Staff ReportItem #4H: Karmelle Subdivision (PP-12.014)
Application(s):
- Preliminary Plat
Size of property, existing zoning, and location: This site consists of 16.18 acres, is currently zoned R-4, and is located on the east
side of S. Locust Grove Road, approximately'/4 mile south of Victory.
Adjacent Land Use 8~ Zoning:
North: Vacant property (application is currently in process to rezone to R-8 and plat the property for single-family residential
uses), zoned RUT in Ada County
East: Single-family residences in Tuscany Lakes Subdivision, zoned R-4
South: Rural residential property, zoned RUT in Ada County
West: Vacant land, zoned RUT in Ada County; and single-family residences in Tuscany Village Subdivision, zoned R-8
History: In 2006, City Council approved the annexation and a preliminary plat consisting of 60 residential lots and 6 common lots on
22.37 acres of land for the Harcourt Subdivision. A development agreement was not required with the annexation of the property. The
previous developer has sold several of fhe properties that where part of the previous approvals which are not part of the proposed
subdivision.
Summary of Request: The applicant requests preliminary plat approval of 43 residential lots and 12 common lots on 16.18 acres of
land. The minimum lot size proposed with the plat is 8,995 square feet and the average lot size is 10,600 square feet. The gross
density for the proposed subdivision is 2.67 dwelling units to the acre consistent with the LDR designation. This density is consistent to
what is developed in the area and complies with the maximum of four (4) dwelling units in the R-4 zone. All of the lots comport to the R-
4dimensional standards. Several structures exist on the property and must be removed with the development of the site.
Primary access to the site is proposed from E. Victory Road. Two (2) stub streets .are shown along the east boundary for future
connectivity. Secondary access is from E. Falcon Drive, designated a local street, which is along the south boundary and connects to
S. Eagle Road. Street frontage improvements are required (not shown on the submitted plans) along Lots 26 and 27, Block 3 which
fronton E. Falcon Drive.
A minimum of 1.61 acres of qualified open space and one amenity is required to be provided. The submitted plat has 1.51 acres (9.3%)
of qualifying open space. The applicant proposes to construct two amenities: a children's play structure in Lot 18, Block 3 and sitting
area in Lot 15, Block 1. With the final plat submittal, the applicant must submit a revised landscape demonstrating compliance with the
10 percent open space requirement.
The proposed homes depict a mix of building materials (lap siding, cedar shake siding, stucco and board and batten siding) and stone
wainscot. The design features staff supports is the substantial pillars, covered porches and mix of gable and hip roofs and a mix of
building materials. Staff is of the opinion the future homes will complement the existing homes in the area and demonstrate high quality
materials.
Comprehensive Plan DesignationlCompliance w/Comp Plan? Low Density Residential -Yes
Compliance with UDC? Yes w/conditions
Written Testimony: Bob Aldridge supports the project but wants to ensure the conveyance of surface water to his property and the
other properties using the existing irrigation system. Further, he has requested a 6-foot tall beige vinyl fence along the western
boundary of the subdivision as discussed with the applicant.
Staff Recommendation: Approval
Notes:
STAFF REPORT
Hearing Date:
TO:
FROM:
SUBJECT:
December 6, 2012
Planning and Zoning Commission
Bill Parsons, Associate City Planner
208-884-5533
PP-12-014 - Karmelle Subdivision
E IDIAN~--
1DAH0
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Providence Management, LLC, is requesting preliminary plat approval of forty-three
(43) residential lots and twelve (12) common lots on 16.18 acres in an R-4 zoning district.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed application in accord with the conditions of approval in
Exhibit B and the Findings of Fact and Conclusions of Law in Exhibit C.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the City
Council of File Number PP-12-014, as presented in the staff report for the hearing date of December
6, 2012, with the following modifications: (Add any proposed modifications).
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the City
Council of File Number PP-12-014, as presented during the hearing on December 6, 2012, for the
following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number PP-12-014 to the hearing date of (insert continued hearing date here)
for the following reason(s): (You should state specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The site is located on the south side of E. Victory Road, east of S. Eagle Road in the northwest'/4
of Section 28, Township 3 North, Range 1 East. (Parcel #'s: 83193200010 and 83193200020)
B. Owner(s):
Providence Management, LLC
7761 E. Riverside Drive, Suite # 100
Boise, Idaho 83714
C. Applicant:
Same as owner
D. Representative:
Scott Wonders, J-U-B Engineers, Inc.
