PZ - Staff Report 5-19 STAFF REPORT C�I
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COMMUNITY DEVELOPMENT DEPARTMENT .►A H O
HEARING May 19,2022
Legend
DATE: leiProfit Lorca Liar
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TO: Planning&Zoning Commission
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FROM: Sonya Allen,Associate Planner
208-884-5533
SUBJECT: H-2022-0015
Bountiful Commons—MDA,PFP
LOCATION: 5960 N. Linder Rd.,in the NW 1/4 of --
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I. PROJECT DESCRIPTION
Modification to the existing Development Agreement(Linder Mixed Use -Inst. #2018-052340) to
update the conceptual development plan&building elevations; and combined preliminary and final
plat consisting of three(3)building lots on 2.20 acres of land in the C-C(Community Business)
zoning district.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 2.20
Existing/Proposed Zoning C-C(Community Business District)
Future Land Use Designation Mixed Use—Community(MU-C)
Existing Land Use(s) Vacant/undeveloped land
Proposed Land Use(s) Commercial(mixed use)
Lots(#and type;bldg./common) 3 building/0 common
Phasing Plan(#of phases) 1
Number of Residential Units(type NA
of units)
Physical Features(waterways, None
hazards,flood plain,hillside)
Neighborhood meeting date;#of 2/1/22
attendees:
History(previous approvals) H-2017-0095(AZ,Development Agreement Inst.#2018-
052340);H-2018-0067(PP);H-2018-0084(FP);PBA-
2022-0004 ROS#1333
Page 1
B. Community Metrics
Description Details P
Ada County Highway
District
• Staff report(yes/no) No
• Requires ACHD No
Commission Action
es/no
Access Access is proposed via a private backage road/driveway along the
(Arterial/Collectors/State west boundary of the site.
Hwy/Local)(Existing and
Proposed)
Traffic Level of Service NA
Stub There are no stub streets that exist to this site and none are
Street/Interconnectivity/Gros required to be provided to adjacent properties.
s Access
Existing Road Network A backage road/driveway exists along the west boundary of this
site parallel to N.Linder Rd.
Existing Arterial Sidewalks/ There are no existing arterial streets abutting this site.
Buffers
Proposed Road NA
Improvements
West Ada School District NA
Police Service No Comment
C. Project Area Maps
Future Land Use Map Aerial Map
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A. Applicant:
Stephanie Hopkins,KM Engineering, LLP—5725 N. Discovery Way, Boise, ID 83713
B. Owners:
TMEG Properties, LLC—74 E 500 S, Ste. 200,Bountiful,UT 84010-0000
C. Representative:
Same as Applicant
III. NOTICING
Planning&Zoning City Council
Posting Date Posting Date
Notification published in
newspaper 5/3/2022
Notification mailed to property
owners within 300 feet 4/27/2022
Applicant posted public hearing
notice on site 5/7/2022
Nextdoor posting 4/27/2022
IV. COMPREHENSIVE PLAN ANALYSIS(Comprehensive Plan)
Land Use: The Future Land Use Map(FLUM)contained in the Comprehensive Plan designates this
property as Mixed Use—Community(MU-C). The purpose of this designation is to allocate areas
where community-serving uses and dwellings are seamlessly integrated into the urban fabric. The
intent is to integrate a variety of uses, including residential,and to avoid mainly single-use and strip
commercial type buildings.Non-residential buildings in these areas have a tendency to be larger than
in Mixed Use Neighborhood(MU-N) areas. Goods and services in these areas tend to be of the
variety that people will mainly travel by car to,but also walk or bike to (up to 3 or 4 miles).
Employment opportunities for those living in and around the neighborhood are encouraged.
Page 3
Developments are encouraged to be designed according to the conceptual MU-C plan depicted in
Figure 3C. (See pgs. 3-11 through 3-16 for more information.)
The Applicant proposes to develop the subject property with four(4)multi-tenant commercial/office
buildings with associated outdoor plazas and surface parking. The existing development plan was
reviewed and deemed to be generally consistent with the Comprehensive Plan with H-2017-0095.
