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Fall Creek PP-12-016CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER ~E IDIZ IAN+~- ~J In the Matter of the Request for Preliminary Plat Consisting of 297 Single-Family Residential Building Lots and 30 Common/Other Lots on 111.26 Acres of Land for Fall Creek Subdivision, Located South of W. Overland Road on the East Side of S. Linder Road, by Coleman Homes, LLC. Case No(s). PP-12-016 For the City Council Hearing Date of: February 19, 2013 (Findings on March 5, 2013) A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of February 19, 2013, incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of February 19, 2013, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of February 19, 2013, incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of February 19, 2013, incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian, which was adopted April 19, 2011, Resolution No. 11-784 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-SA. 4. Due consideration has been given to the comment(s) received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). PP-12-016 -1- 6. That the City has granted an order of approval in accordance with this Decision, which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the Planning Department, the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of February 19, 2013, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § 11-SA and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant's request for preliminary plat is hereby conditionally approved per the conditions of approval in the attached Staff Report for the hearing date of February 19, 2013, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Preliminary Plat Duration Please take notice that approval of a preliminary plat, combined preliminary and final plat, or short plat shall become null and void if the applicant fails to obtain the city engineer's signature on the final plat within two (2) years of the approval of the preliminary plat or the combined preliminary and final plat or short plat (UDC 11-6B-7A). In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and conforms substantially to the approved preliminary plat, such segments, if submitted within successive intervals of two (2) years, may be considered for final approval without resubmission for preliminary plat approval (UDC 11-6B-7B). Upon written request and filed by the applicant prior to the termination of the period in accord with 11-6B-7.A, the Director may authorize a single extension of time to obtain the City Engineer's signature on the final plat not to exceed two (2) years. Additional time extensions up to two (2) years as determined and approved by the City Council may be granted. With all extensions, the Director or City Council may require the preliminary plat, combined preliminary and final plat or short plat to comply with the current provisions of Meridian City Code Title 11. If the above timetable is not met and the applicant does not receive a time extension, the property shall be required to go through the platting procedure again (UDC 11- 6B-7C). E. Notice of Final Action and Right to Regulatory Takings Analysis 1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, denial of a development application entitles the Owner to request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the final decision concerning the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review may be filed. CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). PP-12-016 -2- 2. Please take notice that this is a final action of the governing body of the City of Meridian. When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person who has an interest in real property which may be adversely affected by the final action of the governing board may within twenty-eight (28) days after the date of this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho Code. F. Attached: Staff Report for the hearing date of February 19, 2013 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). PP-12-016 -3- By action of the City Council at its regular meeting held on the ~ day of , 2013. COUNCIL PRESIDENT BRAD HOAGLUN COUNCII, VICE PRESIDENT CHARLIE ROUNTREE COUNCIL MEMBER DAVID ZAREMBA COUNCIL MEMBER KEITH BIlZD MAYOR TAMMY de WEERD (TIE BREAKER) /~'~' Mayor T TxD AU Attest: a~4~~~ J °L r, I G J9 `~ o,, VOTED VOTED VOTED~O~ VOTED VOTED ~~ de Weerd City of E IDI~ IAN-- aycee of an, City Clerk a IDAHO w ~F ~~ ti~ Zr~q ~f r e 7RE a5 ~6~P Copy served upon Applicant, The Plannin ent, Public Works Department and City Attorney. By: Dated:~p~~ ~t CP E 7 D C ~i, City rk s O ce J CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). PP-12-016 -4- STAFF REPORT Hearing Date: February 19, 2013 TO: Mayor & City Council FROM: Sonya Wafters, Associate City Planner 208-884-5533 SUBJECT: PP-12-016 -Fall Creek E IDIAN~--- IDAHO I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Coleman Homes, LLC, has applied for a preliminary plat (PP) consisting of 297 single-family residential building lots and 30 common/other lots on 111.26 acres of land in an R-8 zoning district for Fall Creek Subdivision. See Section IX of the staff report for more information. II. SUMMARY RECOMMENDATION Staff recommends approval of the PP with the conditions of approval in Exhibit B in accord with the Findings of Fact and Conclusions of Law in Exhibit D. The Meridian PlanninE & Zoning Commission heard these items on January 17, 2013. At the public hearinE, the Commission moved to recommend approval of the subiect PP request. a. Summary of Commission Public Hearing: i. In favor: Becky McKay ii. In opposition: None iii. Commenting: Crain Robinson iv. Written testimony: Becky McKay v. Staff presenting application: Sonya Watters vi. Other staff commenting on application: Caleb Hood b. Kev Issue(s) of Discussion by Commission: i. The length of blocks proposed within the subdivision and concern re~ardin~ the desisn of the plat if changes are made later to comply with UDC requirements; ii. Discussion about the intended changes to the UDC for block length requirements; c. Kev Commission ChanSe(s) to Staff Recommendation: i. None d. Outstanding Issue(s) for City Council: i. The applicant requests a waiver from City Council to UDC 11-3A-6A to allow the Ridenbau~h Canal, which runs alonE the southern boundary of the site, to remain open due to its large capacity. ~., ummarv of City Council Public Hearin: is In favor: Becky McKay 11. In opposition: None iii. Commentin,~• Ruth Ann Green; Denny Johnson_ Re_ _tty own; ~c in i.uca , HD iy. Written testimony: Bec McKay y, Staff presentinn application: Sonya Watters yi: Other staff commenting on application: Caleb Hood ]~ Key Issues of Discussion by Council: L The implications of including the Hansen parcel in the preliminary plat (i.e. access. landscape buffer. sidewalk. etc.l. Fall Creek PP-012-016 PAGE 1 ~, Key Council Changes to Staff/Commission Recommendation ~ Include a landsca2 street buffer easement and sidewalk on the Hansen parcel (see condition #1 1 71: . . 1L on the Hansen property to prohibit access to Lin oad (see condition #1 1 81 . . . 