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PZ - Staff Report for 4-2 Charlene Way From:Joseph Dodson Sent:Tuesday, March 31, 2020 10:14 AM To:Dan Lardie; Adrienne Weatherly; Andrea Pogue; Bill Nary; Charlene Way; Chris Johnson; Ted Baird Cc:Bill Parsons Subject:Teakwood Place Subdivision - Staff Report Attachments:Teakwood Place AZ,PP - (H-2020-0006) Staff Report.pdf Hello, Attached is the staff report for the proposed Annexation and Preliminary Plat for Teakwood Place, H-2020- 0006. This item is scheduled to be on the Commission agenda on April 2, 2020. The public hearing will be held at City Hall, 33 E. Broadway Avenue, beginning at 6:00 pm. Please call or e-mail with any questions. Dan - Please submit any written response you may have to the staff report to the City Clerk’s office (MeridianCityClerk@meridiancity.org) and myself (e-mail or fax) as soon as possible. Dan, as stated in my email yesterday, the City is highly encouraging applicants do their presentation remotely and send the clerk their presentation as soon as possible. I will be reaching out with the Zoom meeting details later today. Best Regards, Joseph Dodson | Current Associate Planner City of Meridian | Community Development 33 E. Broadway Ave., Meridian, Idaho 83642 Phone: 208.884.5533 | Built for Business, Designed for Living All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law, in regards to both release and retention, and may be released upon request, unless exempt from disclosure by law. 1 Page 1 HEARING DATE: 4/2/2020 TO: Planning & Zoning Commission FROM: Joe Dodson, Associate Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: H-2020-0006 Teakwood Place Subdivision LOCATION: The site is located on the south side of E. Victory Road, approximately ¼ mile east of S. Locust Grove Road, in the NW ¼ of the NW ¼ of Section 29, Township 3N., Range 1E. I. PROJECT DESCRIPTION Annexation & zoning of 7.35 acres of land with an R-8 zoning district and preliminary plat consisting of 28 building lots and 4 common lots, by Hesscomm Corp. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 7.35 acres Future Land Use Designation Medium Density Residential Existing Land Use(s) Residential and Agricultural. Proposed Land Use(s) Residential Lots (# and type; bldg./common) 32 total lots – 28 single-family residential; 4 common lots. Phasing Plan (# of phases) Proposed as two (2) phases. Number of Residential Units (type of units) 28 single-family units. Density (gross & net) Gross – 3.95 du/ac.; Net – 5.64 du/ac. Open Space (acres, total [%]/buffer/qualified) 52,737 square feet, or 1.21acres (42,034 square feet qualified open space; approximately 13.13%) Further analysis pg. 7 & 8. Amenities 1 amenity proposed – 10’ multi-use pathway Physical Features (waterways, hazards, flood plain, hillside) Eightmile Creek runs along the northeast corner of the property. STAFF REPORT COMMUNITY DEVELOPMENT DEPARTMENT Page 2 Description Details Page Neighborhood meeting date; # of attendees: Oct. 30, 2019 – 6 attendees. History (previous approvals) N/A 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) Access is proposed via extension of a local street from the west (E. Fathom St.). The existing home is requesting to maintain its access onto E. Victory Road, an arterial. An emergency access is proposed on the western boundary from E. Fathom St. to E. Victory Rd. Traffic Level of Service “F” Stub Street/Interconnectivity/Cross Access This subdivision’s main access is from an existing stub street (E. Fathom St.) and is proposing a new stub street to the east for future development and interconnectivity. Existing Road Network No Existing Arterial Sidewalks / Buffers None Proposed Road Improvements None Distance to nearest City Park (+ size) 1.6 miles to Renaissance Park (6.5 acres) Fire Service • Distance to Fire Station 1.3 miles from Fire Station #4 • Fire Response Time 3:00 minutes under ideal conditions (this meets Meridian’s Fire response goal time of 5 minutes). • Resource Reliability Fire Station #4 reliability is 78%. • Risk Identification Risk Factor 2 – residential with hazards (open waterway) • Accessibility Proposed project meets all required access, road widths, and turnarounds. Police Service See Agency Comments (Section VIII.D). West Ada School District • Distance (elem, ms, hs) 0.6 miles to Siena Elementary; 3.2 miles to Victory Middle School; 2.3 miles to Mountain View High School. • Capacity of Schools Siena Elementary – 800; Victory Middle – 1000; Mountain View – 2268. • # of Students Enrolled Siena Elementary – 686; Victory Middle – 971; Mountain View – 2248. Wastewater • Distance to Sewer Services Directly adjacent • Sewer Shed South Black Cat Trunkshed • Estimated Project Sewer ERU’s See application • WRRF Declining Balance 13.88 • Project Consistent with WW Master Plan/Facility Plan YES Water Page 3 Description Details Page • Distance to Water Services Directly Adjacent • Pressure Zone 4 • Estimated Project Water ERU’s See application • Water Quality Concerns None • Project Consistent with Water Master Plan YES • Impacts/Concerns None COMPASS (Communities in Motion 2040 2.0) No comments submitted. C. Project Area Maps Future Land Use Map Aerial Map Zoning Map Planned Development Map Page 4 III. APPLICANT INFORMATION A. Applicant: Bruce Hessing, Hesscomm Corp. – 6700 Linder Rd., Meridian, ID 83646 B. Owner: Charles & Vickie Richardson – 1835 E. Victory Rd., Meridian, ID 83646 C. Representative: Leavitt & Associates Engineers, Inc. – 1324 1st St. South, Nampa ID, 83651 IV. NOTICING Planning & Zoning Posting Date City Council Posting Date Newspaper Notification 3/13/2020 Radius notification mailed to properties within 300 feet 3/11/2020 Site Posting 3/19/2020 Nextdoor posting 3/13/2020 V. STAFF ANALYSIS A. Future Land Use Map Designation (https://www.meridiancity.org/compplan) Medium Density Residential – This designation allows for dwelling units at gross densities of three to eight dwelling units per acre. Density bonuses may be considered with the provision of additional public amenities such as a park, school, or land dedicated for public services. The annexation area is near existing public services and not on the periphery of corporate city limits; existing City of Meridian zoning and development lay to its west, north, and south. The proposed land use of single-family residential is consistent with the recommended uses in the FLUM designation. The proposed project also meets the required density requirement listed above. Therefore, Staff finds the proposed preliminary plat and requested R-8 zoning district to be generally consistent with the Future Land Use Map designation of Medium Density Residential. The City may require a development agreement (DA) in conjunction with an annexation pursuant to Idaho Code section 67-6511A. In order to ensure the site develops as proposed with this application, staff recommends a DA as a provision of annexation with the provisions included in Section VIII.A1. The DA is required to be signed by the property owner(s)/developer and returned to the City within 6 months of the Council granting the annexation for approval by City Council and subsequent recordation. B. Comprehensive Plan Policies (https://www.meridiancity.org/compplan): (Staff analysis is in italics after the cited policy) “With new subdivision plats, require the design and construction of pathways connections, easy pedestrian and bicycle access to parks, safe routes to schools, and the incorporation of usable open space with quality amenities” (2.02.01A). This new subdivision and plat offers additional sidewalks, open space, and a new segment of multi- Page 5 use pathway that will help connect this project to adjacent subdivisions. The open space and pathway are the only amenities proposed for this project. Staff is recommending an additional amenity be placed on one of the common open space lots to further increase the quality and availability of amenities in the area. Staff is also concerned with the Applicant’s proposed open space proposed on the preliminary plat and is offering further conditions regarding these concerns (see Section VIII.A1). If the conditions of approval of this report are met, Staff finds this project in compliance with the policies established in the new Comprehensive Plan. “Establish and maintain levels of service for public facilities and services, including water, sewer, police, transportation, schools, fire, and parks” (3.02.01G). All public utilities are readily available to this project site due to the existing subdivision to the west. ACHD notes the excessive traffic that already exists on E. Victory Rd and nearby intersections but has also noted in their staff report (see Section VIII.H) the low number of estimated vehicle trips from this subdivision will not require additional mitigation or road improvements. West Ada School District has offered comments on this project regarding school enrollment—the closest schools to this project are not yet over capacity according to their letter and West Ada estimates 22 school age children will reside in this development. Staff is aware of the overall overcrowding issues facing nearby public schools, however, that does not seem to be of high concern in this area. School enrollment numbers of the closest schools to this development are listed above in the Community Metrics section of this staff report. “Encourage infill development” (3.03.01E). Teakwood Place Subdivision is on the cusp of being an infill development by definition. Staff finds that the already annexed and developed properties residing to the north, west, and south make development of this property a logical and orderly progression of City limits. In addition, all public utilities and services are readily available for this subdivision including planned road improvements at the nearby intersection of E. Victory and S. Locust Grove. “Require all new development to create a site design compatible with surrounding uses