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PZ - Staff Report Page 1 HEARING DATE: January 2, 2020 TO: Planning & Zoning Commission FROM: Sonya Allen, Associate Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: H-2019-0120 Hensley Station – ALT, AZ, PP, PS LOCATION: 462 N. Black Cat Rd., in the SW ¼ of Section 10, T.3N., R.1W. I. PROJECT DESCRIPTION Annexation of 7.17 acres of land with an R-15 zoning district and Preliminary Plat consisting of 65 building lots and 6 common lots on 6 acres of land in the R-15 zoning district. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 6 acres Future Land Use Designation MHDR (medium high density residential) in Ten Mile Interchange Specific Area Plan (TMISAP) Existing Land Use(s) Rural residential/agricultural Proposed Land Use(s) Single-family attached dwellings; and townhome dwellings Lots (# and type; bldg./common) 65 building lots; 6 common lots Phasing Plan (# of phases) 1 or 2 phases (as shown on the plat in Section VII.B) Number of Residential Units (type of units) 6 attached units & 59 townhome units Density (gross & net) 10.83 gross; 14.47 net Open Space (acres, total [%]/buffer/qualified) 0.71 of an acre (or 12%) Amenities Fire pit with 2 benches Physical Features (waterways, hazards, flood plain, hillside) The Purdam Gulch Drain crosses the northeast corner of this site Neighborhood meeting date; # of attendees: 9/18/19; 5 attendees History (previous approvals) None STAFF REPORT COMMUNITY DEVELOPMENT DEPARTMENT Page 2 B. Community Metrics Description Details Page Ada County Highway District  Staff report (yes/no) Yes  Requires ACHD Commission Action (yes/no) No Access (Arterial/Collectors/State Hwy/Local)(Existing and Proposed) Private street access proposed via Aviator St., a collector street; emergency access only via N. Black Cat Rd., a minor arterial street (100’+/- south of the north property line) (the existing access via Black Cat is required to be closed) Traffic Level of Service Better than “E” (acceptable level of service for a 2-lane minor arterial is “E”) Stub Street/Interconnectivity/Cross Access No stub streets or cross-access easement are proposed Existing Road Network Black Cat Rd. is currently improved with 2-travel lanes, approximately 25’ of pavement and no curb, gutter or sidewalk abutting the site. Aviator St. was constructed as ½ of a 3-lane collector 46’ street section with 23’ of pavement plus 12 additional feet of pavement totaling 35’ with vertical curb, gutter & a 7’ wide attached sidewalk on the south side of the roadway with a 3’ gravel shoulder and borrow ditch on the north side of the roadway. As it continues east & transitions to a 2-lane roadway, it’s constructed as ½ of a 36’ collector roadway with 18’ of pavement plus 12’ additional pavement totaling 30’ with vertical curb, gutter and 7’ attached sidewalk on the south side of the roadway with a 3’ gravel shoulder and borrow ditch on the north side. Existing Arterial Sidewalks / Buffers Proposed Road Improvements Black Cat Rd. is listed in the CIP to be widened to 5-lanes from Franklin Rd. to Cherry Ln. and the Black Cat/Cherry intersection to be widened to 5-lanes on the north leg, 6- lanes on the south leg, 4-lanes on the west leg and 5-lanes on east leg and signalized between 2021-2025 Fire Service  Distance to Fire Station 2.3 miles (Fire Station #2)  Fire Response Time 4:00 minutes (under ideal conditions)  Resource Reliability 81% (meets targeted goal of 80% or greater)  Risk Identification 2 (current resources would be adequate to supply service)  Accessibility Meets requirements  Special/resource needs None  Water Supply 1,500 gallons/minute for 2 hours (may be less if buildings are fully sprinklered) Police Service No comments submitted Wastewater  Distance to Sewer Services 0 feet  Sewer Shed South Black Cat trunkshed Page 3 Description Details Page  Estimated Project Sewer ERU’s See application  WRRF Declining Balance 13.8  Project Consistent with WW Master Plan/Facility Plan Yes Water  Distance to Water Services 0 feet  Pressure Zone 1  Estimated Project Water ERU’s See application  Water Quality None  Project Consistent with Water Master Plan Yes  Impacts/Concerns The dead end water main in W. Freestyle Ln. should end with a fire hydrant, not a blow-off C. Project Area Maps Future Land Use Map Aerial Map Zoning Map Planned Development Map Page 4 III. APPLICANT INFORMATION A. Applicant: Northern Land Development, LLC – 2150 N. Canter Pl., Eagle, ID 83616 B. Owner: Same as Applicant C. Representative: Kent Brown, Kent Brown Planning – 3161 E. Springwood Dr., Meridian, ID 83642 IV. NOTICING Planning & Zoning Posting Date City Council Posting Date Newspaper notification published 12/13/2019 Radius notification mailed to property owners within 300 feet 12/10/2019 Public hearing notice sign posted on site 12/21/2019 Nextdoor posting 12/10/2019 V. STAFF ANALYSIS A. Future Land Use Map Designation (https://www.meridiancity.org/compplan) Medium High-Density Residential (MHDR): The purpose of the MHDR designation is to allow for the development of a mix of relatively dense residential housing types including townhouses, condominiums and apartments. Residential gross densities should range from 8 to 15 units