long block face is proposed in accord with this allowance. Traffic Impact Study (TIS): ACHD waived the requirement for a TIS for this development as one was done in 2006 when the previous plat went through the approval process. A report has not yet been received from ACHD on this project; ACHD has not conveyed any issues of concern to staff. Access: One access via S. Locust Grove Road, an arterial street, is proposed on the plat along with the extension of the stub street (S. Picasso Ave.) at the north boundary which will provide a secondary access via Chatsworth Subdivision. Master Street Map (MSM): The MSM depicts a future round-a-bout at the northeast corner of this site; however, ACHD is requesting it be removed from the MSM. Stub Streets: A stub street, S. Picasso Ave., exists at the north boundary of this site that is proposed to be extended with development. No other stub streets exist to this site. Parking: Off-street parking is required for each residential lot in accord with the standards listed in UDC 11-3C-6. Common Driveway: One common driveway is proposed on this site on Lot 40, Block 3 for access to Lots 36-39, Block 3. Staff has reviewed the common lot for the driveway and it complies with the required dimensional standards. All common driveways shall be constructed in accord with the standards listed in UDC 11-6C-3D. Normandy PP-15-008 PAGE 6 Landscaping: A landscape plan was submitted with this application for the area proposed to be platted as shown in Exhibit A.4. A 25-foot wide street buffer (measured from the back of curb) is required along S. Locust Grove Road, an arterial street, per UDC Table 11-2A-6 and shall be landscaped in accord with the standards listed in UDC 11-3B-7C. A 10-foot wide compacted gravel shoulder meeting the construction standards of the transportation authority and landscaping (lawn or other vegetative groundcover) is required along Locust Grove Road in accord with UDC 11-3B-7C.5. The landscape plan should be revised accordingly. Landscaping should be provided within internal common areas as set forth in UDC 11-3G-3 as shown on the landscape plan. Tree Mitigation: If there are any existing trees on the site that are proposed to be removed, the applicant should contact Elroy Huff, City Arborist, at 888-3579 to schedule an appointment to confirm mitigation requirements prior to removal of any trees on the site. Open Space: A minimum of 10% qualified open space is required to be provided for this development in accord with UDC 11-3G-3A.1. Based on the area of the preliminary plat (26.93 acres), a minimum of 2.69 acres of qualified open space is required to be provided as set forth in UDC 11-3A-3B. The plans submitted with this application did not comply with the minimum qualified open space requirement. The applicant made some changes to the plans in order to comply with this requirement but a revised plat and landscape plan has not yet been submitted; revised plans will be required to be submitted prior to the City Council meeting that demonstrate compliance with open space requirements. The applicant submitted open space calculations based on these changes that result in a total of 2.72 acres of qualified open space consisting of one-half (½) the street buffer along S. Locust Grove Road, and interior common area on Lot 1, Block 1 and Lot 1, Block 4 that is over 50’ x 100’ in area as well as micro-path lots. Site Amenities: All developments consisting of five acres of more are required to provide a minimum of one site amenity; one additional site amenity is required for each additional 20 acres per UDC 11-3G-3A.2, in accord with the standards listed in UDC 11-3G-3C. Based on the area of the preliminary plat (26.93 acres), a minimum of one amenity is required to be provided. The applicant proposes playground equipment for the tot lot proposed on Lot 1, Block 4 as an amenity in accord with UDC standards (see Exhibit A.4). Parkways: Parkways are not proposed with this development. Pathways: There are some micro-paths and pathways through larger common areas proposed on the landscape plan. Landscaping along pathways is required in accord with the standards listed in UDC 11-3B-12C. Pathways should be constructed in accord with the standards listed in UDC 11- 3A-7. The Pathways Master Plan does not depict a regional pathway on this site. A pedestrian bridge and pathway across the Ridenbaugh Canal was discussed with the Reflection Ridge development to the south; however, the irrigation district did not want a bridge crossing and neither did the developer so one was not required. Sidewalks: Sidewalks are required along all public streets as set forth in UDC 11-3A-17. A minimum 5-foot wide detached sidewalk is required along S. Locust Grove Road, an arterial street; the landscape plan appears to depict an attached sidewalk – if so, the plan should be Normandy PP-15-008 PAGE 7 revised accordingly. Five-foot wide attached sidewalks are proposed internally within the development. Utilities: Street lighting is required to be installed within the development in accord with the City’s adopted standards, specifications and ordinances. 