250 S. Beechwood Avenue, Ste. 201
Boise, Idaho 83709
Karmelle Subdivision - PP-12-014 PAGE 1
E. Applicant's Statement/Justification: Please see applicant's narrative for this information.
V. PROCESS FACTS
A. The subject application is for a preliminary plat. A public hearing is required before the Planning
& Zoning Commission and City Council on this matter, consistent with Meridian City Code Title
11, Chapter 5.
B. Newspaper notifications published on: November 19, and December 3, 2012
C. Notices mailed to subject property owners on: November 15, 2012
D. Applicant posted notice on site(s) on: November 26, 2012
VI. LAND USE
A. Existing Land Use(s) and Zoning: The subject site is primarily vacant developable land; zoned R-
4.
B. Character of Surrounding Area and Adjacent Land Use and Zoning: The character of the
surrounding area is rural in nature but it is transitioning with urban densities. Commercial
development is planned for the property that abuts the northwest corner.
1. North: Sutherland Farms Subdivision and pasture; zoned R-4 and RUT
2. West: County residence and vacant commercial property; zoned RUT and C-C
3. South: Single family homes; zoned R-4 and RUT
4. East: County residences and pastures; zoned RUT
C. History of Previous Actions: In 2006, City Council approved the annexation (AZ-06-046) and a
preliminary plat (PP-06-048) consisting of 60 residential lots and 6 common lots on 22.37 acres
of land for the Harcourt Subdivision. A development agreement was not required with the
annexation of the property. The previous developer has sold several of the properties that where
part of the previous approvals which are not part of the proposed subdivision.
D. Utilities:
1. Public Works:
a. Location of sewer: Sanitary sewer mains intended to serve the subject site is located
directly adjacent to the north in E. Victory Road.
b. Location of water: Water mains intended to serve the subject site are located directly
adjacent to the north in E. Victory Road, and via an off-site extension in E. Falcon Drive
to S. Eagle Road.
c. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: McDonald Lateral bisects the property and will be tiled and
relocated.
2. Hazards: Staff is not aware of any hazards that exist on this property.
3. Flood Plain: NA
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Low Density Residential" (LDR) on the Comprehensive Plan Future
Land Use Map (FLUM). The LDR designation allows larger lots where urban services are provided.
Karmelle Subdivision - PP-12-014 PAGE 2
Uses may include single-family homes at densities of three (3) dwelling units or less per acre. The
subject property is currently zoned R-4.The Unified Development Code (UDC) allows a maximum of
4 dwelling units to the acre. The proposed project includes 43 residential lots on 16.13 acres for a
gross density of 2.67dwelling units/acre consistent with the density of the Comprehensive Plan and
the UDC.
Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to
the proposed use of this property (staff analysis in italics):
• Require new residential development to meet development standards regarding landscaping,
signage, fences and walls, etc.
Street buffer landscaping is required adjacent to E. Victory Road, an arterial street, in
accord with the standards listed in UDC 11-3B-7C as shown on the landscape plan. Separate
permits shall be obtained for signage and fencing. Fencing shall comply with the standards
listed in UDC 11-3A-7. Prior to construction on the site, temporary fencing will be required
to keep debris from impacting adjacent properties.
• Require common areas for all subdivisions (Chapter 3, pg. 54)
The UDC requires a minimum of 10 percent open space to be provided with the proposed
subdivision. The applicant is proposing 1.84 of an acre (or 11.37%) of open space. However,
some of the proposed open space lots are not eligible as qual j~ing open space asset forth in
UDC 11-3G-3B. Based on staff's calculations the applicant is providing 9.3% or 1.51 acres
of qual~ing open space. The qual~ing open space includes SO% width of the arterial street
buffers (Lotl, Block 1), a central open space lot (Lot 18, Block 3), a pond lot (Lot 8, Block 1),
and a passive open space lot (Lot I5, Block 1). With the final plat submittal, the applicant
must submit a revised landscape demonstrating compliance with the open space requirements
outlined in UDC 11-3G-3B.
• Permit new development only where urban services can be reasonably provided at the time of
final approval and development is contiguous to the City. (Chapter 3, pg. 45)
City services will be extended with the development of the site. The applicant must stub City
utilities to the outparcel #83193250035.