Staff has reviewed the proposed conceptual development plan for consistency with the development
guidelines in the Plan and recommends changes to the plan as noted below in Section V.A consistent
with the following general guidelines for Mixed-Use and specifically MU-C developments:
• "In developments where multiple commercial and/or office buildings are proposed,the
buildings should be arranged to create some form of common,usable area, such as a plaza or
green space."(Pg. 3-13)
• "Supportive and proportional public and/or quasi-public spaces and places including but not
limited to parks,plazas, outdoor gathering areas, open space, libraries,and schools that
comprise a minimum of 5%of the development area are required. Outdoor seating at
restaurants do not count toward this requirement."(Pg. 3-16)
The following Comprehensive Plan Policies are also applicable to this development: (Staff's
analysis in italics)
• "Permit new development only where it can be adequately served by critical public facilities
and urban services at the time of final approval,and in accord with any adopted levels of
service for public facilities and services."(3.03.03F)
City water and sewer service is available and can be extended by the developer with
development in accord with UDC 11-3A-21. Urban services are available to be provided
upon development.
• "Encourage compatible uses and site design to minimize conflicts and maximize use of land."
(3.07.00)
The proposed commercial/office uses should be compatible with existing residential and
church uses to the east and south; and with future commercial uses to the west.
• "Encourage and support mixed-use areas that provide the benefits of being able to live, shop,
dine,play, and work in close proximity,thereby reducing vehicle trips, and enhancing overall
livability and sustainability."(3.06.02B)
The proposed mix of commercial/office uses should provide needed services for nearby
residents and employees.
• "Ensure development is connected to City of Meridian water and sanitary sewer systems and
the extension to and through said developments are constructed in conformance with the City
of Meridian Water and Sewer System Master Plans in effect at the time of development."
(3.03.03A)
The proposed development will connect to City water and sewer systems;services are
required to be provided to and though this development in accord with current City plans.
V. UNIFIED DEVELOPMENT CODE ANALYSIS U.
A. Development Agreement Modification(MDA):
The Applicant proposes a modification to the existing Development Agreement(DA) for Linder
Mixed Use(Inst. 42018-052340)to update the conceptual development plan&building
Page 4
elevations for this site to accommodate the proposed development; and remove the Chili's
restaurant conceptual building elevations from the agreement.No changes are proposed to the
text of the agreement.Note: The overall DA is for a larger 5-acre area; the portion subject to the
proposed modification is the northeastern 2.93 acres.
The existing plan depicts a 7,000 square foot(s.f.)and 10,000 s.f.buildings with a shared outdoor
plaza area in between the two buildings with surface parking around the perimeter of the
buildings. A dance studio and event center for dance recitals and performances were originally
anticipated to develop on this site but is no longer planned(see Section VII.A below). Conceptual
elevations are included in the existing DA for a Chile's restaurant, a couple of multi-tenant
buildings and an event center.
The proposed development plan includes four(4)multi-tenant commercial/office buildings with
individual outdoor plazas at the rear of each building, a pedestrian walkway around each building
with a connection in between the two northern buildings and two southern buildings, and surface
parking internal to the site. Conceptual elevations for the proposed structures are also included
(see Section VII.B below). As part of the modification,the Applicant proposes to remove the
conceptual elevations for the Chili's restaurant and the event center.
A north/south backage road exists along the west boundary of this site that provides an
access from the collector street(W. Cayuse Creek Dr.)to the north to Linder Rd. at the
south boundary of Bountiful Commons Subdivision. Staff is concerned the ten(10)parking
spaces depicted on the site plan along the west boundary of the site will create a safety
hazard by vehicles backing out into traffic; therefore, Staff recommends these spaces are
removed from the plan.
An existing provision of the DA(#5.1b)requires a minimum of 5% of the development area
to be developed with supportive and proportional public and/or quasi-public spaces and
places.Based on 2.93 acres, a minimum area of 0.15-acre(or 6,382 square feet)would be
required.In mixed use designated areas where multiple commercial and/or office buildings
are proposed,the Comprehensive Plan also desires buildings to be arranged to create some
form of common,usable area,such as a plaza or green space.To create more of a shared
common usable area as desired, Staff recommends instead of individual outdoor plaza areas
for each building,the parking areas in between Buildings A&B and C &D are removed
and a plaza/green space is provided in these areas with seating,landscaping and shade
structures.
Note: The conceptual development plan depicts a total building square footage of 31,488+/-s.f.
between four(4)buildings.For a commercial/office use in a commercial district, a minimum of
63 off-street parking spaces would be required; a total of 154 spaces are proposed. Even with
removal of 34 spaces as recommended, a total of 120 spaces will still be provided,which Staff
believes will meet the needs of the development.
Staff has reviewed the provisions of the existing DA and finds the proposed conceptual
development plan to be in compliance with these provisions if the Applicant complies with the
recommended changes to the plan.
