Staff ReportItem #4F: Oak Leaf Subdivision (PP-13-005)
Application(s):
- Preliminary Plat
Size of property, existing zoning, and location: This site consists of approximately 10.10 acres, is currently zoned
R-2, and is located north Chinden Boulevard, a'/< mile east of N. Black Cat Road.
Adjacent Land Use 8 Zoning: The surrounding area is rural in nature but is rapidly transitioning with urban
residential development. The primary zoning in the area consists of RUT in the County or R-2 and R-8 zoned
property presently developing as Spurwing Grove Subdivision in the City.
History: In 2006, the subject property was annexed as the Tree Farm (AZ-06-004) and was granted approval with
the R-2 zoning district. A Development Agreement (DA) (#106151218) was executed upon annexation of the
property. Several addendums to the DA have also been recorded (#107025555 and #107141993).
Summary of Request: The proposed preliminary plat consists of four (4) residential building lots and two (2)
common on 10.10 acres of land in an R-2 zoning district. The proposed lot sizes are in excess of an acre and the
proposed gross density of the subdivision is 0.40 dwelling units per acre is consistent with the R-2 zoning district. All
the lots comport to the dimensional standards of the R-2 zone. The existing home is to remain with the development
of the subdivision and is required to hook-up to urban services.
Access is provided from a stub street to the south and terminates in a cul-de-sac. The plat complies with the10
percent required by the UDC. The proposed amenities are two picnic areas on the passive open space lots..
Alternative compliance is being requested due to the topography adjacent to the future collector street (N. Jayker
Way).
Elevations were submitted with the application. Staff has created a collage that represents the proposed home
designs for the development. Staff is supportive of the construction materials and design features represented in the
collage. Future homes constructed within the subdivision must comply with the elevations.
Comprehensive Plan FLUM Designation: LDR and MDR
Written Testimony: Barry Simple, Applicant's representative. The applicant is objecting to the requirement for the
connection to urban services (water and sewer) per conditions, 1,1.7.2.7 and 2.8. The recorded development
agreement requires the connection and the abandonment of the existing private systems. Staff does not support the
applicant's request to connect to services when one or both systems fail. Staff does not have the authority to waive
code requirements. This will be a matter the applicant must take up at the City Council hearing.
Staff supports modifying condition 1.1.6 to change the word shall to may.
Staff Recommendation: Approval
Notes:
STAFF REPORT
Hearing Date:
TO:
FROM:
SUBJECT:
March 21, 2013
Planning and Zoning Commission
Bill Parsons, Associate City Planner
208-884-5533
PP-13-005 -Oak Leaf
E IDIAN~
IDAHO
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Oak Leaf Development Company, has applied for a preliminary plat (PP) consisting of
four (4) single-family residential building lots and two (2) common lots on approximately 10.10 acres
of land in an R-2 (Low-density Residential) zoning district. This property was annexed in 2006 as
part of the Tree Farm development. The existing home on Lot4, Blockl will remain as part of the
subdivision. See Section IX of the staff report for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the preliminary plat (PP) with the conditions of approval in Exhibit B
in accord with 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-13-005, as presented in the staff report for the hearing date of March 21,
2013, 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-13-005, as presented during the hearing on March 21, 2013, for the
following reasons: (You should state specific reasons for denial) -
Continuance
I move to continue File Number PP-13-005 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 north of Chinden Boulevard and approximately a'/4 mile east of N. Black Cat
Road in Section 22, Township 4 North, Range 1 West. (Parcel #'s 50422244610; 50422315000;
50422314950)
B. Applicant/Owner(s):
Oak Leaf Development Company
4042 W. Chinden Boulevard
Meridian, Idaho 83646
Oak Leaf Subdivision - PP-13-005 PAGE 1
C. Representative:
Barry Simple, RiveRidge Engineering Company
2447 S. Vista Avenue
Boise, Idaho 83705
D. 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
and Zoning Commission and City Council on this matter, consistent with Meridian City Code
Title 11, Chapter 5.
B. Newspaper notifications published on: March 4, and 18, 2013(Commission);
C. Notices mailed to property owners within 300 feet on: February 28, 2013(Commission);
D. Applicant posted notice on site(s) on: March 7, 2013 (Commission);
VI. LAND USE
A. Existing Land Use(s) and Zoning: This subject property consists of single family home and
several accessory buildings zoned R-2.
B. Character of Surrounding Area and Adjacent Land Use and Zoning: The surrounding area is rural
in nature but is rapidly transitioning with urban residential development. The primary zoning in
the area consists of RUT in the County or R-2 and R-8 zoned property presently developing as
Spurwing Grove Subdivision in the City.
C. History of Previous Actions:
• In 2006, the subject property was annexed as the Tree Farm (AZ-06-004) and was granted
approval with the R-2 zoning district. A Development Agreement (DA) (#106151218) was
executed upon annexation of the property. Several addendums to the DA have also been
recorded (#107025555 and #107141993).
D. Utilities:
1. Public Works:
a. Location of sewer: This development lies within the North Black Cat service area, and
can be served with an extension from existing mains installed as part of the Spurwing
Greens Subdivision.
b. Location of water: Domestic water service to this development will be from United
Water of Idaho.
c. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: The Phyllis Canal transverses the north boundary but is not located
within the confines of the proposed plat.
2. Hazards: Staff is not aware of any hazards that exist on this property.
3. Flood Plain: This property does not lie within a floodplain or floodway.
Oak Leaf Subdivision - PP-13-005 PAGE 2
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated Low Density Residential (LDR) and Medium Density Residential (MDR)
on the Comprehensive Plan Future Land Use Map (FLUM). LDR areas are anticipated to contain up
to three dwellings per acre and the MDR areas anticipate densities ranges between 3 and 8 dwelling
units to the acre. The proposed preliminary plat includes four (4) single-family lots on 10.10 acres for
a gross density of 0.40 dwelling units/acre. The proposed density of the plat coincides with both land
use designation and UDC density requirements, albeit on the low side of the anticipated density
ranges.