• Support a variety of residential categories (low-, medium-, and high-density single family,
multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of
providing the City with a range of affordable housing opportunities (Chapter 3, page 55).
The proposed preliminary plat reflects a gross density of 2.67 dwelling units per acre, within
the target density of the Low Density Residential (LDR) designation of 3 units dwelling units
or less per acre. The surrounding property is also designate LDR.
• Require usable open space to be incorporated into new residential subdivision plats (Chapter
3, page 54).
The applicant is proposing a central open space lot (0.74 acres) that will house a children's
play structure. Additionally, a sitting area is also proposed fora 7,296 square foot common
lot west of the central open space lot. These lots combined provide 0.93 acres of usable open
space which is less than the minimum required in the UDC.
• Require street connections between subdivisions at regular intervals to enhance connectivity
and better traffic flow (Chapter 3, page 48).
The proposed plat depicts two (2) stub streets for future interconnectivity to the property to
the east. The main entrance for the subdivision will be from Victory Road with secondary
Karmelle Subdivision - PP-12-014 PAGE 3
street connection to E. Falcon Drive along the south boundary of the proposed subdivision.
• Protect existing residential properties from incompatible land use development on adjacent
parcels (Chapter 3, page 53).
The subject property is primarily surrounded by rural residential property, zoned RUT in
Ada County. The Future Land Use Map designates the subject property & adjacent
properties LDR. Staff is of the opinion the proposed single family detached residences should
be compatible with existing residential uses in the area.
After considering all of these factors staff believes that the proposed development is generally
consistent with comprehensive plan.
VIIL UNIFIED DEVELOPMENT CODE (UDC)
A. Purpose Statement of Zone: Per UDC 11-2A-1, the purpose of the residential districts is to
provide for a range of housing opportunities consistent with the Meridian comprehensive plan.
Residential districts are distinguished by the allowable density of dwelling units per acre and
corresponding housing types that can be accommodated within the density range.
B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-21ists the principal permitted
(P), accessory (A), conditional (C), and prohibited (-) uses in the R-4 zoning district. Any use not
explicitly listed, or listed as a prohibited use is prohibited. The proposed use of the property for
single-family detached dwellings is a principally permitted use in the R-4 zoning district.
C. Dimensional Standards: Development of the site should be consistent with the dimensional
standards listed in UDC Table 11-2A-5 for the R-4 zoning district.
D. Landscaping: Street buffer landscaping shall be installed in accordance with the standards listed
in UDC Table 11-2A-5 for the R-4 zoning district.
E. Off-Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for single-
family dwellings.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
Preliminary Plat
The applicant requests preliminary plat approval of 43 residential lots and 12 common lots on
16.18 acres of land. The minimum lot size proposed with the plat is 8,995 square feet and the
average lot size is .10,600 square feet. The gross density for the proposed subdivision is 2.67
dwelling units to the acre. This density is consistent to what is developed in the area and complies
with the maximum of four (4) dwelling units in the R-4 zone.
Dimensional Standards: All of the proposed lots must comply with the R-4 dimensional
standards established in the UDC. Staff has reviewed the proposed plat for compliance with the
dimensional standards listed in UDC Table 11-2A-5 for the R-4 district and finds the plat in
compliance with said standards.
Access: Access to this site is proposed on the plat via S. Victory Road and (2) stub streets are
shown along the east boundary for future interconnectivity. Secondary access to the proposed
subdivision is from Falcon Drive which is along the south boundary and connects to S. Eagle
Road.
Karmelle Subdivision - PP-12-014 PAGE 4
Waterways: The McDonald Lateral bisects the proposed subdivision. The submitted plans
indicate this ditch is to be tiled and relocated consistent with UDC 11-3A-6. The applicant must
obtain approval of said improvements from the Boise Project Board of Control.
Open Space/Amenities: A minimum of 10% open space is required in accord with UDC 11-3G-
3A. Qualifying open space is defined in UDC 11-3G-3B. The site consists of 16.18 acres, thus a
minimum of 1.61 acres of qualified open space is required to be provided. The preliminary plat
data indicates there is 1.84 acres of open space proposed with this plat; however several of the
common open space lots do not qualify as open space. The submitted plat has 1.51 acres (9.3%)
of qualifying open space. With the final plat submittal, the applicant must submit a revised
landscape demonstrating compliance with the open space requirements outlined in UDC 11-
3G-3B. The applicant must provide at minimum 0.10 of an acre more open space.