111. Council aeRroved a waiver to LTDC 11-3A-6A to allow the Ridenbau~h Canal to remain open {see condition #1 1 41 . . . iY. For clarification, the Hansen property is required to hook-un to Citv services at such time as they become available and abandon any existing domestic wells and/or seutic systems in accord with development anreement Instrument #106151232 and City rdinance 5-7-517 (see condition #1.1.91. III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to approve File Number PP-12- O l 6, as presented in the staff report for the hearing date of February 19, 2013, with the following modifications: (Add any proposed modifications). Denial After considering all staff, applicant and public testimony, I move to deny File Number PP-12-016, as presented during the hearing on February 19, 2013, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number PP-12-016 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 south of W. Overland Road on the east side of S. Linder Road, in Section 24, Township 3 North, Range 1 West. (Parcel #'s: 51224223610; 51224244500; 51224223600; S1224325820;51224314525;51224325627;and 51224314900) B. Owner(s): Bear Creek West Development, LLC 1859 S. Topaz Way, Ste. 200 Meridian, Idaho 83642 Nick and Zhanna Hansen P.O. Box 140838 Boise, ID83714 C. Applicant: Coleman Homes, LLC 1859 S. Topaz Way, Ste. 200 Meridian, Idaho 83642 D. Representative: Becky McKay, Engineering Solutions, LLP 1029 N. Rosario Street, Ste. 100 Meridian, ID 83642 Fall Creek PP-012-016 PAGE 2 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: December 3, and 17, 2012 (Commission); January 28, and February 11, 2013 (City Council) C. Notices mailed to property owners within 300 feet on: November 30, 2012 (Commission); January 24, 2013 (City Council) D. Applicant posted notice on site(s) on: December 9, 2012 (Commission); February 9, 2013 (City Council) VI. LAND USE A. Existing Land Use(s) and Zoning: This subject property consists of vacant agricultural land, zoned R-8. B. Character of Surrounding Area and Adjacent Land Use and Zoning: 1. North: Rural residentiaUagriculture uses, zoned R-8 and RUT in Ada County 2. East: Stoddard Road, residential and agriculture uses and a church, zoned R-8 and RUT in Ada County 3. South: Residential uses, zoned R1 in Ada County 4. West: Linder Road, future residential uses and possibly a future school & library, zoned R-4, R-8, TN-R, and TN-C C. History of Previous Actions: This property was annexed and zoned (AZ-OS-064) in 2005 with a development agreement (Instrument #106151232). A preliminary plat (PP-OS-064) for Bear Creek West Subdivision was also approved in 2005 for 321 single-family residential lots and 34 common lots on 116.81 acres but has since expired. A Variance (VAR-OS-026) to exceed the maximum block length for Bear Creek West Subdivision was also approved but was associated with the expired plat. A final plat (FP-07-008) for Bearwood Subdivision No. 1 was approved in 2007 but was never recorded. • A time extension (TE-08-031) for the preliminary plat was denied by the Director in 2008, due to failure to pay reimbursement fees for sewer and water extension to the site. D. Utilities: 1. Public Works: a. Location of sewer: A 27-inch sewer main line (South Black Cat Trunk) exists through the site along the future alignment of Kodiak Drive. b. Location of water: A 12-inch water main is located in Linder Road at the Kodiak Drive entrance. The developer shall extend the 12-inch water main line east along Kodiak Drive and connect to the existing 12-inch water main installed by the LDS church on the west side of Stoddard Road. Two additional connections will be required to provide service, Fall Creek PP-012-016 PAGE 3 One connecting the main in W. Bear Track Court to the main in S. Stoddard Road, and another connecting the main in S. Spoonbill Avenue in the vicinity of Lot 46 Block 5 to the main in S. Linder Road. A stub for future extension into the Middle School site shall also be required near Lot 7 Block 4. c. Issues or concerns: Applicant shall be required to pay their pro-rata share of the outstanding balance of the August 24, 2007, 27-inch Sanitary Sewer Reimbursement Agreement, recorded as Ada County Instrument Number 108124038, prior to signature on the final plat. In the event that the applicant plats this development in phases, the applicant shall pay the pro-rata share of the reimbursement fee, calculated on the area of that phase, prior to signature on the final plat. E. Physical Features: 1. Canals/Ditches Irrigation: The Ridenbaugh Canal runs along the southern boundary of this site. There are also a few irrigation ditches that traverse this site. 2. Hazards: Staff is not aware of any hazards that exist on this property other than possibly the Ridenbaugh Canal which may pose a safety hazard to small children. 3. Flood Plain: This property does not lie within a floodplain or floodway. VII. COMPREHENSIVE PLAN POLICIES AND GOALS This property is designated Medium Density Residential (MDR) on the Comprehensive Plan Future Land Use Map (FLUM). The MDR designation allows smaller lots for residential purposes within City limits. Uses may include single-family homes at densities of 3 to 8 dwelling units (d.u.) per acre. The applicant proposes to develop the site with 297 single-family residential lots. The gross density of the proposed plat is 2.66 d.u. per acre with a net density of 3.40 d.u. per acre, which falls slightly under the target density of the MDR designation. However, because of adjacent low density residential uses, staff is of the opinion the proposed density is appropriate in this area and compatible with adjacent uses and zoning. 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 that development projects have planned for the provision of all public services." (6.02.01 B) When the City established its Area of City Impact, it planned to provide City services to the subject property. The City of Meridian currently provides municipal services to the subject property in the following manner: - The lands are currently being serviced by the Meridian Fire Department (MFD). - The lands are currently being serviced by the Meridian Police Department (MPD). - The roadways adjacent to the subject lands are currently owned and maintained by the Ada County Highway District (ACHD). This service will not change. - The subject lands are currently serviced by the Meridian School District #2. This service will not change. - The subject lands are currently serviced by the Meridian Library District. This service will not change. Municipal, fee-supported, services are available from the Meridian Building Department, the Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater Department, the Meridian Planning Department, Meridian Utility Billing Services, and Republic Services. Fall Creek PP-012-016 PAGE 4 • "Require new residential development to meet development standards regarding landscaping, signage, fences and walls, etc." (3.05.0X) Street buffer landscaping is required along Linder Road, an arterial street, and S. Stoddard Road and W. Kodiak Drive, both collector streets, 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. • "Require usable open space to be incorporated into new residential subdivision plats." (3.07.02A) The UDC (11-3G-3) requires a minimum of 10% qualified open space for the plat. The proposed plat depicts 11.51 % eligible open space (or 12.81 acres) which exceeds the requirements of the UDC. • "Provide housing options close to employment and shopping centers. (3.07.02D) The proposed residential development will provide housing opportunities in close proximity to the proposed Walmart, currently in the development process at Stoddard & Overland, Lowe's, Walgreen's, and other miscellaneous businesses further to the east. Future employment uses are also planned within one to two miles to the west and northwest of this site. • "Require pedestrian access connectors in all new development to link subdivisions together to promote neighborhood connectivity as part of a community pathway system." (3.03.03B) The Pathways Master Plan depicts a segment of the City's multi-use pathway system along the north side of the Ridenbaugh Canal and along the east side of Linder Road on this site. These segments are required to be constructed with development of the proposed subdivision. The segment along Linder is planned to eventually provide a connection to Eagle Island State Park to the north in Eagle and the segment along the Ridenbaugh Canal will eventually provide a connection to the west to Nampa following the canal linking neighborhoods together along the way. • "Permit new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City." (3.01.O1F) The subject property is within the City and urban services are available to be extended to the site. For the above stated reasons, staff is of the opinion the proposed subdivision is consistent with