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Madden Subdivision H-2017-0121 (Revised)CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). H-2017-0121 - 1 - CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER In the Matter of the Request for a Combined Preliminary and Final Plat Consisting of three (3) Building Lot on 8.38 of an Acre of Land in the C-G Zoning District for Madden Subdivision , by Kobe, LLC Case No(s ). H-2017-0121 For the City Council Hearing Date of: October 24, 2017 (Findings on January 2, 2018) A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of October 24, 2017, incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of October 24, 2017, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of October 24, 2017, incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of October 24, 2017, incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the “Local Land Use Planning Act of 1975,” codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian, which was adopted April 19, 2011, Resolution No. 11-784 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s) received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this Decision, which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the Community Development Department, the Public Works Department and any affected party requesting notice. CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). H-2017-0121 - 2 - 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of October 24, 2017, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council’s authority as provided in Meridian City Code § 11-5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant’s request for a combined preliminary and final plat is hereby approved per the conditions of approval in the Staff Report for the hearing date of October 24, 2017, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Preliminary Plat Duration Please take notice that approval of a preliminary plat, combined preliminary and final plat, or short plat shall become null and void if the applicant fails to obtain the city engineer’s signature on the final plat within two (2) years of the approval of the preliminary plat or the combined preliminary and final plat or short plat (UDC 11-6B-7A). In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and conforms substantially to the approved preliminary plat, such segments, if submitted within successive intervals of two (2) years, may be considered for final approval without resubmission for preliminary plat approval (UDC 11-6B-7B). Upon written request and filed by the applicant prior to the termination of the period in accord with 11-6B-7.A, the Director may authorize a single extension of time to obtain the City Engineer’s signature on the final plat not to exceed two (2) years. Additional time extensions up to two (2) years as determined and approved by the City Council may be granted. With all extensions, the Director or City Council may require the preliminary plat, combined preliminary and final plat or short plat to comply with the current provisions of Meridian City Code Title 11. If the above timetable is not met and the applicant does not receive a time extension, the property shall be required to go through the platting procedure again (UDC 11- 6B-7C). E. Notice of Final Action and Right to Regulatory Takings Analysis 1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, denial of a development application entitles the Owner to request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the final decision concerning the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review may be filed. 2. Please take notice that this is a final action of the governing body of the City of Meridian. When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person who has an interest in real property which may be adversely affected by the final action of the governing board may within twenty-eight (28) days after the date of this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho Code. CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). H-2017-0121 - 3 - F. Attached: Staff Report for the hearing date of October 24, 2017 By action of the City Council at its regular meeting held on the day of 2018. COUNCIL PRESIDENT KEITH BIRD VOTED *4 COUNCIL VICE PRESIDENT JOE BORTON VOTED COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED — COUNCIL MEMBER TY PALMER VOTED /(4 COUNCIL MEMBER LUKE CAVENER VOTED /(4 COUNCIL MEMBER GENESIS MILAM VOTED Y61 MAYOR TAMMY de WEERD VOTED (TIE BREAKER) City Clerk Copy served upon Applicant, Community Development Department, Public Works Department and City Attorney. By: �, / Dated: City Clerk's Office CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). H-2017-0121 M0,0 e(n - 4 Exhibit A Madden Subdivision – PFP (H-2017-0121) PAGE 1 STAFF REPORT HEARING DATE: October 24, 2017 TO: Mayor & City Council FROM: Josh Beach, Associate City Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: Madden Subdivision – PFP (H-2017-0121) I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST The applicant, Kobe, LLC, has submitted an application for a combined preliminary and final plat (PFP) consisting of 3 building lots on 8.38 acres of land in the C-G zoning district. This property is currently in the process of obtaining a rezone for a portion of the subject property from C-G to I-L zoning (H-2017-0098). II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed PFP applications based on the Findings of Fact and Conclusions of Law in Exhibit C of this report. The Meridian Planning & Zoning Commission heard these items on September 21, 2017. At the public hearing, the Commission moved to recommend approval of the subject combined preliminary and