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CC - Staff Report 10-12 STAFF REPORT C�I w IDIAN -- COMMUNITY DEVELOPMENT DEPARTMENT .►A H O HEARING 10/12/2021 -1s C-1N OUT Legend DATE: :H Project Lacfltar TO: Mayor&City Council R- FROM: Sonya Allen,Associate Planner 208-884-5533 R-8 R-1-5 M1 SUBJECT: FP-2021-0043 IR-�0 Pura Vida Ridge Ranch No. 1 " RUT LOCATION: 3727 E. Lake Hazel Rd.,in the NW 1/4 of R. Section 4,T.2N.,R.1E. (Parcel #S1404212550) RUT R I. PROJECT DESCRIPTION Final plat consisting of 58 buildable lots and 13 common lots on 7.63-acres of land in the R-15 zoning district for the first phase of Pura Vida Ridge Ranch Subdivision. II. APPLICANT INFORMATION A. Applicant/Representative: Kaili Worth, B &A Engineers, Inc. —5505 W. Franklin Rd.,Boise,ID 83705 B. Owner: Justin Griffin, Sunrise Rim,LLC—2988 S. Slate Creek Way,Meridian,ID 83642 C. Representative: Joe Canning,B &A Engineers,Inc.—5505 W. Franklin Rd., Boise, ID 83705 III. STAFF ANALYSIS Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary plat and associated conditions of approval as required by UDC 11-6B-3C.2. There are the same number of building lots and common open space as shown on the approved preliminary plat. Therefore, Staff finds the proposed final plat is in substantial compliance with the approved preliminary plat as required. Page 1 IV. DECISION A. Staff- Staff recommends approval of the proposed final plat with the conditions of approval in Section VI of this report. V. EXHIBITS A. Preliminary Plat(dated: 8/24/20) _ I ._.._.._.._.._.-_ti_.._.._............ —A.._.._.._.._.._.._.._.._._._._.._._.._.._.._.._.._._.._._.--._--- ._.._..........._.._.._.._.._.._.._.._.._.._.._ --� _L_ J_LRLrr J. _ --_ FUr xds I -1.1 �_ � ��.4` .♦ m ...—.,or t i Page 2 ❑148 E LAKE HMML ROAD WCENM y 3 E W147 STAIDAND LOCAL BTW�T 24128 UPOR URBAN LOCAL STREET(NO MEWALK) n sy '-1 24128 MINOR MAN LOCAL ff=(B�EWALK ONE 8L'E) y Hill ALLEY ,e.. SHARED DRIVEWAY -z,. ■5 F PP.2 Page 3 B. Final Plat(date: 7/30/2021) Pura Vida Ridge Ranch Subdivision No. 1 BEIH6 A PaRi1W,Q"ryp,^p,srµµQ1357v a1G W.127YJ SIla41C W IIE NIRIIeF31 pLLYIER 6±ECRY!l—.R.1C BOGE Wwtlh4N,CaV OF WERI .M1 CLIIHR',IDNe] iECIKN.r-=-n/w�-e e7 tl�CRH-OF1 It A `®aT Y,��^ IX afuwc F Ixa.Ya�t sunC ---4 14�1�Oli�%SE��,�� Legend —--------— me n :Q 0 a a B O P IefE P,eC WWC!FIRIQa t Y �m NC'JOWI tlNWq WpApK[ff�.flll lu � i � Pw I �Q Q W]q rta xFsrt,Ren ne_ - F s �m,�r��e,4sF�onm�r¢,clm Wv x • I.�S/r.WM wmc ua :I.,r `m �c. scxc,•rto'. 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'r� ems' ne Anne• oxae' ,rn7'u• —I.— e.er Survey Narrative c17 mu• ¢rae' ~ar aro-N13-1 tsar +o--•newer ,,.u,4o ete nee' .e'.e• rersrasv ea.aa' B&A Engineers,Inc. now a—a�err srsoavw eR.ew �,..m c—lwigE,g r 5—,—&Flacnarb 53M W.F—Ln Rd Boles Id.837W Porn KGe Rave m,ren S.Edineien We.1 Page 4 Pura Vida Ridge Ranch Subdivision No. I Hates CertiFicate of Owner I 4EEaa1m OINFRw{n 1EN(I��vGE✓'EIhYIUII R�C� 411 BI'Y�F�.�:M.L 11F JILUBffm[U IQdBi EDIFY lH1i R 61K cx-vrExrowv.�c wn x�.Fe«E�orr ��R art�re m'�w a�r�c roa�.�"'tt�x�mww��d�ww�Enciw ra E. - nF''[[55��Foo.wx�m�L nec ulurvs ' La YNES GFUIIYI FA3wNi S NRSY[EA}I!$k(w.'Gql�E a N41Bx A}.p'g H u�4LAR w���vmrR�P IomMSlmTwr�,n+W�m�c IAid. vNE IE N IX./uwx YIII n E Hai 0.rnmnr xA¢xiFAUY ff1fET Af Fu1nFe IMiREa i`61.NfN:iNfNfR 0�1f CT Y YLCNII R1G RY1Y31Y.YWI.6�fIIi MCI � 4A1@ W ACRCLLTIIE NFA1F4l k4hAM7 h}.Ih W 6PM�tN TEED sru M m W B[aOf YA�YnM k H�A[f W'IF.11�t.