the Comprehensive Plan. Fall Creek PP-012-016 PAGE 5 VIII. UNIFIED DEVELOPMENT CODE (UDC) A. .Purpose Statement of Zone(s): 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-2 lists the principal permitted (P), accessory (A), conditional (C), and prohibited (-) uses in the proposed R-8 zoning district. Any use not explicitly listed, or listed as a prohibited use is prohibited. The proposed use of the property for single-family dwellings is a principal permitted use in the R-8 zoning district. C. Dimensional Standards: Development of the site must be consistent with the dimensional standards listed in UDC Table 11-2A-6 for the proposed R-8 zoning district. D. Landscaping: Street buffer landscaping shall be installed in accordance with the standards listed in UDC Table 11-2A-6 for the proposed R-8 zoning district. IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: A proposed preliminary plat consists of 297 building lots and 30 common/other lots on 111.26 acres of land in an R-8 zoning district. The proposed gross density of the subdivision is 2.66 dwelling units per acre with a net density of 3.40 dwelling units per acre, consistent with the R-8 zoning district. The plat is proposed to develop in 8 phases per the phasing plan attached in Exhibit A.2 (Sheet 3 of 3). The swimming pool complex is proposed to develop in the first phase. Dimensional Standards: Staff has reviewed the proposed plat for compliance with the applicable standards listed in UDC Table 11-2A-6 for the R-8 zoning district and all of the lots appear to meet those standards. The minimum lot size proposed is 6,200 square feet (s.£) with an average lot size of 10,800 s.f., consistent with the minimum R-8 District requirement of 5,000 s.f. The UDC (11-6C-3F) does not allow block faces to be more than 750 feet in length without an intersecting street or alley. The only exception is when the block design is constrained by an abutting arterial street, limited access street, steep slopes, a large waterway and/or a large irrigation facility. In such case, the City Council may approve a pedestrian connection in lieu of a connecting street or alley. City Code does not allow for a waiver to the pedestrian connection. Blocks 2, 5, 7, 9,10, and 11 all exceed the maximum block length requirements. The portion of Block 5 that lies along the Ridenbaugh Canal is constrained by a large waterway and a steep slope. There is not a pedestrian connection proposed to the Ridenbaugh as there is not a pathway proposed along this waterway to connect to (see Multi-Use Pathway below). Nor, is there a street to connect to as the property to the south is already developed. To comply with UDC 11-6C-3F, a pedestrian pathway should be added in Block 5 to break up the block face. Because the design of the other blocks is not constrained as described in the UDC above, an intersecting street or alley is currently required. However, staff is contemplating submitting a UDC text amendment to the block length requirements listed in UDC 11-6C-3F. If this happens, the proposed block lengths may conform to the new standards. However, if a UDC amendment is not approved, staff recommends development of the plat comply with the block length standards in effect at the time of submittal of the first final plat application. Fall Creek PP-012-016 PAGE 6 Access: UDC 11-3A-3 limits access points to collector and arterial roadways. Kodiak Drive, a collector street, provides access through the development via one full-access to/from S. Stoddard Road, a collector street, and one full access via S. Linder Road, an arterial street. Local streets are provided off the collector street for interconnectivity within the subdivision. One stub-street (S. Sockeye Way) is depicted to the north for future extension and interconnectivity. Staff is supportive of this layout. There is an existing home on Lot 41, Block 5 that currently takes access via S. Linder Road. With development of the plat, access for this lot should be provided internally via W. Olds River Drive and not S. Linder Road; existing private access points via S. Linder should be removed. A new traffic impact study has been prepared and submitted to ACRD for review. Comments have not yet been received from ACHD on this application. Multi-Use Pathway: A 10-foot wide multi-use pathway is designated in the Pathways Master Plan along the north side of the Ridenbaugh Canal and along the east side of Linder Road on this site. The irrigation district's maintenance road for the canal is on the north side of the canal where the pathway is designated and there is not adequate area for a pathway beyond the road as there is a steep slope from the canal down to the proposed building lots. Additionally, development has already occurred on the south side of the canal. For these reasons, the Parks Department has determined that it's not feasible to require a segment of the City's multi-use pathway system in this location. Alternatively, staff recommends amulti-use pathway be constructed along Kodiak Drive, the collector street proposed through this site between Linder & Stoddard as agreed upon by the applicant. Staff is of the opinion this is a superior alternative as it would provide a more direct connection to the park in Bear Creek Subdivision and provides an intersection for pedestrians crossing Linder Road into the Southridge project. Further, in accord with the Pathways Master Plan, staff recommends another section of pathway be constructed along the east side of Linder Road, from Kodiak Drive to the north boundary of the site. A recreational pathway easement is required to be submitted to the Planning Division for the pathway, approved by City Council and recorded prior to signature on the final plat by the City Engineer. The pathway is required to be constructed in accord with the standards listed in the Pathways Master Plan and UDCI 1-3A-8, and landscaped in accord with the standards listed in UDC 11-3B- 12C. Landscaping: A 25-foot wide landscape buffer is required along S. Linder Road, an arterial street; along S. Stoddard Road and along W. Kodiak Drive, both collector streets, a 20-foot wide landscape buffer is required. Street landscape buffers shall be designed and constructed in accord with the standards listed in UDC 11-3B-7C. Since this application was submitted, the preliminary plat has been revised; however, the landscape plan has not been revised accordingly. Staff has reviewed the proposed landscape plan and it appears to comply with the street buffer landscape standards, except that a buffer is required along the frontage of Lot 41, Block 5 where the existing home is located. Note: The buffer width shown in the calculations table on the landscape plan for W. Kodiak Drive is 35 feet; it appears to actually be 22+ feet. Additionally, the acreage dedicated to eligible common open space on the landscape plan is shown as 10.52 acres (9.52%) which is not consistent with the calculations on the plat. Fall Creek PP-012-016 PAGE 7 Mitigation: There are various existing trees on the site. The applicant should contact Elroy Huff, the City Arborist, to inspect the site and determine which trees are dead, dying, or undesirable vs. trees that should be retained or mitigated for. Mitigation is required in accord with UDC 11-3B- l OC.S. Open Space: Per UDC 11-3G-3A, a minimum of 10% of the gross land area of the development is required to be provided in common open space. Based on the total acreage of the proposed plat, 111.26 acres, a minimum of 11.13 acres open space is required to be provided on the site per UDC 11-3G-3A.1 in accord with the qualifications listed in UDC 11-3G-3B. The plat depicts 11.51% (or 12.81 acres) of eligible open space in compliance with UDC standards. Proposed open space consists of landscaped parkways along residential streets, 4 pocket parks at least 50' x 100' in area, a swimming pool complex with playground equipment, 50% arterial street buffers, pedestrian path lots, and collector street buffers. Parkways along collector and arterial streets