per acre. These are relatively compact areas within the context of larger neighborhoods and are typically located around or near mixed use commercial or employment areas to provide Page 5 convenient access to services and jobs for residents. Developments need to incorporate high quality architectural design and materials and thoughtful site design to ensure quality of place and should also incorporate connectivity with adjacent uses and area pathways, attractive landscaping and individual project identity. The proposed development consisting of a mix of attached dwellings and different types of townhouse dwellings at a gross density of 10.83 units/acre is consistent with the uses and density desired in the MHDR designation. B. Comprehensive Plan Policies (https://www.meridiancity.org/compplan): Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to the proposed use and development of this property (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 mix of attached and townhome dwellings will contribute to the diversity in housing types in the western portion of the City. Staff is unaware if the proposed units will be owner occupied or rental units.  “Provide housing options close to employment and shopping centers.” (3.07.02D) The proposed development will provide housing options in close proximity to the existing and future employment and shopping centers along the Ten Mile corridor.  “Require open space areas within all development.” (6.01.01A) A minimum of 10% qualified open space is required to be provided in accord with the standards listed in UDC 11-3G-3. As proposed, the development exceeds the minimum standards at 12%.  “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) Urban services can be provided and this development is contiguous to the City.  “Restrict private curb cuts and access points on collectors and arterial streets.” (3.06.02D); One private street access is proposed for the development via the collector street along the southern boundary of the site; access is not available via a local street.  “Require pedestrian access connectors in all new development to link subdivisions together t o promote neighborhood connectivity as part of a community pathway system.” (3.03.03B) There are no pedestrian connections proposed to adjacent properties other than sidewalk proposed along the collector street at the southern boundary of the site. C. Existing Structures/Site Improvements: There is an existing home and accessory structures on this site that will be removed with development. Removal of these structures should take place prior to signature on the final plat by the City Engineer. D. Proposed Use & Site Design Analysis: Single-family attached and townhome dwellings are listed in UDC Table 11-2A-2 as principal permitted uses in the R-15 zoning district. The preliminary plat is proposed to develop in one or two phases as shown on the preliminary plat in Section VII.B; the Applicant is unsure at this time if it will be phased. Page 6 The site design is subject to the design elements in the Ten Mile Interchange Specific Area Plan (TMISAP). In accord with the Plan, structures are proposed to be built near the edge of the street buffer and front on Aviator St., the primary street, with parking at the rear of the structures and pedestrian walkways from each unit to the perimeter sidewalk with trees and landscaping in the front yards; structures are proposed to be 2-stories in height. E. Specific Use Standards (UDC 11-4-3): None F. Dimensional Standards (UDC 11-2): All development is subject to the dimensional standards listed in UDC Table 11-2A-7 for the R- 15 district. The minimum lot size in the R-15 district is 2,000 square feet (s.f.); there are 14 lots that are below the minimum lot size – revisions should be made to the plat to comply. G. Access (UDC 11-3A-3, 11-3H-4): One access is proposed via W. Aviator St., a collector street along the southern boundary of the site; an emergency only access is proposed 100’+/- feet south of the north property line via Black Cat Rd., an arterial street. Private streets are proposed for internal access within the site. Private streets are required to comply with the standards listed in UDC 11-3F-4. All drive aisles are required to be posted as fire lanes with no parking allowed; if curbs exist next to the drive aisle(s), they shall be painted red. H. Parking (UDC 11-3C): Off-street parking is required to be provided for the proposed single-family attached and townhouse units as set forth in UDC Table 11-3C-6. All of the units are proposed to have 3 bedrooms. Therefore, 4 spaces are required per dwelling unit with at least 2 of those in an enclosed garage, the other spaces may be enclosed or a minimum 10’ x 20’ parking pad. All of the units have a 2-car garage and a parking pad for 2 cars that complies with these standards. Additionally, a total of 10 guest parking spaces are proposed along the south end of the mew. I. Pathways (UDC 11-3A-8): A pedestrian pathway is proposed through the central mew within this development; landscaping is required adjacent to the pathway as set forth in UDC 11-3B-12C as proposed. J. Sidewalks (UDC 11-3A-17): Sidewalk are required adjacent to all public streets as set forth in