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. Adequate fire protection is required in accord with the appropriate fire district standards per UDC 11-3A-21. Pressurized Irrigation (PI): An underground PI system is required to be provided to each lot in the subdivision as proposed in accord with UDC 11-3A-15. Storm Drainage: A storm drainage system is required for the development in accord with the City’s adopted standards, specifications and ordinances. Design and construction shall follow best management practice as adopted by the City in accord with UDC 11-3A-18. Waterways: There are some irrigation ditches that cross this site. All ditches are required to be piped in accord with UDC 11-3A-6 unless left open and used as a water amenity (as defined in UDC 11-1A-1) or linear open space. Floodplain: This site does not lie within the floodplain. Building Elevations: The applicant has submitted 4 pictures of typical sample building elevations for future homes in this development, included in Exhibit A.5. Building materials appear to consist of a mix of horizontal and vertical siding with stone/brick accents. Because homes on lots that back up to S. Locust Grove Road will be highly visible, staff recommends the rear or sides of structures on lots that face the street incorporate articulation through changes in materials, color, modulation, and architectural elements (horizontal and vertical) to break up monotonous wall planes and roof lines. Fencing: All fencing should comply with the standards listed in UDC 11-3A-7. Six-foot tall vinyl fencing is proposed at the back edge of the street buffer along S. Locust Grove Road and 6-foot tall wrought iron fencing is proposed adjacent to internal common areas in accord with UDC standards. Staff recommends approval of the proposed preliminary plat request for this site with the recommended conditions listed in Exhibit B of this report in accord with the findings contained in Exhibit C. X. EXHIBITS A. Drawings/Other 1. Vicinity/Zoning Map 2. Proposed Preliminary Plat (dated: 4/29/15) & Phasing Plan 3. Exhibit Map for Lots Accessed by the Common Driveway 4. Proposed Landscape Plan (dated: 4/27/15) 5. Conceptual Building Elevations B. Agency & Department Comments/Conditions C. Required Findings from Unified Development Code Exhibit A Page 1 A. Drawings 1. Vicinity/Zoning Map Exhibit A Page 2 2. Proposed Preliminary Plat (dated: 4/29/15) & Phasing Plan Exhibit A Page 3 3. Exhibit Map for Lots Accessed by the Common Driveway Exhibit A Page 4 4. Proposed Landscape Plan (dated: 4/27/15) - 2 - - 3 - - 4 - - 5 - 5. Conceptual Building Elevations - 6 - B. EXHIBIT B - AGENCY & DEPARTMENT COMMENTS/CONDITIONS 1. PLANNING DEPARTMENT 1.1 Site Specific Conditions of Approval 1.1.1 The preliminary plat included in Exhibit A.2, dated 4/29/15, shall be revised as follows: a. The street frontage of Lot 10, Block 3 shall be revised to comply with the minimum standard of 50 feet. b. A street frontage dimension shall be included on Lot 56, Block 3. c. Revise note #7 as follows: “Lot 1, Block 1; Lot 1, 22, 27, 40, and 4120, Block 2; Lots 1, 22, 27 & 2041, Block 3; Lot 1, Block 4 are common lots to be owned and maintained by the Normandy Subdivision Homeowner’s Association or its assigns.” d. Add a note calling out Lot 40, Block 3 as a common lot for the common driveway providing access to Lots 36-39, Block 3. Maintenance responsibilities should also be included for this lot. e. Revise the zoning in the Preliminary Development Features table to reflect R-8 rather than R- 4. f. Include the property along the southern boundary of the site where the Ridenbaugh Canal is located as a common area lot and depict NMID’s easement for the canal. g. Prior to the City Council meeting, revise the plat to include a minimum of 2.72 acres of qualified open space as proposed in accord with the standards listed in UDC 11-3G-3B. 1.1.2 The landscape plan included in Exhibit A.4, dated 4/27/15, shall be revised as follows: a. A 25-foot wide street buffer is required along S. Locust Grove Road, measured from the back of curb, landscaped in accord with the standards listed in UDC 11-3B-7C. b. A 5-foot wide detached sidewalk is required along S. Locust Grove Road in accord with UDC 11-3A-17 with a minimum of 4 feet of vegetative groundcover between the curb and sidewalk. c. A 10-foot wide compacted gravel shoulder meeting the construction standards of the transportation authority and landscaping (lawn or other vegetative groundcover) is required along Locust Grove Road in accord with UDC 11-3B-7C.5. d. Include the property along the southern boundary of the site where the Ridenbaugh Canal is located as a common area lot. e. Prior to the City Council meeting, revise the plan to include a minimum of 2.72 acres of qualified open space as proposed in accord with the standards listed in UDC 11-3G-3B. 1.1.3 All existing structures on the site shall be removed prior to signature on the final plat by the City Engineer. 1.1.4 The developer shall construct all proposed fencing and/or any fencing required by the UDC, consistent with the standards as set forth in UDC 11-3A-7 and 11-3A-6B. 1.1.5 The rear or sides of structures on lots that face S. Locust Grove Road shall incorporate articulation through changes in materials, color, modulation, and architectural elements (horizontal and vertical) to break up monotonous wall planes and roof lines. 1.1.6 A minimum of 2.72 acres (or 10.13%) of qualified open space shall be provided within the development as proposed. - 7 - 1.1.7. Playground equipment shall be installed as a site amenity within the large common area on Lot 1, Block 4 as proposed in accord with the detail included in Exhibit A.4. 1.1.8 Future development of this site shall be generally consistent with the phasing plan attached in Exhibit A.2. 1.1.9 Construction of the common driveway proposed on Lot 40, Block 3 for access to Lots 36-39, Block 3 shall comply with the standards listed in UDC 11-6C-3D. 1.1.10 A perpetual ingress-egress easement for the common driveway on Lot 40, Block 3 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 in accord with UDC 11-6C-3D.8. A copy of said easement shall be submitted to the Planning Division prior to City Engineer signature on the final plat in which the common driveway is located. 1.2 General Conditions of Approval 1.2.1 Comply with all bulk, use, and development standards of the R-8 zoning district listed in UDC Table 11-2-A-6. 1.2.2 Comply with all provisions of 11-3A-3 with regard to access to streets. 1.2.3 Construct on-street bikeways on all collector streets as set forth in UDC 11-3A-5. 1.2.4 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set forth in UDC 11-3A-6. 1.2.5 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. 