�.p FFEI 1LO611E Ni111Fnx EE fA SE'UE n 11m..A'O.l1wYMl fR A9K�fn An oNa1x CarOr.P6 N OR IMI Wes'4N.'ffror]iisl p qua Ltl�S[f�Nn lA1EI 611E PoIIiI R 1[IxrlE}s A41a1Eg r-Rx x r18 K01 M N�p14N Fqt 1E1� wErnf�>Hm 1S1YI DE fl]�11:FII�M OxERaYI IAp1,Ty ff Gb1V41114q 110E A M�A 591r�.�1 FIR fET A11Ap TE g111FAY0.WrW1'R FAa 1RT111 i li roelRtlm n1 Olrrmin vp�E aFsnYs Fe}1 rvE WT4!M nWeeuara mmG4x v w >m'v>�u'.1 fFEk NW1lTW1 DLf1A411r1 lAfYAFT�IL fEblRi dA EWl4R.111[Kd.' m'>f»sm iu� x T .^1AM\ fNpi y wu 0. ff nrxx m� a.FWr; k 1]•NC1E:A91F f;ry1PR ApFlla W.ClE1 FIFk41lN.�� GENV.A 0.1E IN xC0A0 LEACH tl1.HI FEET,A A1�91AYFF'SAEEM'IX ff xidx FfEt, A rtEi.A CtlAi apleaE n u1u1x ff Ilft 1@T.4 >•i Fro m4F i1 }y iu15�11w nrs FieLniiw aiu ff amLm m wne v lxei 1Er,m1w.wiu srira N� x reAu,'o°PcemRitliv.N°�..m v,.urs u E Ew.rx1T4 1m Aae®En Frcr sxw>.�n.N.xEE E TE 4Ex�.E,r ff n1e rasFArr aArL of n unw.E nw1 r-mn-4HE ��y�nu Fa,.nmWx aalraxAEwxv�aFa+. x]N EP0.Sl3 R�Y9dM 1E6A'i1R.9 T£ Rlp 101 H[� 1FF1.R1LUf ff ll6Y iFF14111W MqE G]E]SFH1.Aw«xn•Lwn,rwu T. 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RNIIL NLTR EA4YIr nFui A PNE.1N a ova gnaw�xxx Fm,A m.rp w1aYu'k A laity n n1x Fu1, Lars;14 Ii MG m E1An11•Im a am n;•a•JWIF➢ 'ng �rYA14 x�.. • IHFN SH1L x: W N:KY Aw ffRS N AUpNNC LES-91r�y21 FC 1 ce>EUA xu aAu a w1En AE wr..4 ar nE xc.mrnFc' lfww nu cwar a EAwnm F4L xEm'mu wxFc¢n nE nnrE w1mFn rw Ave.saE a 1Ex L Mr 11 A 1, ianee "4 arcx..E snem,a un w1r*x.s,xL 1c4G See Sheet 3 for Owner's Signature �"`� [rrr n■o rcarlNlrm w51FR EWIraIENF�M�roB1 bRH f�S��E�awrrc7��nE AA4 1rxEAw¢ff. SrcHr 1wou1�-o 1�x�5K1;Yrv. A B&A Engineers, Inc. Co-ltinZ Win.,SGE+'ryc4a k PL W5 W.TFa Mm Rd.Ud] ,M.83 M f�]3s33�E PWo'Ad.Ri gq R-h Subdmik a,Ha 1 Sn..1 a«] Page 5 C. Landscape Plan(date: 9/28/2021) r - - - - _ T— I � `tip SKEET L1.11 = e (SHEET LL10 PHASE 1 "W` gemfE j FINAL PLAT I SHEET L1.12 SHEET L1.13 FUTURE PHA ES \ i FUTURE PHASES \ r LANDSCAPE REQUIREMENTS A1l'&E ALL 3Ia�'LA1 LANE HAZEL RD k LEGEND: iew I in; I Fg '• PLANT SCHEDULE mm I Wpm Jj i y`e III E.LA FORNNA STREET .m X I Y I a m 3 � _,ago sTeeer Nil rA _ e T � _ d „o 3 O r ,I sl W a ^r T _ A�fATCNLINE HEEQL110 nnATc C I �® 171,1LANESCAPE PLAN R,.,Fes^ P o .�......s ,...,.a •�•.••—• 0 pL1.01 Page 6 LEGEND. yyaEyy ~ E PLANT SCHEDULE A N07A PART MATCHLINE SHEET 11.11 MATCHLINE SHEET L1.13 LANNSCAPE PLAN t,r,��' P' .�.. >" L1.11 LEGEND f INA.TCHLFNEtHEE�PL110 �\ ® •�����..v�...� OF jyfltl HEFT Li' C'O\� 9� "• ,..e..�,ffw.�,,.. ]y� PLANT SCHEDULEmin .: d ZNY 11 ono- a� Oy `FUTURE PHASE JNil ar a LANDSCAPE PLAN mL1.12 Page 7 \ \SOpe% LEGENDBI MATCHLINE SHEET L1.13 r¢I PLANT SCHEDULE N»� ... pm-i Mimi © IMITSOF HASE k\ \ \ '\ \ ._.,°� •» ... FUTU ' -'FUTURE PHASENil 0 - 0 L1.11 GENERAL LANDSCAPE NOTES `0 (:�DOULDER PLACEMENT DETAIL S[ LANDS PE NOTEg F�p:6 1 l aW33 �' BIKE RACK sM?d e .. vwna a�.v. W O-Ir•.':.PLAN�TER�DE^0 C�UT�EDGE.,.,.... ... ...._......,,— .. ..�....,,_�. .�._._. ...�.�...... ..., -. . T' t r n.. 5 CONIFEROUS TREE PLANTING .m w�^a RIfM DF W V LAN SGAPE NOTES 9 5'WROUGHT IRON FENCE Ax ^` [y a 3 PLANNINIGL&GROUNDCOVER sst w c5� MA « n �Sr CoI SHRUB PLANTING r Y `s,DECIDUOUS TREE PLANTINU 0 0 0 L2.00 Page 8 LANDSCAPE AREA WEED ABATEMENT NOTES TOPSOIL NOTES PREPARATION NOTES. mzms- m m ilia fa 0 .... a MVlS10-s-w �tv SERIES 10M SERIES �a QD aPirl! ® o Page 9 D. Common Driveway Exhibits Pura Vida Ridge Ranch Subdivision Common Driveway Configuration Lots 17 and 25, Block I SETBACK PROPOSES LINE BUILDING 1 � 1 r 5.00 7 t. ay 20.00 ' SETBACIt e � LINE \� - � f s PROPos \ � � 