UDC 11-3A-17; detached sidewalks are required along arterial and collector streets. A detached sidewalk is proposed along N. Black Cat Rd., an arterial street, and an attached sidewalk is proposed along W. Aviator St., a collector street. The sidewalk along Aviator St. should be detached as set forth in UDC 11- 3A-17C at least 6-feet from the back-of-curb as required by ACHD with landscaping consisting of grass or vegetative groundcover (no trees) in the parkway area. K. Parkways (UDC 11-3A-17): Parkways are not proposed within this development. L. Landscaping (UDC 11-3B): A 25-foot wide street buffer is required along N. Black Cat Rd., an arterial street, and a 20-foot wide street buffer is required along W. Aviator St., a collector street, as set forth in UDC Table 11-2A-7, landscaped per the standards listed in UDC 11-3B-7C as proposed. A 2-3’ tall berm is proposed within the buffer along Black Cat per the detail on Sheet L1.2 of the landscape plan. Page 7 The UDC (11-3B-7C.2a) requires all residential subdivision street buffers to be on a common lot maintained by a homeowner’s association. The Applicant requests approval of Alternative Compliance to this standard to allow the street buffer along Aviator St. to be placed in an easement on building lots (Lots 2-12, Block 1) rather than a common lot. This will allow the townhomes to be placed closer to W. Aviator St. to enhance the streetscape consistent with new urbanism design and the design standards in the TMISAP; these units will be accessed from the rear with the front doors facing Aviator St. All of the common area open space in the subdivision will be maintained by the Homeowner’s Association for consistent maintenance and appearance. Staff is supportive of the request for Alternative Compliance based on the Findings in Section IX.D. Landscaping is required along the pathway in the mew in accord with the standards listed in UDC 11-3B-12C as proposed. Landscaping is required within common areas per the standards listed in UDC 11-3G-3E as proposed. Mitigation is required for all existing 4” caliper or greater trees that are removed from the site with equal replacement of the total calipers lost on site; mitigation trees are in addition to all other landscaping required as set forth in UDC 11-3B-10C.5. The landscape plan (Sheet L1.2) states 223 total caliper inches are required for mitigation; the plan also states existing trees to be saved on site will count toward mitigation – however, existing trees do not count toward mitigation. Therefore, additional trees (223 caliper inches) should be depicted on a revised landscape plan that comply with the minimum mitigation standards, or alternative compliance may be requested as set forth in UDC 11-5B-5. M. Qualified Open Space (UDC 11-3G): A minimum of 10% qualified open space is required to be provided within the development that complies with the standards listed in UDC 11-3G-3B. Based on 6 acres of land, a minimum of 0.60 of an acre/26,136 square feet is required. A total of 0.83 of an acre/36,285 square feet (or 14%) qualified open space is proposed as shown on the exhibit in Section VII.D consisting of half the street buffer along Black Cat Rd., an arterial street; all of the street buffer along W. Aviator St., a collector street; the 35’ wide common mew; and the open space at the northeast corner of the development. Because the street buffer along Aviator St. is proposed to be on an easement on privately owned lots rather than in a common lot owned by the HOA, the buffer (5,348 square feet/0.12 of an acre) does not count toward the minimum open space standards; however, the project still complies with the minimum standards without this area at 30,937 square feet/0.71 of an acre (or 12%). N. Qualified Site Amenities (UDC 11-3G): A minimum of one (1) site amenity is required based on the area of the site that complies with the standards listed in UDC 11-3G-3C. The Applicant proposes an open grassy area exceeding 50’ x 100’ in area; 2 benches near a 15’ x 15’ gathering area with a fire pit; and a pedestrian pathway through the central mew as site amenities. In order for the open grassy area to qualify as a site amenity, it would need to be at least 20,000 square feet over the minimum amount of qualified open space required; it’s under that amount at 10,019 square feet. In order for the pedestrian pathway to qualify as a site amenity it would need to connect to an existing or planned pedestrian or bicycle route outside the development as designated in the Pathways Master Plan; it does not. The fire pit with 2 benches in itself doesn’t qualify as a site amenity; after discussions with the Applicant, a 15’ x 15’ Page 8 shade structure with picnic tables will also be provided in accord with UDC standards (see detail of shade structure in Section VII.D). O. Waterways (UDC 11-3A-6): The Purdam Gulch Drain and associated easement crosses the northeast corner of this site as depicted on the site plan and plat. The UDC (11-3A-6B.3) requires the waterway to be piped if it’s not improved as a water amenity or linear open space as defined in UDC 11-A-1. The Applicant requests Council approval of a waiver to this provision as allowed by UDC 11- 3A-6B.3a, to allow the