through buffering, screening, transitional densities, and other best site design practices” (3.07.01A). The site design of this project proposes density that matches the subdivision to the west and the underlying FLUM designation. The subdivision to the south is of lower density zoning (R-4) but the applicant has proposed larger lot sizes on those lots abutting the subdivision to the south. Overall, Staff finds the site design to be an example of transitional densities and housing types. “Reduce the number of existing access points onto arterial streets by using methods such as cross-access agreements, access management, and frontage/backage roads, and promoting local and collector street connectivity” (6.01.02B). Access into this subdivision is through an existing and developed subdivision (Tradewinds Sub.) via an extension of a local street. This will mean one less additional access point on E. Victory and S. Locust Grove Roads, arterial streets. C. Existing Structures/Site Improvements: There is an existing home on this parcel that is proposed to remain until Phase 2 develops. In addition to the home, a number of accessory structures and two large barns currently exist. The largest barn that resides towards the southern part of the parcel will Page 6 be removed upon development of Phase 1 and the pole barn closest to the existing home will remain until Phase 2 development. All structures can be seen on the submitted plat and landscape plans. Staff is recommending that the structures be allowed to remain as proposed but that the street frontage improvements, including removal of the access to Victory Road to the existing home and landscaping along E. Victory Rd., are built with Phase 1. D. Proposed Use Analysis: Detached single-family residential homes with local streets within the development and a new stub street to the east are being proposed. Single-family detached dwellings are listed as a principally permitted use in the R-8 zoning district per UDC Table 11-2A-2. This subdivision is proposed to be developed in two (2) phases. The first proposed phase will provide all public streets and 24 of the 28 proposed building lots. The existing home is proposed to remain until Phase 2 development and then an additional 4 buildings lots will be developed with accesses onto the local street within the development and not onto E. Victory Rd. According to the preliminary plat, all lots appear to meet the required UDC dimensional standards. Staff is concerned with the phasing plan and recommends either it be developed in one phase, or that all the right-of-way dedication, frontage improvements, and access to E. Victory Road to the existing home be addressed in Phase 1. E. Dimensional Standards (UDC 11-2): All proposed lots and public streets appear to meet all UDC dimensional standards per the submitted preliminary plat. This includes property sizes, required street frontages, and road widths. In addition, all subdivision developments are also required to comply with Subdivision Design and Improvement Standards (UDC 11-6C-3)—the proposed preliminary plat adheres to the standards therein. F. Access (UDC 11-3A-3, 11-3H-4): Access is proposed via extension of a local street from the west (E. Fathom St.). The existing home is requesting to maintain its access onto E. Victory Road, an arterial. In addition, an emergency access is proposed on the northwestern boundary connecting from E. Victory Rd. south to E. Fathom St. A note should be placed on the face of the final plat prohibiting any direct lot access to E. Victory Rd. The owner is proposing to keep the driveway for the existing home onto E. Victory Rd. which does not comply with ACHD district policy or the City’s UDC. The Applicant has also proposed an emergency access only driveway that connects E. Fathom St. to E. Victory Rd. E. Fathom St. is the only access into this development and therefore, Staff is recommending a condition of approval that the emergency access be constructed prior to any issuance of Certificate of Occupancy, or with Phase 1 if there continues to be phasing proposed; this is commensurate with the condition of approval from the Meridian Fire Department (see Section VIII.A1). Pedestrian access in the development will be via extensions of 5-foot attached sidewalks on local streets. A micro-pathway that runs next to the emergency access road and Page 7 connects the frontage improvements on E. Victory Rd. with the sidewalks on the proposed extension of E. Fathom St is also proposed. Additionally, a small section of 10-foot multi- use pathway is proposed to be constructed along the Eightmile Creek and will connect with the large open space lot near the center of the development. G. Parking (UDC 11-3C): Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for single-family detached dwellings based on the number of bedrooms per unit. Future development should comply with these standards. No parking plan was submitted with the application. H. Pathways (UDC 11-3A-8): A 