can only be counted toward the open space requirement if they are a minimum 10 feet in width from street curb to sidewalk per UDCII-3G-3B6; if this area was counted, parkways need to be widened accordingly. The lineal feet of residential streets is not shown in the calculations table. Lot 70, Block S is proposed to contain the pressurized irrigation pump station for the development. Lot 69, Block, S is depicted as a common area lot; however, the applicant states that this portion will likely be deeded to the adjacent property to the south owned by the Greene's (parcel #82191000005). Because these areas are not accessible by the residents of the subdivision they cannot be counted toward open space. If these areas have been counted, the open space calculations need to be revised accordingly prior to the City Council meeting. Site Amenities: Per UDC 11-3G-3A.2, one additional site amenity that meets the standards set forth in UDC11-3G-3C is required for each additiona120 acres of development area. Based on the total acreage of the proposed plat, 110.54 acres, a minimum of 5 amenities are required to be provided on this site. As amenities for the subdivision, the applicant proposes a swimming pool facility with playground equipment and a picnic shelter to be constructed in the first phase; "minor" amenities in each of the 4 pocket parks; pedestrian pathways at mid-blocks linking the project to its primary amenity and the future middle school site. The "minor" amenities depicted on the landscape plan need to be defined for review & approval by the Commission & Council and should be consistent with UDC 11-3G-3C. Waterways: The Ridenbaugh Canal exists along the southern boundary of the site and is included in a separate common lot on the plat. NM1D has a 60-foot wide easement for maintenance of the waterway on this site. An access road exists along the north side of the canal within the easement. The Hardin Drain also runs across this site and is shown within an easement north of W. Kodiak Drive. The drain will be utilized for overflow or bypass for the pressurized irrigation pump station. Except as allowed in UDC 11-3A-6A, all ditches, laterals, and canals within the site are required to be piped or otherwise covered. The City Council may waive this requirement for large capacity facilities. The applicant requests a waiver from Council to allow the Ridenbaugh canal, a large capacity facility, to remain open. Fencing: Except as allowed in UDC 11-3A-6B, all open irrigation ditches, laterals, canals, and drains shall be fenced with an open vision fence at least 6 feet in height and having an 11-guage, 2-inch mesh or other construction, equivalent in ability to deter access to said ditch. The applicant Fall Creek PP-012-016 PAGE 8 shall depict fencing in accord with this requirement on the landscape plan submitted with the final plat. Storm Water: Storm water is proposed to be accommodated on site through the use of underground seepage beds or detention areas with pre-development discharge to the Hardin Drain. Pressurized Irrigation (Pn: The PI system is proposed to source from the Ridenbaugh Canal and will be owned and operated by NMID. Building Elevations: Coleman Homes plans to construct their Woodland, Countryside, and Maybeck Collections of homes within the proposed development. Architectural styles will include American, Craftsman, Cottage, Prairie, and Pacific Northwest (see elevations in Exhibit A.4). X. EXHIBITS A. Drawings/Other 1. Vicinity Map 2. Proposed Preliminary Plat (dated: 1/10/13) -REVISED 3. Proposed Landscape Plan (dated: 2/8/13) -REVISED 4. Building Elevations B. Agency & Department Conditions of Approval C. Required Findings from Unified Development Code Fall Creek PP-012-016 PAGE 9 A. Drawings 1. Vicinity Map I~-_ L .. Exhibit A Page 1 2. Proposed Preliminary Plat (dated: 1/10/13) -REVISED ~~ F Y ~' ~ @ ^! t ~ ~j iA.4rn= ~ v'ttPX'AL SIAEEf 'ECl10N ISO' ROW.)y ~ ~~~-4~~ ~~ ~~k~ ~I ~~~3 wm.. '' E, ~. 4 a pp l y~ I gry~ ~ .~ R :~ ~`'1 Pia tr ate. ,gt •e,' *'° i i 3 ~~9 a i i -~ e: . '~Op~« j~ - PAP '@'~+wY1 _ \ .- .._ .~. I~7f~~ I I •I R ~ I ~ , ,! ! ~ ~"~ °! P! ! ~: _ ~ a I -t a ~...~~.~. ~ i~li~ 111 I ~ I !, !, ! rya ~ Y .. ~°+' ~ ~ Sias 1i~8 j ~ ..~~ -;r.,, m !loos W ~ ~ .~ 'i;' - - .r., ;,:: ~s~..a~...e,..~._, c Itl.y I w, d ~~ t/~ ~ ~ ~.no > # .. _ .. 4 ' MATCH LINE ~~°• ~ ' ••• ~ ••: msmm ~.ww...rv. um 'w~. ~n.n.se I-} L - .... - ~' =- - J.- i'L-~a_ tiL_=J ~~~ sc[TSwcrrEZ ~ 1~ SEE ~~EE~ z -- -~ -------- PRE _ ~. ... ~• I ~ '~ ~, ,~-~ ~~ ~, Ra 'e :~~ ~ _ ~~~ I ~~",. ~ ale g _ ~ qy~ 4~g+upa(~ ~a ,- Y ` t y! ~•LO`, _ j_ "-for~wErufyyyy a p ' '_• }' __ Lei I --- _' •~YI~ . W~ ~ m.. \ ~ • - -~- I - - - f M / m o ~ ,. r- I ~ l~gyP I "h _ _. - ~~-*""~^` ~ t L- - 3 Mini - I ~ c age ._..__ __~ I 9 ... - __ ~ I 9 ,n ~ ~°, ,'~ ,w en..e"" .A.iplF .-:., WyQ~ .. _ d~ I ~ ~. ~ P ' I I I I I \ L ~ ~'A O.o ~ _ .Wwr w I ~ ~ "a I I I ~ ~ ~ ^'!r~,6r ~ ~ ~ •~ ~ ~~ 9 I,II \ / a I I I 4 i uoocv r I \ \11 r ~ p e'i~ ~MI~ I \..~ yWic urv[ [ VWS i ~ _ Exhibit A Page 1 ~~~ -~~ .~ .~ a ....~.~ i \ ~~\. _ III '. ,- ~~. •. TT .L, ` .. ~ ~I~ ~w L ~1~~ _,~ ~ i ~ -...~ ~ \ \~° • ,,~ ~- - __ Is~~~ ~~~ ~~ ?~~~ ,. i I. ; l i -T r- ___. _ _ ___._ V`1 i 1 i_ } _}_ _ r _ \ I i U _l i i_i_ * ~ r '~ ~ -i o~~~~ ~~~~~ -~ ~.~ ~~~~ ~) ~$~a ~~4~ 'f ~ ~ r T ~!. ~ F a _ ~~~ • ~~ ~~ i~.•' °`~ _ i ~ ~ pacuuiH,wr vur Dare ~ \ _ L, ~ ~ ~ ~~ I e ~ ~tli ~ ~` .. • ## sa n~a~» ~e ~ f~i - ~~ „ ~ i~ r i~' ~..~.~..m ..,~ smm~. ~..o.m.mv ~ h .. ~ .-. - i ,. ~Y-- ----- "~: ~, ~ ----------i r _ - ~ CC O - ~ ~ a ,~ ~ r~ W~ ~ \ $ - ~, ' ~~ - t __3 ~ MGM ~$A y ~i 3 --- _- -- , i 3i3 h'y"~~ L ~ ~ \ \~\ ~. LL r 1 i F -~ ~~~/~.I I ~~]] ~~1 rL be ~i 3 ~ / ~ ~`~r ~ iFa ~ sa ~ ~ ~ ~ ~ ~ ~ ~ i ~,a F i __ F ~ way Dora IF ~n - -' ~, , , ,~ -- 9I ~--~ '~ ~~ i ~ i ~ F ~ -1 m, Common area shown in green Exhibit B - 1 - 3. Proposed Landscape Plan (dated: 2/8/13) REVISED nFrxvkerrt f3', ~~ ~ rne..~u ~wamr..us r n~ ,' c~ : , u -} ,, ~,. a 4 J i i ~_. .~ O '` cx wu ua ~ Q }... ~ ~'~ t t. z"" w j .:. ~ a'~ l: DO `~ ~ ~,~~~ ~ T,F ,~,,. ~<.~.~.,~,,,.u, ~, g y ~;~ ~ , ~ ~ -~. _ :~ O`c' ~ 4 ~ ~~ . x -` -~' '' mores r, ~i ~e Q o~ ..wr .. r+.rm m.w~r ,` i.~>, \t" w~ wFMUPCMM K nM ~c rt M..+a.a ~ " ~ ~~ ~_ ~,~ ~.~ ra ,.~ ~:,n...~,o... ' ~ ~~. ~ ~; 4 . ~ ~ ~~ t %~ . ~. (7~ ) ~~ ~ LMDSCIR GV.CILAiIONS ~, ~~~ w, ~ x. ,~w. <~_.~., "•a r. ~~~~ '~. ....~. ~ o ~! f c nr a - ~ +~ o ~) ~ ~';- ' .~~ ^''• . `fir "~ ~ .a... c,..M.. e.«.a,~. .z ab.;y,.,a.~E. tI~OA ,. m..'.... ~~ra .. ..."m"<mr .:.. ma n.weetowr~er ,a ecm www FALL CREEK SUBDIVISION MEMIDIAN, IDAHO -IIELIIiA1MARY -lAT LANOiGA-E -LAN 1 O J~a'Ti~ Exhibit B - 2 ~ ~cr rw - ° - -j LANDSCAPE CALCULATIONS \Z YATW4~+E 1.2 ~m }j ..~:~ wllwww wbi~ v~ ~~ ^ ~ ~ `~IiVF+ ~TiT~~ ~i ~aQj ~~I~~m~~~y~ ~ Y! II• --~•- Li ~~~~ "~-. ~--;^y ,~ ~ :: unonl Iwo wrrt.~ s~caa PLANT PALETTE yl~ ~! f UNE U ' ~ a r~s ~• ~ ~~ j ~ ~ `~~' ! ~ ~..w ~.~. r ! Q N01E5 . ~..e..~.,~.. Is r ... LZ Exhibit B - 3 - Exhibit B - 4 - 'e = PLANT PALETTE "~ ~;Id ~ * ~ ~ ~ i f ~ ~j ~ ;610 / ~ + tlms _ . { 11 ~~ ~ ~ ~ / 120 ~"~ 1 x i s \ ~ ~ ~ ~ eCocx S NOTES . ....o..,,.... ~ t1e ~ ' ~ _ ,~ ~ t , , 7 110 `~"~ ~ ' • iris ~ \ ~ y 20 ~ ta iTii'n a KEY NM rsz \ ~~ ~ I 3 a~ 11 ~ ~ 8 ` hl. ~. 19 8 i ~ yZ 4 O i ~ ~\ yA ~ J ',~ / to / ~ n1 ,~ .. ` ~ W N `c i{ t~i5 ~r IB 2 ~ ~ ~)/ 91-~ 11 B/I ~ ~ 1110 '' d Hq ~m j~ 3 ~ t~ / I ~~ y ( 1 ~ 4~/!n OCy(1 '1L' ' ~ 10 ~ t~ 1 \ I ti1MRl1 ~ ~.~ ' F (e '~ . \~ i .e Asp ~ ~ ~ rArater,~ ~s ~ 7~! NOTES PLANT PALETTE ~= I! ~ 26 A I~ ~ / ~ Y / MA1 LS _ ~ s ~ .-~ Y ~ ~. / / Otd' 1M' ^~ 108 ~ t ~ ~ ~ { ~~ ~~ . ~, ~ y, tOT~ 1 ~ ~ 'ww ~f ~ ~~ r 22 "- 10 laA ..- -1' 1 1 _" _... -- `tti _ I ' I 3 ~ ~~ ~ 1 m ~ ~ ~ ~ \ R 3" ~ = ~a 11~7~"r ` ~ 10{ 10J 1 02 1 1 0 100 X98 i 1 i " ' { l ~ __ \ ~- .... _. _ -- -... ~` ~ ` ^` 4 i i 7 u _ Y \ ~ ` ~ ~ KEY YID ~~ \ ` ~\ ..e~~ .,.~ ...~~ ~ .~ - ''• US S AB ~m i~ .~ . ~ i ~~~ a ~ '_~~ © ~# _ ~ atill~sa .. r - __ - Y~ L6 Exhibit B - 5 - 4. Building Elevations The Andrew The ?