Staff is generally supportive of the proposed modification to the DA with the recommended
changes to the conceptual development plan noted above. Staff recommends the Applicant
revise the plans to incorporate these changes and submit a copy of the revised plan to the
Planning Division at least 10 days prior to the City Council hearing.
Page 5
B. Preliminary/Final Plat(PFP):
A combined preliminary and final plat is proposed to re-subdivide a portion of Lot 1 and all of
Lot 4,Block 1,Bountiful Commons Subdivision. The current configuration of the property was
created through Record of Survey#13333 associated with PBA-2022-0004. The proposed plat
consists of three(3)building lots on 2.20 acres of land in the C-C zoning district.
Existing Structures/Site Improvements:
There are no existing structures on this site; the previous structures have been removed.
Dimensional Standards:
Development of the proposed lots is required to comply with the dimensional standards of the C-
C zoning district in UDC Table 11-2B-3.
Subdivision Design and Improvement Standards(UDC 11-6C-3):
Development of the subdivision is required to comply with the subdivision design and
improvement standards listed in UDC 11-6C-3.
Access(UDC 11-3A-3)
Access to the site exists via a private driveway/backage road that runs parallel to N. Linder Rd.
depicted in an easement on the plat.No stub streets exist to the site and none are proposed or
required to be provided to adjacent properties. A cross-access easement agreement(Inst. #2018-
108834) exists between all lots in the subdivision that grants access over drive aisles and parking
areas per plat note#12.
Pathways(UDC 11-3A-8):
There are no pathways depicted on the Pathways Master Plan for this site. The existing DA
(provision#5.1i)requires a pedestrian pathway connection to be provided to the church
property(Parcel#R6905150070) at the south boundary of the site; the site/landscape plan
shall be revised accordingly.
The existing DA also requires a walkway to be provided along one side of the north/south
backage driveway for safe pedestrian access and connectivity. Because a sidewalk was
constructed on the Beehive Credit Union(A-2020-0032) site to the west of the proposed
development along the west side of the driveway, Staff is not including a requirement for a
walkway to be constructed on the east side of the driveway on the subject property.
Sidewalks(UDC 11-3A-1 :
There are no public streets proposed within this site or that exist adjacent to the site;therefore,
sidewalks are not required.
Landscaping(UDC 11-3B):
No streets are proposed with this application and none exist adjacent to this site;therefore,no
street buffer landscaping is required.No pathways are proposed; therefore,no pathway
landscaping is required.
A 25-foot wide buffer is required along the east boundary of Lots 7 and 8,Block 1 adjacent to
existing residential uses as set forth in UDC Table 11-2B-2;the buffer should be landscaped per
the standards listed in UDC 11-3B-9C and may be installed at the time of lot development. The
landscape plan depicts the 25-foot wide buffer planted with a mix of deciduous and evergreen
trees with a 3-foot tall berm in accord with UDC standards.
Storm Drainage:
An adequate storm drainage system is required in all developments 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. The Applicant submitted a Geotechnical
Page 6
Engineering RMort for the proposed subdivision that was prepared in 2018 with the original
subdivision. Stormwater integration is required in accord with the standards listed in UDC 11-3B-
11 C.
Pressure Irrigation(UDC 11-3A-151:
Underground pressurized irrigation water is required to be provided for each and every lot in the
subdivision as required in UDC 11-3A-15. This property lies within the boundary of Settler's
Irrigation District.
Utilities (UDC 11-3A-21):
Utilities are required to be provided to the subdivision as required in UDC 11-3A-21.
Waterways(UDC 11-3A-M:
The North Slough runs along the project's north boundary and has been piped in accord with
UDC 11-3A-6B.A portion of the easement(i.e. 10') lies on this property as depicted on the plat.
This project is not within the flood plain.
Fencing(UDC 11-3A-6 and 11-3A-7)•
All fencing is required to comply with the standards listed in UDC 11-3A-7. Fencing exists along
the north, east and west property boundaries;no new fencing is proposed with this application.
Building Elevations(UDC 11-3A-19 I Architectural Standards Manual):
Conceptual building elevations were submitted for the proposed single-story commercial/office
buildings as shown in Section VII.B; these elevations may change with future applications but
provide a general idea of the type of architecture planned. Final design must comply with the
design standards in the Architectural Standards Manual.
VI. DECISION
A. Staff:
Staff recommends approval of the requested development agreement modification with
recommended changes to the conceptual development plan as noted above in Section V.A; and
combined preliminary and final plat with the provisions noted in Section VIII,per the Findings in
Section IX.