10-foot wide multi-use pathway is proposed along Eightmile Creek at the northeast boundary of the subdivision in accord with the Meridian Pathways Master Plan; its development is proposed with Phase 2 after the existing home will be removed in the same phase. The applicant is proposing the 10-foot multi-use pathway be located with a 14-foot wide public pedestrian easement within a 20-foot wide common lot in Phase 2. The multi-use pathway has other pedestrian connections via 5-foot attached sidewalks within the development. Again, Staff finds the timeline of developing portions of this project in multiple phases as an issue. The multi-use pathway may not yet have connection with additional miles of pathway but it will actually serve as an amenity if it is built in one phase or in Phase 1 due to its connection of E. Victory and the open space lot within the development. I. Sidewalks (UDC 11-3A-17): 5-foot attached sidewalks are proposed along all internal local streets, in accord with the standards listed in UDC 11-3A-17. J. Landscaping (UDC 11-3B): A 25-foot wide street buffer is required adjacent to E. Victory Rd., an arterial street, landscaped per the standards listed in UDC 11-3B-7C. A 25-foot wide common lot is depicted on the plat; this common lot also houses the proposed multi-use pathway that will run along Eightmile Creek. The correct number of trees appear to be shown on the submitted landscape plans (see Section VII.F) Landscaping is required along all pathways (including micro-pathways) in accord with the standards listed in UDC 11-3B-12C. The total lineal feet of pathways with the required and proposed number of trees should be included in the Landscape Calculations table. Staff is recommending a condition of approval to correct this on the landscape plans and provide a revised copy to staff at least 10 days prior to the City Council hearing. Common open space is required to be landscaped in accord with the standards listed in UDC 11-3G-3E. The total square footage of common open space should be corrected in the Landscape Calculations/Requirements table along with the required number of trees to demonstrate compliance with UDC standards. Page 8 The landscape plan needs to be revised to reflect the revised phasing plan and preliminary plat provided to staff. A condition of approval regarding this comment is in Section VIII.3. K. Qualified Open Space (UDC 11-3G): A minimum of 10% qualified open space meeting the standards listed in UDC 11-3G-3B is required. Based on the proposed plat of 7.35 acres, a minimum of 0.74 acres of common open space should be provided. According to the Applicant’s provided open space exhibit (Exhibit VII.D), the Applicant is proposing approximately 52,737 square feet (or 1.21 acres) of open space (or 16.47%) consisting of a 10-foot multi-use pathway, common lots with open space, and half of the arterial street buffer to E. Victory Rd. The Applicant’s open space exhibit labels 42,034 square feet of the open space as qualifying (13.13%). However, Staff notes that this calculation appears to duplicate area, includes the paved emergency access, and does not remove the paved area from the temporary cul-de-sac that does not count towards any open space, qualifying or not. After removing redundant open space and the paved areas on the common open space lots, Staff calculates approximately 29,634 square feet (or .68 acres, 9.25%) of qualified open space. This area is proposed to be provided across both phases with most provided in Phase 1. According to Staff’s calculations, the applicant has not proposed enough qualifying open space. Staff removed the area for the temporary cul-de-sac proposed on one of the common open space lots and the 30-foot wide emergency access easement area from the open space calculation. The emergency access easement is not shown to be landscaped per UDC requirements and therefore Staff does not find it appropriate to include this area as qualified open space. If the Applicant were to pave 20 feet of the easement (as required for emergency access) and then landscape the five feet on either side of it per UDC standards, this area could be added back into the qualified open space calculations. If the required temporary turnaround is flipped and placed on the two buildable lots to the south of the common lot (lots 21 and 22), more open space would be available to the residents in this subdivision. Staff recommends this because there is little guarantee that the property to the east will ever develop and therefore little guarantee the temporary cul-de-sac will not be permanent. Approximately 4,800 more square feet of qualified open space would be added to this project with this recommendation. By following this recommendation as well as the landscape recommendation regarding the emergency access, approximately 9,200 more square feet of qualified open space would be added, making a total of 38,834 square feet, exceeding the 10% minimum required by code by approximately 