short segment of waterway crossing this site to remain open and not be piped consistent with that upstream and downstream. The UDC allows Council to waive this requirement if it finds the public purpose requiring such will not be served and public safety can be preserved. Staff recommends a fence is installed along the easement of the drain to ensure public safety constructed per the standards listed in UDC 11-3A-6C.3. P. Fencing (UDC 11-3A-6, 11-3A-7): All fencing is required to comply with the standards listed in UDC 11-3A-6 and 11-3A-7. Fencing is proposed as follows: 6’ tall solid vinyl fencing is proposed along the back edge of the street buffer along Black Cat Rd.; and a 4’ solid vinyl fence with 2’ lattice is proposed along the north and east boundaries of the site. Fencing should be depicted as such on the landscape plan. Q. Utilities (UDC 11-3A-21): All utilities are required to be installed at or below grade in accord with the City’s adopted standards, specifications and ordinances. Street lighting is required to be installed in accord with the City’s adopted standards, specifications and ordinances. Adequate fire protection is required in accord with the appropriate fire district standards. R. Pressurized Irrigation System (UDC 11-3A-15) An underground pressurized irrigation system is required to be constructed and service provided to each lot in the proposed subdivision. S. Storm Drainage (UDC 11-3A-18) An adequate storm drainage system is required to be provided in this development in accord with the City’s adopted standards, specifications and ordinances; design and construction is required to follow Best Management Practices as adopted by the City. T. Building Elevations (UDC 11-3A-19 | Architectural Standards Manual): A variety of structure configurations are proposed consisting of (3) single-family attached structures (2 units in each structure for a total of 6 units); (9) 4-plex structures in two different configurations (Type 1 – rear-loaded facing a mew, consisting of 8 units; and Type 2 – front- loaded facing the street, consisting of 28 units); (1) rear-loaded 5-plex structure containing 5 units; and (3) rear-loaded 6-plex structures containing a total of 18 units (see site plan and building elevations in Sections VII.E and F respectively). Building materials consist of a variety of horizontal and vertical siding and stucco with stone veneer accents; color schemes are the same on each of the buildings throughout. All structures (i.e. single-family attached and townhome dwellings) proposed in this development are subject to the design elements in the Ten Mile Interchange Specific Area Plan (TMISAP) and the design standards listed in the Architectural Standards Manual. Page 9 Design review approval of the proposed structures should be obtained prior to submittal of building permit applications. A Certificate of Zoning Compliance is not required. The building design is subject to the design elements in the Ten Mile Interchange Specific Area Plan (TMISAP). In accord with the Plan, porches should be provided for each unit facing W. Aviator St. and should be a dominant element along at least 30% of the front façade of the buildings – revisions to the elevations should be made to comply. Building materials, particularly at the street level facing Aviator St. should be high quality, such as terra cotta, natural stone, clay-fired units, or other approved masonry materials for architectural details or accents – the strongest use of such should be reserved for street level windows and entries. VI. DECISION A. Staff: Staff recommends approval of the requested annexation with the requirement of a Development Agreement and the preliminary plat with the conditions included in Section VIII per the Findings in Section IX. The Director approved the requests for private streets and alternative compliance per the Findings in Section IX. Page 10 VII. EXHIBITS A. Annexation Legal Description & Exhibit Map Page 11 Page 12 B. Preliminary Plat (date: 10/07/2019) & Phasing Plan Page 13 C. Landscape Plan (date: 10/07/2019) Page 14 Page 15 Page 16 D. Qualified Open Space Exhibit (date: 10/07/2019) & Site Amenities Page 17 E. Site Plan (date: 10/01/2019) Page 18 F. Building Elevations (date: 10/04/2019) Page 19 Page 20 Page 21 Page 22 Page 23 Page 24 Page 25 Page 26 Page 27 Page 28 Page 29 VIII. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING 1. A Development Agreement (DA) is required as a provision of annexation of this property. Prior to approval of the annexation ordinance, a DA shall be entered into between the City of Meridian, the property owner(s) at the time of annexation ordinance adoption, and the developer. Currently, a fee of $303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six (6) months of the City Council granting the annexation. The DA shall, at minimum, incorporate the following provisions: a. Future development of this site shall be generally consistent with the site plan, preliminary plat, phasing plan, landscape plan and conceptual building elevations included in Section VII and the provisions contained herein. b. The existing structures on the site shall be removed prior to signature on the final plat by the City Engineer. c. All