1.2.6 Comply with the sidewalk standards as set forth in UDC 11-3A-17. 1.2.7 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J. 1.2.8 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3C-6 for single-family dwellings. 1.2.9 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B- 7C. 1.2.10 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B- 11C. 1.2.11 Construct all parkways consistent with the standards as set forth in UDC 11-3A-17E, 11-3G-3B5 and 11-3B-7C. 1.2.12 Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3, including but not limited to cul-de-sacs, alleys, driveways, common driveways, easements, blocks, street buffers, and mailbox placement. 1.2.13 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. 1.2.14 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle. 1.3 Ongoing Conditions of Approval 1.3.1 The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14. - 8 - 1.3.2 All common open space and site amenities shall be maintained by an owner's association as set forth in UDC 11-3G-3F1. 1.3.3 The project is subject to all current City of Meridian ordinances and previous conditions of approval associated with this site. 1.3.4 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. 1.3.5 The applicant shall have an ongoing obligation to maintain all pathways. 1.3.6 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set forth in UDC 11-3A-11. 1.3.7 The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping and constructed features within the clear vision triangle consistent with the standards in UDC 11- 3A-3. 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 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. 1.4.3 The final plat, and any phase thereof, shall substantially comply with the approved preliminary plat as set forth in UDC 11-6B-3C2. 1.4.4 The applicant shall obtain approval for all successive phases of the preliminary plat within two years of the signature of the City Engineer on the previous final plat as set forth in UDC 11 -6B- 7B (if applicable). 1.4.5 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. 1.4.6 Upon installation of the landscaping and prior to inspection by Planning Division staff, the applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A. 2. PUBLIC WORKS DEPARTMENT 2.1 SITE SPECIFIC CONDITIONS OF APPROVAL 2.1.1 Applicant shall be required to loop the proposed water system to the existing water main in S. Locust Grove Road and S. Picasso Avenue. Water modeling will be required with each phase of the development to determine when said looping will be required. 2.1.2 Streetlighting is shown on the landscape plans submitted with this application. An additional streetlight needs to be included at the west end of E. Argence Court in the culdesac. Street lighting will also need to be provided along the frontage of Locust Grove Rd. A street light plan needs to be included with the final plat. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272. - 9 - 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, canals, laterals, or drains, exclusive of natural waterways, intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. 2.2.7 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. 2.2.8 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. - 10 - 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 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 - 11 - 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. POLICE DEPARTMENT 3.1 The Police Department has no comment on this application. 4. FIRE DEPARTMENT 4.1 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in accordance with International Fire Code Section (IFC) 508.5.4 as follows: a. Fire hydrants shall have the 4 ½” outlet face the main street or parking lot drive aisle. b. Fire hydrants 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 ½” outlets. g. Fire hydrants shall be provided to meet the requirements of 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. 5.2 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. 5.3 All common driveways shall be straight or have a turning radius of 28’ inside and 48’ outside and have a clear driving surface of 20’ in width capable of supporting an imposed weight of 75,000 GVW, per International Fire Code Section 503.2. 5.4 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth in International Fire Code Section 304.1.2. 5.5 Fire lanes, streets, and structures (including the canopy height of mature trees) shall have a vertical clearance of 13’6 as set forth in International Fire Code Section 503.2.1. 5.6 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. 5.7 The roadways shall be built to Ada County Highway District cross section standards and have a clear driving surface. Streets less than 26’ in width shall have no on-street parking; streets less than 32’ in width shall have parking only on one side. These measurements shall be based on the drivable surface dimension exclusive of shoulders. The overhead clearance shall be a minimum of 13’ 6”. The roadway shall be able to accommodate an imposed load of 75,000 GVW as set forth in International Fire Code Section 503.2.1. and D103.6.1 and D103.6.2. 5. REPUBLIC SERVICES 5.1 Republic Services has no comments on this application. 6. PARKS DEPARTMENT 6.1 The Park’s Department has no comments on this application. 7. ADA COUNTY HIGHWAY DISTRICT A report has not yet been received from ACHD on this project. - 12 - D. 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; Staff finds that the proposed plat is in substantial compliance with the adopted Comprehensive Plan in regard to land use, transportation, and circulation and will be consistent with the density of the MDR FLUM designation if Council approves a step up in density for this site. 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 development 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’s 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.