~arrett The Chapman The Emerson The GElbert exhibit I3 - 6 The liarringtan The 1aa~€~on The iCirkhani The ~ltallory The ~a~'athisan Exhibit I3 -'7 The Richland The Walden Exhibit F3 - $ - ~LAN1 fIAM1) FLAN 1 fLAN1 ILAN 6 P1AN ] PLAN 1 PLAN 1 PLAN { ILAN Z EXHIBIT B -AGENCY & DEPARTMENT CONDITIONS OF APPROVAL 1. PLANNING DEPARTMENT 1.1 Site Specific Conditions of Approval 1.1.1 The applicant shall construct a 10-foot wide multi-use pathway on the site along the collector street, W. Kodiak Drive, and north from Kodiak along the east side of Linder Road to the north boundary of the site in accord with the Pathways Master Plan and UDC 1 1-3A-8. 1.1.2 The applicant shall comply with the open space and site amenity requirements proposed and as listed in UDC 11-3G-3. As stated at the Cor~rmission hearing & shown on the revised landscape plan attached in Exhibit A.3. 11.51 % c~tralified open space is proposed to be provided with the following minimum site amenities: a swimmin~,~pool with changing rooms and a gazebo or covered patio area n~ith picnic tables and pla~g~°ound ec~uipnzent is proposed on Lot 9, I31ock 6; a multi-use pathway along W. Kodiak Drive; pathways through common areas: and play r~ ound ~uipment and a covered picnic area within the pocket park on Lot 9, Block 2. Additional site amenities are proposed to be provided in the other pocket pockets and will be defined with the applicable final plat. 1.l .3 Fencing shall be installed along the Ridenbaugh canal in accord with the standards set forth in UDC 11-3A-6B. All other fencing constructed on the site shall comply with the standards as set forth in UDC 11-3A-7. 1.1.4 All ditches, laterals, and canals within the site are required to be piped or otherwise covered unless waived by City Council in accord with UDC l 1-3A-6A.3. Council approved a waiver to UDC 11-3A-6A.3 to allow the Ridenbaugh Canal to remain open. l .l .5 The swimming pool complex on Lot 9, Block 6 shall be included in the first phase of development as proposed by the applicant. 1.1.6 The applicant shall comply with the block length standards in effect at the time of submittal of the first final plat application (UDC 1 1-6C-3F). If the preliminary plat included in Exhibit A. 2 does not comply with those standards, the plat shall be revised accordingly prior to submittal of the first final plat application. 1.1.7 The preliminary plat and landscape plan shall be revised to include a street buffer and sidewalk along the front of Lot 41, Block 5 that matches the rest of the street buffer and sidewalk_along Linder Road, in accord with the standards listed in UDC 1 1-3B-7C. T_he street bu, er on this lot n~ be in an easenaent_rather than a common lat._ 1.1.8 Access for Lot 41, Block 5 shall be provided internally within the subdivision via W. Olds River Drive; the existing access driveway via S. Linder Road shall be removed and some sort of barrier installed that ~i-ohibits direct access to Linder Road. ,.: f: ,. ~:ro ., .,;tio~ ., .- r„ rho r';r., !'',,,..,,.'1 1 3~ o 1.1.9 The Hansen properly parcel #S_1.224325810;_Lot 41, Block 51 is required to hook-up to City --_ water & sewer services at such tin~e_as they become available and abandon any existing domestic wells and/or septic systems in accord with develonment agreement Instrument # 106151232 and ---- City Ordinance Section S 7-517_ Wells maybe used for non domestic purposes such as_landscane irrigation. Exhibit I3 - 9 - 1.2 General Conditions of Approval 1.2.1 Comply with all bulk, use, and development standards of the R-8 zoning district listed in UDC Tables 11-2A-6. 1.2.2 Comply with all provisions of 11-3A-3 with regard to access to streets. 1.2.3 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set forth in UDC 11-3A-6. 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. 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 the required landscape buffers consistent with the standards as set forth in UDC 11-3B- 7C. 1.2.8 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B- 11 C. 1.2.9 Construct all parkways consistent with the standards as set forth in UDC 11-3A-17E, 11-3G-3B5 and 11-3B-7C. 1.2.10 Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3, including but not limited to cul-de-sacs, alleys, driveways, common driveways, easements, blocks, street buffers, and mailbox placement. 1.2.11 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. 1.2.12 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 The project is subject to all current City of Meridian ordinances and previous conditions of approval associated with this site (AZ-OS-064; Development Agreement Inst. No. 106151232). 1.3.3 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. 1.3.4 The applicant shall have an ongoing obligation to maintain all pathways. 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. Exhibit B - 10 - 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. 1.4.7 At such time that the multi-use pathway connects from one major street to another and is greater than one-half mile long, the applicant may petition the City to assume maintenance responsibilities. 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 a 12-inch water main located in Linder Road at the Kodiak Drive entrance, and a 12-inch water main near the northwest corner of the LDS Church parcel along S. Stoddard Road. The developer shall extend the 12-inch water main line east along Kodiak Drive and connect to the existing 12-inch water main installed by the LDS church on the west side of Stoddard Road. Two additional connections will be required to provide service, One connecting the main in W. Bear Track Court to the main in S. Stoddard Road, and another connecting the main in S. Spoonbill Avenue in the vicinity of Lot 46 Block 5 to the main in S. Linder Road. A stub for future extension into the Middle School site shall also be required near Lot 7 Block 4. The applicant shall be responsible to install water mains to and through this development, coordinate main size and routing with Public Works. 2.3 Applicant shall be required to pay their pro-rata share of the outstanding balance of the August 24, 2007, 27-inch Sanitary Sewer Reimbursement Agreement, recorded as Ada County Instrument Number 108124038, prior to signature on the final plat. In the event that the applicant plats this development in phases, the applicant shall pay the pro-rata share of the reimbursement fee, calculated on the area of that phase, prior to signature on the final plat. Exhibit B - 11 - 2.4 Please revise the preliminary utility plan to include a sanitary sewer extension in S. Linder Road, south of W. Kodiak Drive, consistent with the City of Meridian Wastewater Master Plan. Applicant shall be responsible for the construction of this extension per MCC 9-4-15. 2.5 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. 2.6 The groundwater study data supplied by the applicant is from 2006. Please provide up to date information. 2.7 Any existing structures that are required to be removed shall be removed prior to signature on the final plat by the City Engineer. 2.8 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. 2.9 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. 2.10 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. 2.11 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. 2.12 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. 2.13 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. 2.14 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. 2.15 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. 