1 BUILllING a 2.50 , Y 'r 2 24 TTW LINE \fit 1 PROPOSER BUfLINNG SETBACK 9� LINE r 10.00 s }, 5.00` � 20.QQ \ -00 MA Engineers, Inc. Cnnsu'hng Engineers,Surveyors d.Planners NORTH 55us W.r—kim Yd.Uojx,id.asrx NT5 (xusl sa3a-s�i Page 10 4 4 v Jr ; �n td S I V F �1 1 N 203. I I a CDYl I e 1 1 1 I I 1 j CL b 0 A � w � n 1 � v o � G� x A ° ; rb r* i gr 1 7rr� r r� p + + J I a / o Page 11 E. Emergency Access Exhibit(Approved by Fire Dept.) Pura Vida Ridge Ranch Subdivision Emergency Access Detail E. Lake Hazel Road WAIVOKE 1IR04CH E5 ABLE BOLLAM OR AN APPRO 0 ECIInL E. La Forte 10 BOLURDWAWORM WRIM RL�OR AN kPPRUOEI ECKJAL Street 4 SA Ekgmeers, Inc- TH T Page 12 VI. CITY/AGENCY COMMENTS & CONDITIONS A. Planning Division Site Specific Conditions: 1. Applicant shall comply with all previous conditions of approval associated with this development(H-2020-0064,Development Agreement Inst. #2021-042520). 2. The applicant shall obtain the City Engineer's signature on the final plat within two(2)years of City Council's approval of the preliminary plat(by January 19,2023) in accord with UDC 11-6B-7 in order for the preliminary plat to remain valid; or, a time extension may be requested. 3. Prior to submittal for the City Engineer's signature,have the Certificate of Owners and the accompanying acknowledgement signed and notarized. 4. The final plat shown in Section V.B prepared by B &A Engineers,Inc., stamped on 7/30/2021 by Joseph D. Canning, shall be revised as follows: Legend: a. Include recorded instrument number of existing storm drainage maintenance easement. Notes: b. Note#6: ". . . in compliance with 14 '^�5v H-2020-0064." c. Note#9: ". . .prior approval from the health authority and the City of Meridian." d. Note #16: Include date and recorded instrument numbers for the ACHD storm water drainage system. Plat: e. The minimum property size in the R-15 zoning district is 2,000 square feet per UDC Table 11-2A-7;revise Lots 4, 8, 12, 15, 16, 18, 19, 23, 24, 26, and 27,Block 1 and Lots 2, 3 and 7,Block 5 to comply. f. Correct the number of buildable/open space lots in the Purpose of the Survey Narrative. g. Include a curve reference#for the south end of Lot 10,Block 1. An electronic copy of the revised plat shall be submitted to the Planning Division prior to signature on the final plat by the City Engineer. 5. The landscape plan shown in Section V.C, prepared by South Beck & Baird, dated 9/28/21, shall be revised as follows: a. The pathway encroaches on the corner of Lot 13,Block 1;relocate the pathway outside of the buildable lot. b. Depict fencing abutting pathways and common open space lots to distinguish common from private areas per the standards listed in UDC 11-3A-7A.7; include a detail(s) of the proposed fence.Note: This section of Code is eligible for alternative compliance. An electronic copy of the revised landscape plan shall be submitted to the Planning Division prior to signature on the final plat by the City Engineer. 6. A 14-foot wide public pedestrian easement shall be submitted to the Planning Division for the multi-use pathway along the Ten Mile Creek prior to signature on the final plat by the City Engineer. Page 13 7. Development of Lots 3-5,7-9, 11-13, 14-16, 18-20,22-24 and 26-28,Block 1 and Lots 1-4 and 7-8, Block 5 shall comply with the setbacks depicts on the common driveway exhibits in Section V.D and as approved with the Planned Unit Development(H-2020-0064). 8. All common driveways shall comply with the standards listed in UDC 11-6C-3D or as otherwise approved with the Planned Unit Development(H-2020-0064). 