structures (i.e. single-family attached and townhome dwellings) proposed in this development are subject to the design elements contained in the Ten Mile Interchange Specific Area Plan (TMISAP) and the design standards listed in the Architectural Standards Manual. Design review approval of the proposed structures shall be obtained prior to submittal of building permit applications. A Page 30 Certificate of Zoning Compliance is not required. Porches are required for the units that front on W. Aviator St. and should be a dominant element located along at least 30% of the front façade of buildings. Building materials, particularly at the street level facing Aviator St. should be high quality, such as terra cotta, natural stone, clay-fired units, or other approved masonry materials for architectural details or accents – the strongest use of such should be reserved for street level windows and entries. 2. The preliminary plat, dated: 10/7/2019, shall be revised as follows: a. The sidewalk along W. Aviator St., a collector street, is required to be detached from the curb at least 6 feet, measured from back of curb, in accord with UDC 11-3A-17C and ACHD standards. b. All building lots shall be a minimum of 2,000 square feet in accord with UDC Table 11- 2A-7. c. Depict zero lot lines on the plat where buildings will span the lot line(s). 3. The landscape plan, dated: 10/7/2019, shall be revised as follows: a. Depict a fence along the Purdam Gulch Drain easement to preserve public safety in accord with UDC 11-3A-6B.3a per the standards listed in UDC 11-3A-6C.3 if Council approves a waiver to UDC 11-3A-6B.3 allowing the drain to remain open. b. Depict a total of 223 additional caliper inches of trees on the site as mitigation for the same amount of caliper inches being removed from the site in accord with the standards listed in UDC 11-3B-10C.5; or alternative compliance may be requested as set forth in UDC 11-5B-5. Existing trees proposed to be retained on the site do not count toward this requirement. c. The sidewalk along W. Aviator St. is required to be detached from the curb at least 6 feet, measured from back of curb; landscaping consisting of grass or vegetative groundcover per the standards in UDC 11-3B-5N (no trees per ACHD) shall be installed within the parkway between the back of curb and sidewalk along W. Aviator St. d. Depict fencing as follows: 6’ tall solid vinyl fencing along the back edge of the street buffer along Black Cat Rd.; and 4’ solid vinyl fence with 2’ lattice along the north and east boundaries of the site. 4. The Purdam Gulch Drain shall be piped where it crosses this site in accord with UDC 11-3A- 6B.3, unless otherwise waived by City Council. The Applicant requests Council approval of a waiver to this provision as allowed in UDC 11-3A-6B.3a. 5. A picnic area with tables and a 15’ x 15’ shade structure shall be provided as amenities in addition to the proposed fire pit and two benches, in accord with the standards listed in UDC 11-3G-3C. 6. Private streets are required to comply with the design and construction standards listed in UDC 11-3F-4. All drive aisles shall be posted as fire lanes with no parking allowed; if curbs exist next to the drive aisle(s), they shall be painted red. B. PUBLIC WORKS 1. Site Specific Conditions of Approval 1.1 The dead-end water main in W Freestyle Ln should end with a fire hydrant, not a blow off. Page 31 1.2 Each lot/unit shall be required to have independent water and sewer services. 1.3 Revise the landscape plan for Lot 24 to remove the trees within the 20-foot wide sanitary sewer easement. The plan shall also need to show a minimum of a 14-foot wide compacted grave access road over the sewer mainline per Meridian Public Works Standards. The drainage basin design may also need to be modified to not encroach within the area needed for the sewer mainline. 2. General Conditions of Approval 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 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. 2.3 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. 2.4 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. 2.5 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. 2.6 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 addressed 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. 2.7 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. Page 32 2.8 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections (208)375-5211. 2.9 Street signs are to be in place, 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. 2.10 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. 2.11 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. 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. 2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.18 The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.20 At the completion of the project, the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 2.21 A street light plan will need to be included in the civil construction plans. 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. 