Page 7
VII. EXHIBITS
A. Existing Development Agreement Provisions, Conceptual Development Plan and Elevations
S. CONDITIONS GOVERNING IIEVEL011ilYli NT OF SUBJECT PROPERTY:
5.1. Owners andtor Developer shall develop the Property in accordance with the
following special conditions:
a. Future development of the subject prupettyshall be generally consistent withtheconceptual site
plan,building elevations, and provisions contained in the Staff Report that is attached to the
Findings of Fact and Conclusions of Law attached hereto as Exhibit'B".
b. Provide supportive and proportional public and/or quasi-public spaces and places including but
not limited to parks, plazas, outdoor gathering arras, open space, libraries, and schools that
comprise a minimum of5%of the development area within the site development area.
c_ Non-residential buildingq should be proportional to and blend in with adjacent residential
buildings.
d. The misting homes and associated outbuildings shall be removed fmrn the siteprior to issuance
of any building permits.
e. if access isn't available to ibis site at the time of development, a temporary access will be
allowed via N.Linder Road with approval from the Ada County Highway District_At such time
as access from the north andlor south is available,the temporary access shadI be removed and
the use discontinued.
f. The developer shall grant a crass-acccsslingress-egress easement to the properties to the north
(parcel4SO4252234)10)and south(parcel NS0+425233810)in accordwith UDC 11-3A-3 and the
Comprehensive Plan(action item#3.03.02N).A recorded copyofrhe tascn=t agrevrrtew shall
be submitted to the Planning Division with the first Certificate of Zoning Compliance
application for thu development.
g. Future development shall complywith the structure and design standards listed in lJl]C l 1-3A-
14 and in the Architectural Standards Manual (ASM).
h, A 10-foot wide segment orthc City's multi-use pathway is required along N. Linder Road in
accord with the Pathways Master Plan. Landscaping shall be installed in accord with the
standards listed in UDC 11-3B-12C on either side of the pathway.
i. Provide a pedestrian pathway connection to the church property at the south boundary of the
site.
j. Provide a walkway along one side of the north/south backage driveway for safe pedestrian
access and connectivity.
k. Prior to removing airy of the existing trees from the site,the developer/owner shall contact the
City Arborist to determine mitigation requirements for any healthy trees 4"caliper and greater
that are removed from the site in accord with UDC I 1-3B-1flC.5.
1. The applicant shall submit and obtain approval of a Certificate of Zoning Compliance and
Dcsigr Review application from the Planning Division, prior to submittal of any building
permit applications.
m, Prior to the application for any development on the subject site, sanitary sewer and water
serviceability will need to be reviewed. This is due to the potential timing of development of
adjacent properties and the ability or inability to create loops in the water system and to
determine the Touting of sanitary sewer.
n. Provide a pedestrian walkway from the sidewalk along the north/south backage driveway to the
entrance of the building proposed on the cast side of the site(i.e,the dance studiolcvent center).
Page 8
LINDER MIXED-USE DEVELOPMENT
LINDER ROAD MERIDIAN,IDAHO
OVERALL GENERAL SITE NOTES TA-
SCALE:... .........—.........1-=*'-D-iHEAN(NRE(150FA�N
ZONING{EXISTING}:................RUT
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TOTAL AREA:.................9.0 ACRES
t COMMON OPEN SPACE REQUIRED:............10%
DEVELOPER: TGI CORP.
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Page 13
D. Proposed Preliminary Plat(date: 2/l/2022)
PRELIMINARY PLAT SHOWING
BOUNTIFUL COMMONS
SUBDIVISION NO.2
A RE-SUBDIVISION OF BOUNTIFUL COMMONS
SUBDIVISION SITUATED IN A PORTION OF THE
SOUTHWEST 114 OF THE NORTHWEST 114 OF SECTION
25,TOWNSHIP NORTH,RANGE 1 WEST,BOISE
MERIDIAN,CITY OF MERIDIAN,ADA COUNTY,IDAHO
FEBRUARY,2022
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Page 14
E. Proposed Final Plat(dated: 2/4/2022)
PLAT OF
Bountiful Commons Subdivision No.2
A RE51JBOIVI530N OF LOFT AND A PORTION OF LOT 1,BLOCK 10F
BOU NTI FUL COMMONS SVBDMISION,SITUATED IN THE SOUTHWE$1
114 OF THE NORTHWEST 414 OF SECTION 25,T M OWNSHIP 4 NOR , D 4 120
RANGE 1 WEST,BOISE MERIDIAN,CITY OF MERIDIAN,
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Page 15
PLAT OF
Bountiful Commons Subdivision No.2
CERTIFICATE OF OWNERS NOTES
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Page 16
F. Landscape Plan(date: February 2022)
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Page 17
VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
Staff recommends the Applicant revise the conceptual development plan depicted in Section
VII.B to incorporate the changes noted in Section V.A and submit a copy of the revised plan
to the Planning Division at least 10 days prior to the City Council hearing.