final plat request. a. Summary of Commission Public Hearing: i. In favor: Doug Tamura ii. In opposition: None iii. Commenting: None iv. Written testimony: None v. Staff presenting application: Josh Beach vi. Other staff commenting on application: Bill Parsons b. Key issue(s) of Public Testimony: i. None c. Key Issues of Discussion by Commission: i. The number of access point on to Locust Grove and Franklin d. Commission Change(s) to Staff Recommendation: i. Commission recommended that the applicant be allowed to have to access points onto Locust Grove e. Outstanding Issue(s) for City Council: i. The number of vehicle access points onto Locust Grove and Franklin. The Meridian City Council heard these items on October 24, 2017. At the public hearing, the Council approved the subject combined preliminary and final plat request. a. Summary of City Council Public Hearing: i. In favor: Doug Tamura (Applicant) ii. In opposition: None iii. Commenting: None iv. Written testimony: None Exhibit A Madden Subdivision – PFP (H-2017-0121) PAGE 2 v. Staff presenting application: Josh Beach vi. Other staff commenting on application: None b. Key issue(s) of Public Testimony: i. None c. Key Issues of Discussion by Council: i. The number and location of access points to Locust Grove and Franklin. d. Key Council Changes to Staff/Commission Recommendation i. Council granted the two access points to Locust Grove and One to Franklin as proposed by the applicant, and approved by ACHD. III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2017- 0098, as presented in the staff report for the hearing date of September 21, 2017, with the following modifications: (Add any proposed modifications.) Denial After considering all staff, applicant and public testimony, I move to deny File Number H-2017-0098, as presented during the hearing on September 21, 2017, for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Number H-2017-0098 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 the northeast corner of N. Locust Grove Road and E. Franklin Road, in the SW ¼ of Section 8, Township 3 North, Range 1 East. (Parcel No.: S1108336020) B. Owner/Applicant/Representative: Doug Tamura, Kobe, LLC 732 Santa Paula Place Boise, ID 83712 C. Applicant's Statement/Justification: Please see applicant’s narrative for this information. V. PROCESS FACTS A. The subject application is for a combined preliminary & final plat. A public hearing is required before the Planning & Zoning Commission and City Council on the combined preliminary and final plat, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: September 1, 2017 (Commission); October 6, 2017 (Council) C. Radius notices mailed to properties within 300 feet on: August 25, 2017 (Commission) September 29, 2017 (Council) D. Applicant posted notice on site(s) on: September 7, 2017 (Commission) October 13, 2017 (Council) Exhibit A Madden Subdivision – PFP (H-2017-0121) PAGE 3 VI. LAND USE A. Existing Land Use(s) and Zoning: The site is currently vacant and is currently zoned C-G. NOTE: This property is currently in the process of obtaining a rezone for a portion of the subject property from C-G to I-L zoning (see H-2017-0098). B. Character of Surrounding Area and Adjacent Land Use and Zoning: 1. North: Industrial use; Parks Maintenance, zoned I-L 2. East: Single-family residential, zoned RUT; Industrial Use, zoned I-L; Commercial Auto Repair, zoned C-G 3. South: Single-family residential, zoned RUT; Multi-family residential, zoned R-15 4. West: Vacant property, zoned C-G and I-L C. History of Previous Actions: This property was annexed in 1996 as ordinance #748. D. Utilities: 1. Location of sewer: The subject site is currently being served with sanitary sewer from the City of Meridian. 2. Location of water: The subject site is currently being served with water from the City of Meridian. 3. Issues or concerns: None E. Physical Features: 1. Canals/Ditches Irrigation: There are no waterways that cross this site. 2. Hazards: Staff is unaware of any hazards that exist on this site. 3. Flood Plain: This site does not lie within the Meridian Floodplain Overlay District. VII. COMPREHENSIVE PLAN The subject property is designated “Commercial” on the Comprehensive Plan Future Land Use Map. Per the Comprehensive Plan (page 105), commercial designated areas, “will provide a full range of commercial and retail to serve area residents and visitors. Uses may include retail, wholesale, service and office uses, multi-family residential, as well as appropriate public uses such as government offices. Within this land use category, specific zones may be created to focus commercial activities unique to their locations. These zones may include neighborhood commercial uses focusing on specialized service for residential areas adjacent to that zone.” Although this property has a Commercial designation within the Comprehensive Plan Future Land Use Map, land use designations do not follow parcel/property lines; there are properties directly to the north, east and west that are designated Industrial. Staff recetnly recommended “floating” the adjacent Industrial designation to a portion (4.5 acres) of the subject property with the proposal to rezone a portion of this property to I-L (see H-2017-0098). The applicant proposes to develop this 8.38 acre site with industrial and commercial uses, consistent with the Commercial designation. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed use (staff analysis in italics ): Exhibit A Madden Subdivision – PFP (H-2017-0121) PAGE 4 • “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. • “Require all commercial and industrial businesses to install and maintain landscaping.” (2.01.03B) Parking lot and street buffer landscaping are required to be provided with development of this property. • “Protect existing residential properties from incompatible land use development on adjacent parcels.” (3.06.01F) The future commercial/office development of this property should be compatible with existing residential properties to the south which are separated by a private street and a landscape buffer. • “Restrict private curb cuts and access points on collectors and arterial streets.” (3.06.02D) The UDC (11-3A-3) restricts access to arterial streets when access is available from a local street. The applicant has indicated that they will construct access points to N. Nola Road and E. Lanark Street, both local commercial streets. Access to E. Franklin Road and N. Locust Grove are predicated on the applicant obtaining a waiver from City Council and obtaining ACHD’s approval. If approval is obtained, staff is of the opinion that a single access point to each arterial be granted, and that the access(es) be shared. See Section VII below for more. For the above reasons, staff believes the proposed development is consistent with the Comprehensive Plan. VIII. UNIFIED DEVELOPMENT CODE A. Purpose Statement of Zone(s): Per UDC 11-2B-1, the purpose of the commercial districts is to provide for the retail and service needs of the community in accord with the Meridian Comprehensive Plan. Six districts are designated which differ in the size and scale of commercial structures accommodated in the district, the scale and mix of allowed commercial uses, and the location of the district in proximity to streets and highways. Allowed uses in the C-G district consist of a mix of retail, office, service, and light industrial uses. B. Purpose Statement of Zone(s): Per UDC 11-2C-1, The purpose of the I-L district is to provide for convenient employment centers of light manufacturing, research and development, warehousing, and distributing. In accord with the Meridian comprehensive plan, the I-L district is intended to encourage the development of industrial uses that are clean, quiet and free of hazardous or objectionable elements and that are operated, entirely, or almost entirely, within enclosed structures. Accessibility to transportation systems is a requirement of this district. C. Schedule of Use: Unified Development Code (UDC) Table 11-2B-2 lists the permitted, accessory, conditional, and prohibited uses in the C-G zoning district and UDC Table 11-2C-2 lists the permitted, accessory, conditional, and prohibited uses in the I-L zoning district. No specific uses are proposed at this time. D. Dimensional Standards: The dimensional standards listed in UDC Table 11-2B-3 for the C-G zoning district and UDC Table 11-2C-3 for the I-L zoning district (pending rezone approval) apply to development of this site. E. Landscaping: Street buffer and parking lot landscaping shall be installed in accordance with the Exhibit A Madden Subdivision – PFP (H-2017-0121) PAGE 5 standards listed in UDC Table 11-2B-3, UDC 11-3B-7C and UDC 11-3B-8C for the C-G and I-L zoning districts, as applicable. F. Off-Street Parking: Off-street parking is required in accord with UDC 11-3C-6B for non- residential uses. G. Structure and Site Design Standards: Development of this site must comply with the design standards in accord with UDC 11-3A-19 and the Architectural Standards Manual. IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: PRELIMINARY /F INAL PLAT (PFP): A combined preliminary and final plat is proposed consisting of 3 building lots on 8.38 acres of land in the C-G zoning district for Madden Subdivision (see Exhibits A.2 and A.3). Dimensional Standards: Staff has reviewed the proposed plat for compliance with the dimensional standards listed in UDC Table 11-2B-3 and Table 11-2C-3 and found the plat in compliance with those standards. Future construction on these lots shall be consistent with these standards. Access: The UDC (11-3A-3) restricts access to arterial streets when access is available from a local street. This property has frontage on Nola Road, Lanark Street, Franklin Road and Locust Grove Road. There are two existing access points to the site from both E. Franklin Road and N. Locust Grove, both classified arterial roadways. Since this property has access to Nola and Lanark, access to the arterials should be restricted. If approval for access is obtained from the City Council and ACHD, City Staff is of the opinion that a single access point to each arterial be granted, and that the access(es) shared. The applicant has indicated that they will also construct access points to N. Nola Road and E. Lanark Street, both local commercial streets. Landscaping: A 10-foot wide street buffer is required to be provided along E. Lanark Street and N. Nola Road, both public streets, as set forth in UDC Table 11-2B-3 and UDC Table 11-2C-3. The applicant has proposed a 20-foot landscape buffer along E. Lanark even though only a 10- foot landscape buffer is required along local streets. A 25-foot landscape buffer is required along both N. Locust Grove Road and E. Franklin Road, both arterial roadways, as set forth in UDC 11- 2B-3 and UDC 11-2C-3. 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). Any interior parking lot landscaping will be required with development of the property (i.e. – building). Fencing: No fencing is depicted on the landscape plan for this site. Any new fencing should comply with the standards listed in UDC 11-3A-7. Sidewalks: Sidewalks are required to be provided with development in accord with the standards listed in UDC 11-3A-17. A 7-foot wide attached sidewalk exists along N. Locust Grove Road and E. Franklin Road. As mentioned, UDC 11-3A-17 requires that sidewalks along arterial roadways be detached; but that same section of code gives the director the ability to waive that requirement in that case. The director sees no reason to remove and reconstruct a sidewalk in this case. The applicant will be required to install attached sidewalk along N. Nola Road and E. Lanark Street per the previously stated standards. 