6,000 square feet. Therefore, Staff is recommending conditions of approval to correct the open space calculations to reflect the usable open space and then provide Staff with a revised open space exhibit and revised preliminary plat showing the new location of the temporary cul-de-sac at least 10 days prior to the City Council hearing (see Section VIII.4). Page 9 L. Qualified Site Amenities (UDC 11-3G): Based on the area of the proposed plat (7.35 acres), a minimum of one (1) qualified site amenity is required to be provided per the standards listed in UDC 11-3G-3C. The applicant has proposed one (1) qualified amenity, a 10-foot multi-use pathway. This amenity meets the minimum UDC standards. Although the proposed multi-use pathway is a qualified site amenity, staff is concerned about its usage because it is a relatively short segment and does not directly connect with other portions of existing pathways. Because of this, Staff is recommending a condition of approval to include an additional amenity from one of the categories in UDC 11-3G- 3C on common open space Lot 4, Block 2 and provide a revised landscape plan at least 10 days prior to the City Council hearing. M. Waterways (UDC 11-3A-6): The Eightmile Creek runs along the northeast corner boundary of this development but is not on the same parcel. The applicant is proposing to add a 10-foot multi-use pathway outside of its easement as an amenity to this project site. No additional requirements exist due to the creek being off-site. N. Fencing (UDC 11-3A-6, 11-3A-7): All fencing is required to comply with the standards listed in UDC 11-3A-7. Fencing is proposed as shown on the landscape plan and shall be corrected per the conditions listed in this staff report (see Section VIII.3) for the lots abutting the micro-use pathway as well as include open vision fencing along the proposed pathway facing Eightmile Creek and any common open space. O. Building Elevations (UDC 11-3A-19 | Architectural Standards Manual): The Applicant has submitted sample elevations of the single-family homes for this project (see Section VII.E). The single-family homes are depicted as mostly single-story structures with a variety of finish materials with stone, stucco, and lap-siding combinations. Some homes depict extra-large spaces for at-home RV storage. All single-family homes appear to meet design and architectural standards. VI. DECISION A. Staff: Staff recommends approval of the requested annexation and zoning with the requirement of a Development Agreement and approval of the requested preliminary plat with the conditions noted in Section VIII.A per the findings in Section IX of this staff report. B. Commission: Enter Summary of Commission Decision. C. City Council: To be heard at future date. Page 10 VII. EXHIBITS A. Annexation Boundary Page 11 B. Preliminary Plat (date: 3/25/2020) Page 12 C. Landscape Plans (date: 1/23/2020) Page 13 Page 14 Page 15 D. Open Space Exhibit (date: 2/24/2020) Page 16 E. Conceptual Building Elevations Page 17 VIII. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION 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 preliminary plat, landscape plan and conceptual building elevations included in Section VII and the provisions contained herein. b. The emergency access on Lot 5, Block 2 shall be constructed with Phase 1 and/or prior to any issuance of Certificate of Occupancy. c. If phasing occurs, the existing home shall close its driveway access to E. Victory Rd. with Phase 1. d. The 10-foot multi-use pathway shall be constructed with Phase 1 of the development. e. All street frontage improvements and landscaping along E. Victory Rd. shall be constructed with Phase 1 of the development. f. An additional qualifying amenity (per UDC 11-3G-3C) shall be added to the plat and landscape plan and placed on Lot 4, Block 2 with Phase 1 of the development. Page 18 2. The preliminary plat included in Section VII.B, dated 03/25/2020, shall be revised as follows prior to submittal of the final plat application: a. Revise the plat to show the temporary cul-de-sac on the south side of the proposed E. Richardson St., on Lots 21 and 22, Block 1. b. Add a note labeling Lots 21 and 22, Block 1 as non-buildable until the temporary cul-de- sac is removed. c. Add a note prohibiting direct lot access via E. Victory Rd. for those lots abutting the arterial roadway. Submit a revised plan (electronic copy) to the Planning Division at least 10 days prior to the City Council hearing. 3. The landscape plan included in Section VII.C, dated 11/20/2019, shall be revised as follows prior to submittal of the final plat application: a. The Landscape Calculations/Requirements table shall include the following: 1) the total linear feet of pathways and the required number of trees per UDC 11-3B-12); the total square footage of common open space and required number of trees per UDC 11-3G-3E. b. The Landscape Plan shall be corrected to reflect open vision fencing along all pathways and common open space areas, as listed in the standards in UDC 11-3A-7. c. The Landscape plan shall be revised to reflect the new phasing per the conditions in this report. d. Revise the Landscape Plan to show landscaping along the emergency access road per UDC standards in 11-3B. Submit a revised plan (electronic copy) to the Planning Division at least 10 days prior to the City Council hearing. 