2.16 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.17 Developer shall coordinate mailbox locations with the Meridian Post Office. Exhibit B - 12 - 2.18 Due to the elevation differentials in this development, the applicant shall be required to submit an engineered master grading and drainage plan for approval by the Community Development Department. This plan shall establish, at a minimum; the finish floor elevation of each building lot, the finish grade elevations of the rear lot corners, the drainage patterns away from each building pad, the drainage patterns of the overall blocks, and any special swales or subsurface drainage features necessary to control and maintain storm water drainage. Applicant's engineer shall consult the 2009 International Residential Code when establishing the finish floor elevations and drainage patterns away from the building pads. 2.19 With the application for a building permit, each home builder must submit lot grading and finished floor elevation consistent with the approved master grading and drainage plan for the subdivision. If deviations from the approved master grading and drainage plan are proposed, they must be submitted and approved by the Community Development Department prior to the issuance of a building permit. Any such revision proposal shall be accompanied by a written authorization from the Developer to allow a revision to the master lot grading plan. 2.20 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. 2.21 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. 2.22 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 ACFID. 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. 2.23 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. 2.24 Street lights are 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. 2.25 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. 2.26 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 gars. 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 recommends Lot 11, Block 10 be straightened out to allow a clear view Exhibit B - 13 - through the common area from the street. 4. FIRE DEPARTMENT 4.1 The developer shall coordinate with the Fire Department on the final placement of fire hydrants, and trees and/or light posts at intersections 4.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in accordance with International Fire Code Section (IFC) 508.5.4 as follows: a. Fire hydrants shall have the 4 ''/z" outlet face the main street or parking lot drive aisle. b. Fire hydrants shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works specifications. d. Fire Hydrants shall be placed on corners when spacing permits. e. Fire hydrants shall not have any vertical obstructions to outlets within 10'. f. Fire hydrants shall be placed 18" above fmished grade to the center of the 4 %2" outlets. g. Fire hydrants shall be provided to meet the requirements of IFC Section 509.5. h. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. 4.3 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28' inside and 48' outside, per International Fire Code Section 503.2.4. 4.4 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth in International Fire Code Section 304.1.2. 4.5 Operational fire hydrants, temporary or permanent street signs, and access roads with anall-weather surface are required to be installed before combustible construction material is brought onto the site, as set forth in International Fire Code Section (IFC) 501.4 and Meridian amendment to IFC 10-4-2J. 5. REPUBLIC SERVICES 5.1 Republic Services did not submit comments on this application. Please coordinate with Bob Olson prior to ensure there are no issues. 6. PARKS DEPARTMENT 6.1 The developer shall construct a 10-foot wide multi-use pathway along W. Kodiak Drive, the collector street within the development, and along the east side of S. Linder Road from Kodiak Drive to the north boundary of the site. 6.2 Construct the pathway and adjoining fencing and landscaping consistent with the standards as set forth in UDC 11-3A-7A7 and 11-3B-12C respectively. 6.3 The applicant shall design and construct the multi-use pathways consistent with the location and specifications (Chapter 3) set forth in the Meridian Pathways Master Plan unless otherwise approved by the Parks and Recreation Director. 6.4 Prior to signature on the first final plat by the City Engineer, the applicant shall submit a recreational pathway easement for the multi-use pathway for Council approval and subsequent recordation. 6.5 Where the multi-use pathway crosses streets or drive aisles, the applicant shall revise the landscape plan to delineate a pathway surface different from that of the driving surface using scored concrete, pavers, or similar treatment. 6.6 The applicant shall have an ongoing obligation to maintain all pathways. 6.7 At such time that the multi-use pathway connects from one major street to another and is greater than one-half mile long, the applicant may petition the City to assume maintenance responsibilities. Exhibit B - 14 - 6.8 The applicant shall contact Elroy Huff, The City Arborist, to inspect the site and determine which of the existing trees on the site are dead, dying, or undesirable vs. trees that should be retained or mitigated for in accord with UDC 11-3B-1OC.5. 7. ADA COUNTY HIGHWAY DISTRICT A new Traffic Impact Study (I'IS) was completed for this site and is awaiting review by ACHD. Comments from ACHD will be submitted once the review is complete. Exhibit B - 15 - C. Required Findings from Unified Development Code Preliminary Plat Findings: In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: a. The plat is in conformance with the Comprehensive Plan and is consistent with this Unified Development Code; The City Council finds that the proposed plat is in substantial compliance with the adopted Comprehensive Plan in regard to land use, transportation, and circulation. However, the proposed plat is not in compliance with the block length requirements of the UDC. Please see Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for more information. b. Public services are available or can be made available and are adequate to accommodate the proposed development; The City Council finds that public services are available and will continue to be provided to the subject property. See Exhibit B of the Staff Report for more details from public service providers. c. 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 developer at their own cost, the City Council finds that the subdivision will not require the expenditure of capital improvement funds. d. There is public financial capability of supporting services for the proposed development; Some services are already being provided to the subject development. The City Council finds there is public financial capability of supporting and continuing services for/to this development. e. The development will not be detrimental to the public health, safety or general welfare; and The City Council 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. f. The development preserves significant natural, scenic or historic features. The City Council does not find there are any significant natural, scenic or historic features that will be lost with development of the site. Exhibit B - 16 - A. Drawings 1. Vicinity Map ~- Exhibit A Pagc 1 2. Proposed Preliminary Plat (dated: 1/10/13) -REVISED \~ ~. h,,.,,,,,.,,. I w..,...~~.n~ ~~I~ ~ i6 ~ _ ~18 L_. i~~~I i I~~II I 1 _._ i II~ I~ ~• I i ~- P, ~ `- - - I S ..... ~aG ... ~ ~ ... ,, e . ~ /-~~.~ - --sec swe ____ P~ ~.m....A. ..~ .~~~. ~.,.....a MATS [nE -' I --~ L oy~= ~L ~ Y~~' / i MATCH L~NE~ ~',~ i~~ em `'i~zmo SEE __2 ... __ a_ -- aPRE~ "s ~ "~ ~ ~~ ~ ' ~ a 9 ~~ I ~- ~ .\ v /„ ~, i;T'~ _ / ~,\y-F---- sw¢'vcx u~r+E- I i s„~ ~ tl4~6 r w „~ ~ ~[ a L~ e .. 99 ~, v ., - i m .,, _ i ~ Y _ ~, -~ ~ : - .`a' .~,° - - i U-- n~ =,,L .iii.. _ - ~ ~{6jl .- ,_ m _. _: ,- ,. I I eo' ~ ~ ~ n ~ L ~~pPh W {3~ ~ tl I I . B I ~ ~e -. ~; w. .~' /Pry.. eau + ! 9 - E I ~ ~ - - ~ •~",~ ~., `C „",~ .-. ~' I -- ~ pax. ~ ~ I ~ _~~ -,_ J -. .,,_ _~ r I~ i ,_~ e`€ ~ ~ I ~ I I I 1~~ " v"e° ~ I F --~ t~ j i ~ ~ ~ p iy;.Pa ~ ~ iii ~~ ~ I ~~ ~ ~ 9 I _._-__ ~ ~ \ \,___-J._ eww~+a sue~ma Pa r ti R'~ ~~ I I..__, m n a"x nets uooa u~ I \. J yew unc mNt y~y _. , ~PRE~ -- ~F `- ~. ~ ~ ~ ~ ~.! ~~~el _ ~ ~~ I I "Z ~ L- ~ ~~.a~ i^"n`~ $ ~ ~ ~p~HC ~ - j ~. ~'~3~~ 1' d ~i~9 ~ ~ ~\ E ~s i 7i~Y -I-PSC ~~ I ~ f ~ ~ m~~... a H - ! tad Exhibit A Page 1 \___ II ,~ ~_, -y L=_1_1_1_1_ fy i ~ ~_, ___r-T ~~~~ ~ ~~~~ ~ ~ ~~~~~ a~ ~ ~~g~ ~~~3ee ~e j' -- _y - '~~ YeP ~ 8 ' ~~i~ -~T ~~~~ i r-~ ~-t- , ~ ¢ ~~~~ C i ~7 3 r-._:`~ - '~;~ , 111 Hari iuw.ev a~.i o.r. g 1 , __ _ ~R,~ ~;~ .d~.