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. Exhibit A Madden Subdivision – PFP (H-2017-0121) PAGE 6 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. Certificate of Zoning Compliance: The applicant is required to obtain approval of a Certificate of Zoning Compliance application prior to construction 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 in the Architectural Standards Manual. Staff recommends approval of the subject applications with the conditions listed in Exhibit B per the Findings in Exhibit C. X. EXHIBITS A. Drawings 1. Vicinity/Zoning Map 2. Preliminary Plat 3. Final Plat 4. Landscape Plan (date: 08/07/17) B. Agency Comments/Conditions of Approval 1. Planning Division 2. Public Works Department 3. Fire Department 4. Police Department 5. Republic Services 6. Ada County Highway District 7. Parks Department C. Required Findings from Unified Development Code Exhibit A Madden Subdivision – PFP (H-2017-0121) PAGE 7 Exhibit A.1: Vicinity/Zoning Map Exhibit A Madden Subdivision – PFP (H-2017-0121) PAGE 8 Exhibit A.2: Preliminary Plat Exhibit A Madden Subdivision – PFP (H-2017-0121) PAGE 9 Exhibit A.3: Final Plat Exhibit A Madden Subdivision – PFP (H-2017-0121) PAGE 10 Exhibit A.4: Landscape Plan (dated: 08/07/2017 Exhibit A Madden Subdivision – PFP (H-2017-0121) PAGE 11 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 included in Exhibit A, the design standards listed in UDC 11-3A-19 and in the Architectural Standards Manual, and the conditions in this report. 1.1.2 The preliminary plat included in Exhibit A.2 is approved as submitted. 1.1.3 The landscape plan included in Exhibit A.4, is approved as submitted. 1.1.4 Unless otherwise approved by the City Council and ACHD, access to this site shall be provided from N. Nola Road and E. Lanark Street. 1.2 General Conditions of Approval 1.2.1 Comply with all bulk, use, and development standards of the C-G zoning 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 Construct all required landscape areas used for storm water integration consistent with the standards as set forth in UDC 11-3B-11C. 1.2.12 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 Architectural Standards Manual. 1.2.13 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle. 1.2.14 Low pressure sodium lighting shall be prohibited as an exterior lighting source on the site. 1.2.15 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. 1.2.16 100 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 Exhibit A Madden Subdivision – PFP (H-2017-0121) PAGE 12 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 all future structures proposed on the site 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 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 mains and 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. Exhibit A Madden Subdivision – PFP (H-2017-0121) PAGE 13 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 signature of the final plat by the City Engineer. 2.2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (MCC 9-2-28C1). 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. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. 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, 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 improvements related to public life, safety and health shall be completed prior to occupancy of the structures. Where approved by the City Engineer, an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-3B. Exhibit A Madden Subdivision – PFP (H-2017-0121) PAGE 14 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 11-1-4B. 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 Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting (http://www.meridiancity.org/public_works.aspx?id=272). 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. The contractor’s work and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. Contact the City of Meridian Transportation and Utility Coordinator at 898-5500 for information on the locations of existing street lighting. 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 public 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 Exhibit A Madden Subdivision – PFP (H-2017-0121) PAGE 15 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 No comments were received from Republic Services on this application. 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 not submitted a staff report for the project. Exhibit A Madden Subdivision – PFP (H-2017-0121) PAGE 16 C. Required Findings from Unified Development Code 1. PRELIMINARY AND FINAL 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; Council 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; Council 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, Council 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; Council relies 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 Council is not aware of any health, safety, or environmental problems associated with the platting of this property. ACHD considers road safety issues in their analysis. The Council considers any public testimony that may be presented when determining whether or not the proposed subdivision may cause health, safety or environmental problems of which the Council is unaware. f. The development preserves significant natural, scenic or historic features. Council is unaware of any significant natural, scenic or historic features that exist on this site.