In accord with UDC 11-3G-3A.2, a minimum of one (1) site amenity is required to be provided
with this development as defined in UDC 11-3G-3C. The applicant proposes to construct two
amenities: a children's play structure in Lot 18, Block 3 and sitting area in Lot 15, Block 1. The
proposed plat complies with the amenity requirements in the UDC.
Landscaping: A landscape plan was submitted with this application as shown in Exhibit A.3.
The proposed landscape plan substantially complies with landscape ordinance. However, the
submitted plan excludes the landscape details for Lot 22, Block 3. With the final plat submittal
the applicant must include the landscape details for said lot.
Sidewalks: UDC 11-3A-17 requires 5-foot detached sidewalks along E, Victory Road.
Additionally, 5 attached sidewalks are required along all of the internal local streets. Lots 26 and
27, Block 3 front on E. Falcon Drive. The submitted plans do not reflect the required
improvements along the street frontage. In discussions with the applicant, ACHD will be
requiring said improvements consistent with both ACHD standards and the UDC. However, an
outparcel (parcel #83193250035) exists along this segment of roadway (west of lots 26 and 27)
and was annexed into the City with the Harcourt Subdivision which has expired. Because this
parcel is not part of the application staff cannot require the completion of the sidewalk
improvements abutting the outparcel. As a sign of good faith, staff encourages the applicant
complete the frontage improvements so there is a complete sidewalk connection for the proposed
subdivision.
Fencing: No fencing is shown on the submitted plans. A detailed fencing plan should be
submitted upon application for final plat approval. If permanent fencing is not provided before
issuance of a building permit, temporary construction fencing to contain debris must be installed
around the perimeter. Perimeter and common open space fencing must be designed as set forth in
UDC 11-3A-7.
Existing Structures: Originally, this property was platted as Golden Eagle Estates with 5 acre
lots in the County. The homes and out buildings constructed on these lots still exist. The
submitted plans indicate that buildings are to be demolished. Since the applicant is not proposing
to phase the project, staff is of the opinion that said structures should be removed and all wells
and septic systems abandoned per the applicable regulatory standards. Prior to City Engineer's
signature on the final plat, the abandonment must occur and evidence signifying approval from
the applicable regulatory authority must be submitted.
Further, the applicant is proposing to plat around one existing home located on the northwest
corner of proposed S. Cullen Way and E. Falcon Drive. This property is not part of the proposed
development. As mentioned earlier, the property was annexed into the City in 2006. Since the
property is not part of the subdivision application, the City cannot require the home to connect to
City services. The applicant can volunteer to connect the existing home to city services with the
Karmelle Subdivision - PP-12-014 PAGE 5
property owners consent. The applicant is still responsible to stub utilities to the property for
future connection.
Since this property is surrounded by the proposed development, staff is unsure how the
development will impact the well and septic system of the existing home. Staff encourages the
applicant coordinate with the property owner to verify the location of the adjacent well and septic
field to ensure the private utilities will be not be affected by the proposed design of the
development.
Additionally, staff has been informed by one of the adjacent home owners (parcel
#83193250014) that the irrigation pump is located the applicant's property and is still being used.
The applicant will be responsible for coordinating with the adjacent homeowner to ensure
adequate surface water is being provided in accord with State Statute.
Existing Easements: As mentioned earlier this property was originally platted as Golden Eagle
Estates Subdivision. With the platting of the property, utility easements were established along
the lot boundaries. These platted easements impact several of the proposed buildable lots and
must be vacated. Prior to signature on the final plat, the applicant must obtain approval of a
vacation application.
Elevations: The applicant has submitted sample photos that depict the style of homes planned for
the proposed subdivision. The proposed homes depict a mix of building materials (lap siding,
cedar shake siding, stucco and board and batten siding) and stone wainscot. The design features
staff supports is the substantial pillars, covered porches and mix of gable and hip roofs and a mix
of building materials. Staff is of the opinion the future homes will complement the existing homes
in the area and demonstrate high quality materials.
In summary, Staff recommends approval of the proposed preliminary plat request for this site
with the recommended conditions listed in Exhibit B of this report in accord with the findings
contained in Exhibit C.