~ ~:.°~ ~~ i~6 9 ~I a ~ 3 'j I~,~ ~. ~ ;IQ ~~ ~i .~ acl ~~~~ ~~ ~ 3 ,.... r{--- Z ~ ~ ,-~ ~ ' ~_ ~ ~_; ~,. ~ ~ _ nags Z ~ . . ~ , , F--i F--1 i _ _ {~"./nY ~ ~ o Ci ~ , t-- lV ~F _, ~__~ ~Q ~ i F_ ~ cuavE o.u g -~ ._ ~ -t -- al r--7- i --' ~ Was . ~~- r.--_~ F- - _-~ _ - - ~ r -~ ., «4 .~,.~ .n a. .,,,,w. _mo~ ov,ma _ J '1 ~E---I 1._ F- J -- ~r- isoso~ ~ ~~!` ~--i ~F--1- ~~~,~~ ~IV1N~~~3 . ~.~~ Common area shown in green Exhibit B - 1 - ---av~m s 3. Proposed Landscape Plan (dated: 2/8/13) REVISED :. „~~;~: ~~ ,v ~ ~~ R~NltCpITKT ~°R - y Me °~ ` FALL CREEK SUBDIVISION ©.a..... MERIDIAN, IDAHO -REtIMiNARY PLAT LANOiGA1E ALAN ""'° Exhibit B - 2 - ~~~ _y ~ , ~~, ~~ ~ ~ ~~ r~i PLANT PALETTE ~~~ ~~ a~r..r f 1 IWE It ~ k ~~~~ ,~ a ~ ~ ~" .. ¢~ NO1E5 .~,...~~~. ~i r . W ; ~ ~~ s~ ~ I~ a Jm a i © -' ... Exhibit B - 3 - Exhibit B _ 4 _ ~e NOTES PLANT PALETTE ~~,., ~~ ~,T ~ d~ ~. ~~ ~ ~~~~ ~4 _.. -ti ~; ~ !~ ~~ ' ~ ,a~ roa ,oz ,a, ^iao ~ ~~ s ~~ ~_ - ----C'~ , ~ '' '' i ^ ~ `1 I~ =~ le.. ~ia_ _ \ /~~ ~- ~- 1. ~RR1R , i ~ ~ ~ ~N ~ \ - ~ i\ ~ei~ ~ ~~ ~ `~ • Exhibit B - 5 - 4. Building Elevations The Andreti.~ The Parrett The Chapman The Emerson The Gilbert Exhibit B - 6 The Harrington The Ja~i4son The Kirkham The 3~lall~ry Thy ~'athistin Exhibit B - 7 - The Richland The Walden ~LAL+I vtAl.) N 1 fLAN~ ILAN 6 ILAN ] ILAN t EXHIBIT B -AGENCY & DEPARTMENT CONDITIONS OF APPROVAL 1. PLANNING DEPARTMENT 1.1 Site Specific Conditions of Approval 1.1.1 The applicant shall construct a 10-foot wide multi-use pathway on the site along the collector street, W. Kodiak Drive, and north from Kodiak along the east side of Linder Road to the north boundary of the site in accord with the Pathways Master Plan and UDC 11-3A-8. 1.1.2 The applicant shall comply with the open space and site amenity requirements proposed and as listed in UDC 11-3G-3. As stated at the Commission hearing & shown on the revised landscape plan attached in Exhibit A 3 I1 SI % quali red open space is proposed to be provided with the ollowing minimum site amenities: a swimmingpool with changing rooms and a Qazebo or covered patio area with picnic tables and playground equipment is proposed on Lot 9 Block 6• a multi-use pathway along W Kodiak Drive • pathways through common areas: and playground equipment and a covered picnic area within the pocket park on Lot 9 Block 2. Additional site amenities are proposed to be provided in the other pocket pockets and will be defined with the applicable rnal plat. 1.1.3 Fencing shall be installed along the Ridenbaugh canal in accord with the standards set forth in UDC 11-3A-6B. All other fencing constructed on the site shall comply with the standards as set forth in UDC 11-3A-7. 1.1.4 All ditches, laterals, and canals within the site are required to be piped or otherwise covered unless waived by City Council in accord with UDC 11-3A-6A.3. Council approved a waiver to UDC 11-3A-6A.3 to allow the Ridenbaugh Canal to remain open. 1.1.5 The swimming pool complex on Lot 9, Block 6 shall be included in the first phase of development as proposed by the applicant. 1.1.6 The applicant shall comply with the block length standards in effect at the time of submittal of the first final plat application (UDC 11-6C-3F). If the preliminary plat included in Exhibit A. 2 does not comply with those standards, the plat shall be revised accordingly prior to submittal of the first final plat application. 1.1.7 The preliminary plat and landscape plan shall be revised to include a street buffer and sidewalk along the front of Lot 41, Block 5 that matches the rest of the street buffer and sidewalk along Linder Road, in accord with the standards listed in UDC 11-3B-7C. The street buffer on this lot may be in an easement rather than a common lot. 1.1.8 Access for Lot 41, Block 5 shall be provided internally within the subdivision via W. Olds River Drive; the existing access driveway via S. Linder Road shall be removed and some sort of barrier installed that prohibits direct access to Linder Road. 1.1.9 The Hansen property (parcel #51224325810• Lot 41 Block 51 is reauired to hook-up to Citv water & sewer services at such time as they become available and abandon any existine domestic wells and/or septic systems in accord with development agreement Instrument # 106151232 and City Ordinance Section 5-7-517. Wells may be used for non-domestic purnoses such as landscape irri ag tion. Exhibit B - 9 - 1.2 General Conditions of Approval 1.2.1 Comply with all bulk, use, and development standards of the R-8 zoning district listed in UDC Tables 11-2A-6. 1.2.2 Comply with all provisions of 11-3A-3 with regard to access to streets. 1.2.3 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set forth in UDC 11-3A-6. 1.2.4 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A- 15, UDC 11-3 B-6 and MCC 9-1-28. 1.2.5 Comply with the sidewalk standards as set forth in UDC 11-3A-17. 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 the required landscape buffers consistent with the standards as set forth in UDC 11-3B- 7C. 1.2.8 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B- 11 C. 1.2.9 Construct all parkways consistent with the standards as set forth in UDC 11-3A-17E, 11-3G-3B5 and 11-3B-7C. 1.2.10 Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3, including but not limited to cul-de-sacs, alleys, driveways, common driveways, easements, blocks, street buffers, and mailbox placement. 1.2.11 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. 1.2.12 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 The project is subject to all current City of Meridian ordinances and previous conditions of approval associated with this site (AZ-OS-064; Development Agreement Inst. No. 106151232). 1.3.3 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. 1.3.4 The applicant shall have an ongoing obligation to maintain all pathways. 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. Exhibit B - 10 - 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. 1.4.7 At such time that the multi-use pathway connects from one major street to another and is greater than one-half mile long, the applicant may petition the City to assume maintenance responsibilities. 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 a 12-inch water main located in Linder Road at the Kodiak Drive entrance, and a 12-inch water main near the northwest corner of the LDS Church parcel along S. Stoddard Road. The developer shall extend the 12-inch water main line east along Kodiak Drive and connect to the existing 12-inch water main installed by the LDS church on the west side of Stoddard Road. Two additional connections will be required to provide service, One connecting the main in W. Bear Track Court to the main in S. Stoddard Road, and another connecting the main in S. Spoonbill Avenue in the vicinity of Lot 46 Block 5 to the main in S. Linder Road. A stub for future extension into the Middle School site shall also be required near Lot 7 Block 4. The applicant shall be responsible to install water mains to and through this development, coordinate main size and routing with Public Works. 2.3 Applicant shall be required to pay their pro-rata share of the outstanding balance of the August 24, 2007, 27-inch Sanitary Sewer Reimbursement Agreement, recorded as Ada County Instrument Number 108124038, prior to signature on the final plat. In the event that the applicant plats this development in phases, the applicant shall pay the pro-rata share of the reimbursement fee, calculated on the area of that phase, prior to signature on the final plat. Exhibit B - 11 - 2.4 Please revise the preliminary utility plan to include a sanitary sewer extension in S. Linder Road, south of W. Kodiak Drive, consistent with the City of Meridian Wastewater Master Plan. Applicant shall be responsible for the construction of this extension per MCC 9-4-15. 2.5 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. 