9. All alleys shall comply with the standards listed in UDC 11-6C-3B.5. 10. The Ten Mile Creek shall remain open as a natural amenity and shall be improved and protected with development of the subdivision in accord with UDC 11-3A-6. 11. A floodplain development permits shall be obtained prior to construction for any development within the floodplain. 12. "No Parking" signs shall be erected at the alley/street intersections of E. Jaco St. &E. Limon St. 13. Submit a 14-foot wide public pedestrian easement for the multi-use pathway along the east boundary of the site adjacent to the Ten Mile Creek to the Planning Division prior to submittal of the final plat for City Engineer signature. 14. A perpetual ingress/egress easement shall be filed with the Ada County Recorder,which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment in accord with UDC 11-6C-3D.8. A copy of the easement shall be submitted to the Planning Division prior to signature on the final plat. This easement may be depicted on the final plat with a note that includes the required information rather than as a separate recorded easement. 15. Prior to signature of the final plat by the City Engineer,the applicant shall provide a letter from the United States Postal Service stating that the applicant has received approval for the location of mailboxes. Contact the Meridian Postmaster, Sue Prescott, at 887-1620 for more information. 16. All future development shall comply with the minimum dimensional standards listed in UDC Table 11-2A-7 for the R-15 zoning district, unless otherwise approved through the Planned Unit Development(H-2020-0064, see Exhibit VIII.1). 17. Staff s failure to cite specific ordinance provisions or conditions from the preliminary plat and/or development agreement does not relieve the Applicant of responsibility for compliance. B. Public Works Site Specific Conditions: 1. The sewer stub to the West in Lake Hazel Road at the intersection of Rincon Drive Sewer shall end in a clean out. 2. The sewer stub to the West in Rincon Drive at the intersection of Pura Vida Avenue shall end in a clean out. 3. Public sewer mains shall not be placed in common driveways. a. For three or less lots on a common drive services shall be run from the main in the roadway to individual lots. b. For four or more lots on a common drive,private sewer main shall be run into the common drive. Private sewer will be the responsibility of the HOA to maintain. On the common Page 14 drive boundary line, a manhole will be required, this and any additional manholes in common drives must be marked with"Private"on the lid. 4. The geotechnical investigative report prepared by Materials Testing & Inspection indicates some very specific construction considerations. The applicant shall be responsible for the adherence of these recommendations to help ensure that groundwater does not become a problem within crawlspaces of homes or for the control of storm water. 5. A floodplain permit is required for this development. Lots will remain in the floodplain and houses will need to meet floodplain permit requirements until such time that Lake Hazel Bridge is replaced and LOMR is approved by FEMA. 6. A streetlight plan must be submitted that meets the City's Design Standards. General Conditions: 7. Sanitary sewer service to this development is available via extension of existing mains adjacent to the development. The applicant shall install mains to and through this subdivision; applicant shall coordinate main size and routing with the Public Works Department,and execute standard forms of easements for any mains that are required to provide service. 