X. EXHIBITS
A. Drawings/Other
1. Vicinity Map
2. Proposed Preliminary Plat (dated: 9/28/12)
3. Proposed Landscape Plan (dated: 10/10/12)
4. Proposed Building Elevations
B. Agency & Department Comments/Conditions
C. Required Findings from Unified Development Code
Karmelle Subdivision - PP-12-014 PAGE 6
A. Drawings
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Exhibit A Page 6
4. Proposed Building Elevations for Residential Homes
Exhibit A Page 7
EXHIBIT B -AGENCY & DEPARTMENT COMMENTS/CONDITIONS
1. PLANNING DEPARTMENT
1.1 Site Specific Conditions of Approval
1.1.1 The applicant shall construct all proposed fencing and/or any fencing required by the UDC,
consistent with the standards as set forth in UDC 11-3A-7.
1.1.2 The applicant shall provide two (2) amenities (children's play structure and sitting area) and 1.61
acres (10%) of common open space. The submitted plat has 1.51 acres (9.3%) of qualifying open
space. The applicant must provide at minimum 0.10 of an acre more qualifying open space. With
the final plat submittal, the applicant must submit a revised landscape demonstrating compliance
with the open space requirements outlined in UDC 11-3G-3B.
1.1.3 Prior to City Engineer's signature on the final plat, the applicant shall remove all existing homes
and outbuildings as depicted on the proposed preliminary plat.
1.1.4 Prior to signature on the final plat, the applicant shall submit a vacation application to vacate a
portion of the platted utility easements created with the Golden Estates Subdivision.
1.1.5 The landscape plan, prepared by J-U-B Engineers, dated 10/10/12, is approved with the
following revisions:
• With the final plat submittal the applicant must include the landscape details for Lot 22, Block
3.
• The pond lot (Lot 8, Block 1) must comply with the standards set forth in UDC 11-3G-3G-
3B.8.
1.1.6 Future homes constructed with this subdivision shall substantially comply with the submitted
photos attached in Exhibit A. The future building restriction form shall note compliance with the
approved building elevations.
1.1.7 Common Lot 15, Block 1 shall be included with plat note #3.
1.2 General Conditions of Approval
1.2.1 Comply with all bulk, use, and development standards of the R-4 zoning district listed in UDC
11-2A-3 and UDC 11-2A-5.
1.2.2 Comply with all provisions of 11-3A-3 with regard to access to streets. Direct lot access to E.
Victory Road is prohibited.
1.2.3 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set
forth in UDC 11-3A-6. The applicant is responsible for coordinating with the adjacent
homeowner (83193250014) to ensure adequate surface water is being provided in accord with
State Statute.
1.2.4 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A-
15, UDC 11-3B-6 and MCC 9-1-28.
1.2.5 Comply with the sidewalk standards as set forth in UDC 11-3A-17. The applicant shall
complete the E. Falcon Drive street frontage improvements (curb, gutter and 5-foot
attached sidewalk) abutting Lots 26 and 27, Block 3.
1.2.6 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-SJ.
1.2.7 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3C-6
for single-family dwellings.
Exhibit B Page 1
1.2.8 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B-
7C. All street buffers with detached sidewalks shall be measured from back of curb. Where
ACRD is anticipating future widening of the street, the width of the buffer shall be measured
from the ultimate curb location as anticipated by ACHD. Detached sidewalks shall have an
average minimum separation of greater than four feet (4') to back of curb.
1.2.9 Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3,
including but not limited to cul-de-sacs, easements, blocks, street buffers, and mailbox placement.
1.2.10 Protect any existing trees on the subject property that are greater than four-inch caliper and/or
mitigate for the loss of such trees as set forth in UDC 11-3B-10.
1.2.11 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle.
1.3 Ongoing Conditions of Approval
1.3.1 The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets
the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth
in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14.
1.3.2 All common open space shall be maintained by an owner's association as set forth in UDC 11-
3G-3F 1.
1.3.3 The project is subject to all current City of Meridian ordinances. Staff's failure to cite specific
ordinance provisions does not relieve the applicant of responsibility for compliance.
1.3.4 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a
minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the
area.
1.3.5 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 11-3A-11.
1.3.6 The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping
and constructed features within the clear vision triangle consistent with the standards in UDC 11-
3A-3.
1.4 Process Conditions of Approval
1.4.1 No signs are approved with this application. Prior to installing any signs on the property, the
applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3
Article D and receive approval for such signs.