2.6 The groundwater study data supplied by the applicant is from 2006. Please provide up to date information. 2.7 Any existing structures that are required to be removed shall be removed prior to signature on the final plat by the City Engineer. 2.8 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. 2.9 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. 2.10 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. 2.11 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. 2.12 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. 2.13 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. 2.14 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. 2.15 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. 2.16 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.17 Developer shall coordinate mailbox locations with the Meridian Post Office. Exhibit B - 12 - 2.18 Due to the elevation differentials in this development, the applicant shall be required to submit an engineered master grading and drainage plan for approval by the Community Development Department. This plan shall establish, at a minimum; the finish floor elevation of each building lot, the finish grade elevations of the rear lot corners, the drainage patterns away from each building pad, the drainage patterns of the overall blocks, and any special swales or subsurface drainage features necessary to control and maintain storm water drainage. Applicant's engineer shall consult the 2009 International Residential Code when establishing the finish floor elevations and drainage patterns away from the building pads. 2.19 With the application for a building permit, each home builder must submit lot grading and finished floor elevation consistent with the approved master grading and drainage plan for the subdivision. If deviations from the approved master grading and drainage plan are proposed, they must be submitted and approved by the Community Development Department prior to the issuance of a building permit. Any such revision proposal shall be accompanied by a written authorization from the Developer to allow a revision to the master lot grading plan. 2.20 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. 2.21 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. 2.22 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 ACRD. 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. 2.23 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. 2.24 Street lights are 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. 2.25 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. 2.26 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 ,~. 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 recommends Lot 11, Block 10 be straightened out to allow a clear view Exhibit B - 13 - through the common area from the street. 4. FIRE DEPARTMENT 4.1 The developer shall coordinate with the Fire Department on the final placement of fire hydrants, and trees and/or light posts at intersections 4.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in accordance with International Fire Code Section (1FC) 508.5.4 as follows: a. Fire hydrants shall have the 4 '/z" outlet face the main street or parking lot drive aisle. b. Fire hydrants shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works specifications. d. Fire Hydrants shall be placed on corners when spacing permits. e. Fire hydrants shall not have any vertical obstructions to outlets within 10'. f. Fire hydrants shall be placed 18" above fmished grade to the center of the 4'h" outlets. g. Fire hydrants shall be provided to meet the requirements of IFC Section 509.5. h. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. 4.3 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28' inside and 48' outside, per International Fire Code Section 503.2.4. 4.4 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth in International Fire Code Section 304.1.2. 4.5 Operational fire hydrants, temporary or permanent street signs, and access roads with anall-weather surface are required to be installed before combustible construction material is brought onto the site, as set forth in International Fire Code Section (1FC) 501.4 and Meridian amendment to IFC 10-4-2J. 5. REPUBLIC SERVICES 5.1 Republic Services did not submit comments on this application. Please coordinate with Bob Olson prior to ensure there are no issues. 6. PARKS DEPARTMENT 6.1 The developer shall construct a 10-foot wide multi-use pathway along W. Kodiak Drive, the collector street within the development, and along the east side of S. Linder Road from Kodiak Drive to the north boundary of the site. 6.2 Construct the pathway and adjoining fencing and landscaping consistent with the standards as set forth in UDC 11-3A-7A7 and 11-3B-12C respectively. 6.3 The applicant shall design and construct the multi-use pathways consistent with the location and specifications (Chapter 3) set forth in the Meridian Pathways Master Plan unless otherwise approved by the Parks and Recreation Director. 6.4 Prior to signature on the first final plat by the City Engineer, the applicant shall submit a recreational pathway easement for the multi-use pathway for Council approval and subsequent recordation. 6.5 Where the multi-use pathway crosses streets or drive aisles, the applicant shall revise the landscape plan to delineate a pathway surface different from that of the driving surface using scored concrete, pavers, or similar treatment. 6.6 The applicant shall have an ongoing obligation to maintain all pathways. 6.7 At such time that the multi-use pathway connects from one major street to another and is greater than one-half mile long, the applicant may petition the City to assume maintenance responsibilities. Exhibit B - 14 - 6.8 The applicant shall contact Elroy Huff, The City Arborist, to inspect the site and determine which of the existing trees on the site are dead, dying, or undesirable vs. trees that should be retained or mitigated for in accord with UDC 11-3B-1OC.5. 7. ADA COUNTY HIGHWAY DISTRICT A new Traffic Impact Study (TIS) was completed for this site and is awaiting review by ACHD. Comments from ACHD will be submitted once the review is complete. Exhibit B - 15 - C. Required Findings from Unified Development Code Preliminary Plat Findings: In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: a. The plat is in conformance with the Comprehensive Plan and is consistent with this Unified Development Code; The City Council finds that the proposed plat is in substantial compliance with the adopted Comprehensive Plan in regard to land use, transportation, and circulation. However, the proposed plat is not in compliance with the block length requirements of the UDC. Please see Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for more information. b. Public services are available or can be made available and are adequate to accommodate the proposed development; The City Council finds that public services are available and will continue to be provided to the subject property. See Exhibit B of the Staff Report for more details from public service providers. c. 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 developer at their own cost, the City Council finds that the subdivision will not require the expenditure of capital improvement funds. d. There is public financial capability of supporting services for the proposed development; Some services are already being provided to the subject development. The City Council finds there is public financial capability of supporting and continuing services for/to this development. e. The development will not be detrimental to the public health, safety or general welfare; and The City Council is not aware of any health, safety, or environmental problems associated with the platting of this property. ACRD considers road safety issues in their analysis. f. The development preserves significant natural, scenic or historic features. The City Council does not find there are any significant natural, scenic or historic features that will be lost with development of the site. Exhibit B - 16 -