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. 8. Water service to this site is available via extension of existing mains adjacent to the development. The applicant shall be responsible to install water mains to and through this development, coordinate main size and routing with Public Works. 9. 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. 10. Upon installation of the landscaping and prior to inspection by Planning Department staff,the applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A. 11. A letter of credit or cash surety in the amount of 110% will be required for all incomplete fencing, landscaping, amenities,pressurized irrigation,prior to signature on the final plat. 12. The City of Meridian requires that the owner post with the City a performance surety in the amount of 125% of the total construction cost for all incomplete sewer, water 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 applicant shall be required to enter into a Development Surety Agreement with the City of Meridian. 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. 13. 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, and water infrastructure for a duration of two years. This surety amount will be verified by a line item final cost invoicing 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. 14. In the event that an applicant and/or owner cannot complete non-life,non-safety and non-health Page 15 improvements, prior to City Engineer signature on the final plat and/or prior to occupancy, a surety agreement may be approved as set forth in UDC 11-5C-3C. 15. 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. 16. 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. 17. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 18. Developer shall coordinate mailbox locations with the Meridian Post Office. 19. All grading of the site shall be performed in conformance with MCC 11-1-4B. 20. 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. 21. 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. 22. 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. 23. 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. 24. Street light plan requirements are listed in section 6-7 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. 25. 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 I I" 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. 26. Applicant shall be responsible for application and compliance with and NPDES permitting that may be required by the Environmental Protection Agency. Page 16 27. Any wells that will not continue to be used must be properly abandoned according to Idaho Well Construction Standards Rules administered by the Idaho Department of Water Resources. The Developer's Engineer shall provide a statement addressing whether there are any existing wells in the development, and if so,how they will continue to be used, or provide record of their abandonment. 28. Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact the Central District Health Department for abandonment procedures and inspections. 29. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(MCC 9-1-28.C.1).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 development plan approval. 30. 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. Page 17