1. The existing Development Agreement(DA) (Inst. #2018-052340,H-2017-0095)for Linder
Mixed Use shall be amended as proposed by the Applicant with the changes to the conceptual
development plan recommended by Staff. The amended DA shall be signed by the property
owner and returned to the Planning Division within six(6)months of the City Council
granting approval of the amendment. The specific provisions for the amended DA are as
follows
2. The final plat shall include the following revisions:
a. Include the recorded instrument of the City of Meridian sewer and water easement
graphically depicted on Sheet 1.
3. The landscape plan depicted in Section VII.F is approved as submitted.
4. Future development shall be consistent with the minimum dimensional standards listed in
UDC Table 11-2B-3 for the C-C zoning district.
5. With development of Lots 7 and 8,Block 1, a 25-foot wide buffer shall be provided along the
eastern boundary of those lots adjacent to residential uses as set forth in UDC Table 11-2B-2,
landscaped per the standards listed in UDC 11-3B-9C.Note: This buffer is not required to be
constructed with the subdivision improvements.
6. As approved with Bountiful Commons Subdivision No. 1 tree mitigation plan, each lot shall
provide an additional 12.5 caliper inches of trees, above the minimum standards,when
developed. These trees shall be depicted on the landscape plans submitted with the Certificate
of Zoning Compliance application for development of each lot.
7. All waterways on this site shall be piped as set forth in UDC 11-3A-6B unless otherwise
waived by City Council.
B. PUBLIC WORKS
Site Specific Conditions of Approval
1. Sewer mains must meet minimum separation requirements from other mains;which is 10 feet
for parallel lines.
2. Sewer mains require a minimum 20-foot-wide easement whenever they're located outside of
right-of-way.
3. Ensure no sewer services pass through infiltration trenches.
4. Ensure no permanent structures including,but not limited to trees, shrubs,buildings, carports,
trash enclosures, fences, infiltration trenches, light poles, etc. are built within any City utility
easement.
5. The applicant must ensure that fire requirements are met and no fire hydrants or fire services
lines are required for the eastern parcels. If any hydrants are fire lines are required,then an 8-
inch diameter water main must be run to the eastern properties instead of service lines;the
services,hydrants,and fire lines will then be stubbed from that 8-inch main extension. If
main is added, a 20-foot-wide easement will be required over the main.
Page 18
6. A streetlight plan will be required, and must conform with the Meridian City Standards and
Specifications.
7. Three(3)new streetlights will be required within the right-of-way of North Linder Road.
General Conditions of Approval
8. 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.
9. 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.
10. 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.
11. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water(MCC 9-1-28.C). 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.
12. 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.
13. 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.
14. 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.
15. 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.
16. 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.
Page 19
17. 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.
18. 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.
19. 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.
20. 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.
21. Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
22. Developer shall coordinate mailbox locations with the Meridian Post Office.
23. 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.
24. 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 I-foot above.
25. 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.
26. 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.
27. 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.meridianciU.oMIgublic works.aspx?id=272.
28. 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.
29. 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. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ)
https://weblink.meridiancioy.or9/WebLink/Doc View.aspx?id=259544&dbid=0&repo=MeridianC
hty
Page 20
D. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=259179&dbid=0&repo=MeridianC
Lty
E. ADA COUNTY HIGHWAY DISTRICT(ACHD)
https:llweblink.meridiancity.ory WWebLinkIDocView.aspx?id=260310&dbid=0&repo=MeridianC
hty
IX. FINDINGS
A. Preliminary Plat:
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;
Stafffinds that the proposed plat is in substantial compliance with the adopted Comprehensive
Plan in regard to land use and transportation. (Please see Comprehensive Plan Policies in,
Section IV of this report for more information)
2. Public services are available or can be made available and are adequate to accommodate the
proposed development;
Stafffinds that public services will be provided to the subject property with development. (See
Exhibit B 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, Stafffinds 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 VIII for more information)
5. The development will not be detrimental to the public health, safety or general welfare; and,
Staff is not aware of any health, safety, or environmental problems associated with the platting
of this property. ACHD considers road safety issues in their analysis.
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.
Page 21