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 Page 33 surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 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 887-2211. C. FIRE DEPARTMENT http://weblink.meridiancity.org/WebLink8/DocView.aspx?id=180596 D. CENTRAL DISTRICT HEALTH DEPARTMENT (CDHD) http://weblink.meridiancity.org/WebLink8/DocView.aspx?id=180513 E. DEPARTMENT OF ENVIRONMENTAL QUALITY (DEQ) http://weblink.meridiancity.org/weblink8/0/doc/180729/Page1.aspx F. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO (COMPASS) http://weblink.meridiancity.org/weblink8/0/doc/180782/Page1.aspx G. ADA COUNTY HIGHWAY DISTRICT (ACHD) http://weblink.meridiancity.org/weblink8/0/doc/181137/Page1.aspx IX. FINDINGS A. Annexation and/or Rezone (UDC 11-5B-3E) Required Findings: 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: 1. The map amendment complies with the applicable provisions of the comprehensive plan; Staff finds the proposed development and map amendment to R-15 is consistent with the land uses and density anticipated in MHDR designated areas such as this and is generally consistent with the provisions in the Comprehensive Plan. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff finds the proposed map amendment and development complies with the regulations of the R-15 district and allows for a variety of residential land use types (i.e. single-family attached and townhomes). 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds the proposed map amendment shouldn’t be materially detrimental to the public. Page 34 4. 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 the proposed map amendment shouldn’t adversely impact the delivery of services in the City. 5. The annexation (as applicable) is in the best interest of city. Staff finds the proposed annexation is in the best interest of the City. B. Preliminary Plat (UDC 11-6B-6) In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision making body shall make the following findings: 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; (Ord. 08-1372, 7-8-2008, eff. 7-8-2008) Staff finds the proposed plat is in general conformance with the Comprehensive Plan and is consistent with the Unified Development Code if the Applicant complies with the conditions of approval listed in Section VIII. 2. Public services are available or can be made available ad are adequate to accommodate the proposed development; Staff finds public services are available and will be extended with development to accommodate the proposed development. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; Staff finds the proposed plat is in conformance with the scheduled public improvements in the CIP. 4. There is public financial capability of supporting services for the proposed development; Staff finds there is public financial capability of supporting services for the proposed development although the Developer will be funding the improvements necessary for the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and Staff finds the proposed development should not be detrimental to the public health, safety or general welfare. 6. The development preserves significant natural, scenic or historic features. Staff is unaware of any significant natural, scenic or historic features on this site that need to be preserved. C. Private Street (UDC 11-3F-5): In order to approve the application, the director shall find the following: 1. The design of the private street meets the requirements of this article; Staff finds the proposed design of the private streets meets the standards listed in UDC 11- 3F-4. Page 35 2. Granting approval of the private street would not cause damage, hazard, or nuisance, or other detriment to persons, property, or uses in the vicinity; and Staff finds granting approval of the proposed private streets will not be detrimental to any persons or property in the general vicinity. 3. The use and location of the private street shall not conflict with the comprehensive plan and/or the regional transportation plan. Staff finds the proposed use and location of the private streets shall not conflict with the Comprehensive Plan or regional transportation plan for this area. 4. The proposed residential development (if applicable) is a mew or gated development. Staff finds a portion of the proposed residential development is a mew development. D. Alternative Compliance (UDC 11-5B-5E): Required Findings: In order to grant approval for an alternative compliance application, the Director shall determine the following: 1. Strict adherence or application of the requirements are not feasible; or Staff finds strict adherence to the requirements are feasible but would affect the design of the project. 2. The alternative compliance provides an equal or superior means for meeting the requirements; and Staff finds the proposed alternative compliance provides an equal means for the meeting the requirement in UDC 11-3B-7C.2a. and will provide a streetscape consistent with new urbanism design as desired in UDC 11-5B-5B.2e and the design standards in the TMISAP. 3. The alternative means will not be materially detrimental to the public welfare or impair the intended uses and character of surrounding properties. Staff finds the alternative means of compliance with UDC 11-3B-7C.2a will not be materially detrimental to the public welfare or harm the intended uses and character of the surrounding area.