4. The Open Space Exhibit included in Section VII.D is subject to the following corrections: a. Show the temporary cul-de-sac on Lots 21 & 22, Block 1 rather than on the common open space lot b. Correct open space calculations to reflect conditions of approval regarding qualified open space. Submit a revised plan (electronic copy) to the Planning Division at least 10 days prior to the City Council hearing. 5. Future development shall be consistent with the minimum dimensional standards listed in UDC Table 11-2A-6 for all proposed zoning districts. 6. Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for single-family detached dwellings based on the number of bedrooms per unit. B. PUBLIC WORKS 1. Site Specific Conditions of Approval 1.1 The street naming and addressing of any structures proposed to remain, will change to the new naming and addressing with this subdivision. 1.2 The geotechnical investigative report prepared by SITE Consulting, LLC indicates some very specific construction considerations. The applicant shall be responsible for the Page 19 adherence of these recommendations to help ensure that groundwater does not become a problem within crawlspaces of homes. 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. 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. Page 20 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 surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. Page 21 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 https://weblink.meridiancity.org/WebLink/DocView.aspx?id=183649&dbid=0&repo=MeridianC ity D. POLICE DEPARTMENT https://weblink.meridiancity.org/WebLink/DocView.aspx?id=184717&dbid=0&repo=MeridianC ity E. PARK’S DEPARTMENT https://weblink.meridiancity.org/WebLink/DocView.aspx?id=185209&dbid=0&repo=MeridianC ity F. NAMPA & MERIDIAN IRRIGATION DISTRICT (NMID) https://weblink.meridiancity.org/WebLink/DocView.aspx?id=184507&dbid=0&repo=MeridianC ity G. CENTRAL DISTRICT HEALTH DEPARTMENT (CDH) https://weblink.meridiancity.org/WebLink/DocView.aspx?id=184494&dbid=0&repo=MeridianC ity H. ADA COUNTY HIGHWAY DISTRICT (ACHD) https://weblink.meridiancity.org/WebLink/DocView.aspx?id=185262&dbid=0&repo=MeridianC ity&cr=1 I. WEST ADA SCHOOL DISTRICT (WASD) https://weblink.meridiancity.org/WebLink/DocView.aspx?id=183904&dbid=0&repo=MeridianC ity 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 zoning map amendment to R-8 and subsequent development is consistent with the Comprehensive Plan. 2. The map amendment complies with the regulations outlined for the proposed districts, specifically the purpose statement; Page 22 Staff finds the proposed zoning map amendment will allow for the development of single- family detached homes, which will contribute to the range of housing opportunities available within the City consistent with the Comprehensive Plan and the purpose statement of the residential districts. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds the proposed zoning map amendment should not be detrimental to the public health, safety and welfare. 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 zoning map amendment will not result in an adverse impact on the delivery of services by any political subdivision providing public services within 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 per the Analysis in Section V and with the conditions of approval contained in Section VIII. B. 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: 1. The plat is in conformance with the Comprehensive Plan; Staff finds that the proposed plat, with Staff’s recommendations, is in substantial compliance with the adopted Comprehensive Plan in regard to land use, density, transportation, and pedestrian connectivity. (Please see Comprehensive Plan Policies in Section V of this report for more information.) 2. 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 with development. (See Section VIII of the Staff Report for more details from public service providers.) 3. 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. 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 based upon comments from the public service providers (i.e., Police, Fire, ACHD, etc.). (See Section VII for more information.) 5. The development will not be detrimental to the public health, safety or general welfare; and, Page 23 Staff 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 and approves of the overall project. 6. The development preserves significant natural, scenic or historic features. Staff is unaware of any significant natural, scenic or historic features that exist on this site that require preserving.