1.4.2 The applicant shall complete all improvements related to public life, safety, and health as set forth
in UDC 11-SC-3B. A surety agreement may be accepted for other improvements in accord with
UDC 11-SC-3C.
1.4.3 The final plat, and any phase thereof, shall substantially comply with the approved preliminary
plat as set forth in UDC 11-6B-3C2.
1.4.4 The applicant shall obtain approval for all successive phases of the preliminary plat within two
years of the signature of the City Engineer on the previous final plat as set forth in UDC 11-6B-
7B.
1.4.5 The preliminary plat approval shall be null and void if the applicant fails to either 1) obtain the
City Engineer signature on a final plat within two years or 2) gain approval of a time extension as
set forth in UDC 11-6B-7.
1.4.6 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.
Exhibit B Page 2
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is available via extension of mains in E. Victory Road.
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 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 Water service to this site is available via extension of mains in E. Victory Road and via an off-site
extension in E. Falcon Drive to S. Eagle Road. The applicant shall be responsible to install these
two water connections due to fire flow requirements. The applicant shall be responsible to install
water mains to and through this development, coordinate main size and routing with Public
Works.
2.3 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 shall be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, asingle-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
signature on the final plat by the City Engineer.
2.4 The groundwater study data supplied by the applicant is from 2006. Please provide up to date
information.
2.5 All existing structures that are required to be removed shall be prior to signature on the final plat
by the City Engineer.
2.6 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6.
Plans shall be approved by the appropriate irrigation drainage district, or lateral users association
(ditch owners), with written approval or non-approval submitted to the Public Works Department.
If lateral users association approval can't be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to final plat signature.
2.7 Any existing domestic wells 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.
2.9 Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, 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 development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
Exhibit B Page 3
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 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.
2.21 100 Watt and 250 Watt, high-pressure sodium street lights shall be required per the City of
Meridian Department of Public Works Improvement Standards for Street Lighting. All street
lights shall be installed at developer's expense. Final design shall be submitted to the Public
Works Department for approved. The street light contractor shall obtain the approved design on
file and an electrical permit from the Public Works Department prior to commencing
installations. The contractor's work and materials shall conform to the ISPWC and the City of
Meridian Supplemental Specifications to the ISPWC.
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. Please contact Land Development Service for more information at 887-2211.
2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of
20% of the total construction cost for all completed sewer, water and reuse infrastructure for
duration of two gears. 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. Please contact Land Development Service for more information at 887-2211.
3. POLICE DEPARTMENT
3.1 The Police Department has no concerns related to the site design submitted with the application.
4. FIRE DEPARTMENT
Exhibit B Page 4
4.1 The proposed project has no Fire Department concerns.
5. REPUBLIC SERVICES
5.1 Republic Services has no comments related to this application.
6. PARKS DEPARTMENT
6.1 The Parks Department has no comments related to this application.
7. ADA COUNTY HIGHWAY DISTRICT
Comments have not yet been received from ACHD on this application.
Exhibit B Page 5
C. Required Findings from Unified Development Code
1. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the Council shall make the following findings:
A. The plat is in conformance with the Comprehensive Plan and is consistent with this
unified development code;
Staff finds that the proposed plat generally complies with the comprehensive plan and is
consistent with the UDC. Staff finds the proposed plat comports to the dimensional
standards of the R-4 zoning district and the subdivision regulations set forth in the UDC
(please see Section 7 and Section 9 of the Staff Report for detailed analysis that apply to
this development).
B. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Staff finds that services can be made available to accommodate the proposed
development.
C. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
cost, staff finds that the subdivisions will not require the expenditure of capital
improvement funds.
D. There is public financial capability of supporting services for the proposed
development;
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e., police, fire, ACRD, etc.) to determine this finding.
E. 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
development of the subdivision that should be brought to the Council or Commission's
attention. ACRD considers road safety issues in their analysis. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed subdivision may cause health, safety or
environmental problems of which staff is unaware.
F. The development preserves significant natural, scenic or historic features.
Staff is unaware of any natural, scenic or historic features on this site. Therefore, staff
finds that the proposed development will not result in the destruction, loss or damage of
any natural, scenic or historic feature(s) of major importance. The Commission and
Council should reference any public testimony that may be presented to determine
whether or not the proposed development may destroy or damage a natural or scenic
feature(s) of major importance of which staff is unaware.
Exhibit C Page 1