Further comparison reveals the subject property is either surrounded by properties designated low
density residential, zoned R-2 or medium density residential, zoned R-8. The properties to the south
are developing with densities consistent with the MDR designation. Because this property and the
surrounding properties are designated with similar land uses and the underlying zoning coincides with
the designated land uses, staff is of the opinion the proposed plat complies with the Comprehensive
Plan.
Staff finds the following Comprehensive Plan policies to be applicable to this application and 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.O1B, Chapter 6, page 84)
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 Zands 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 Zands 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 Wastewater Department, the Meridian
Planning Department, Meridian Utility Billing Services, and Republic Services.
• Require usable open space to be incorporated into new residential subdivision plats(3.07.02A,
Chapter 3, page 55)
The UDC (11-3G-3) requires a minimum of 10% qualified open space for the plat. The proposed
plat depicts 10% eligible open space (or 1.02 acres) which meets the requirements of the UDC.
Qual~ing open space includes two (2) passive open space lots.
• 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, Chapter 3, page 45).
The subject property is within the City and urban services are available to be extended to the site.
At the time of annexation, urban services were not available to connect the existing home. Urban
services are required to be extended with the plat. The owner of the existing homes does not
desire to connect the existing home to urban services because the existing private services are
functioning properly. Per City ordinance, the existing home must connect once services are
available. Further, the recorded development agreement requires the abandonment of any
Oak Leaf Subdivision - PP-13-005 PAGE 3
septic system once services are available. Any new homes constructed within the development
must also be provided urban services.
• Require street connections between subdivisions at regular intervals to enhance connectivity and
better traffic flow. (3.03.03C, Chapter 3, page 48)
During the review of the Spurwing Greens Subdivision (south and west of the proposed
development) a stub street was approved to provide future connectivity to the subject property.
The stub street is being extended with the development of the site. No other street connectivity is
being provided or required.
• Support a variety of residential categories (low-, medium-, medium-high 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 54).
This property annexed into the City in 2006. The approved concept plan depicted estates lots on
the property. Further, the approved Tree Farm development plan supports a mix of house types at
varying densities consistent with the comprehensive plan. Since a variety of housing is planned
for the area and this property is developing consistent with the approved concept plan, staff
believes the area provides a range of housing choices for multiple income levels.
• Reduce the number of existing access points onto arterial streets by using methods such as cross
access agreements, access management and frontage/backage roads (3.03.02N, Chapter 3, page
48).
Currently the existing home has an approved access to Chinden Boulevard. With the development
of the properties to the south a stub street was planned to provide future connectivity to this site.
Once the stub street is extended to the property the Chinden access must be vacated and access
must be taken from N. Tree Haven Place as proposed.
For the above stated reasons, staff is of the opinion the proposed project is consistent with the goals
and objectives in the Comprehensive Plan.
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 R-2 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-2 zoning district.
C. Dimensional Standards: Development of the site must be consistent with the dimensional
standards listed in UDC Table 11-2A-4 for the R-2 zoning district.
D. Landscaping: The subject site must comply with the common open space and site amenity
requirements listed in UDC 11-3G-3.
E. Subdivision Design and Improvement Standards: The subdivision must comply with the
subdivision design standards outlined in UDC 11-6C-3.
F. Off-Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for single-
family dwellings.
Oak Leaf Subdivision - PP-13-005 PAGE 4
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
PRELIMINARY PLAT: The proposed preliminary plat consists of four (4) residential building lots
and two (2) common on 10.10 acres of land in an R-2 zoning district. The proposed lot sizes are
in excess of an acre and the proposed gross density of the subdivision is 0.40 dwelling units per
acre is consistent with the R-2 zoning district. NOTE: A small sliver of the property (southeast
corner) is zoned R-8. This zoning does not impact any of the buildable lots and will be platted
as part of the common lot and dedicated as right-of-way to facilitate access to the subdivision.
Dimensional Standards: Staff has reviewed the proposed plat for compliance with the applicable
standards listed in UDC Table 11-2A-4 for the R-2 zoning district; all lots comport to the R-2
dimensional standards set forth in UDC 11-2A.
On the submitted preliminary plat the applicant is proposing a minimum home size of 3,500
square feet. The proposed home size exceeds 1,500 (single story) and 1,600 square foot (two-
story) square foot minimum required by the UDC.
Further, the proposed cul-de-sac length complies with the requirements set forth UDC 11-6C-
3B.4.
Access: Currently the existing home has an approved access (driveway) to Chinden Boulevard.
With the development of the property to the south a stub street was planned to provide future
connectivity to this site. This street is being extended with the development of the site. Once the
local street is available, the current access to Chinden Boulevard must be vacated and all lots
within the development must take access from N. Tree Haven Place.
Sidewalks: The UDC requires sidewalks adjacent to local streets. The applicant proposes to
construct a rural street section with the proposed subdivision which does not include the
construction of a sidewalk. However, the design of the street section depicts a 4-foot wide
striped pedestrian zone along both sides of the street. ACHD has approved the proposed street
section (see Exhibit B). Staff is supportive of the applicant's street section subject to
Commission and Council approval.
Existing Structures: As mentioned above, the existing home and the accessory structures are to
remain with the development of the subdivision. The submitted plat depicts the location of the
structures. The existing structures appear to comport with the R-2 dimensional standards for
setbacks.
The applicant has no desire to connect the existing home to urban services. At the time this
property was annexed urban services were not available. Utilities must be extended to and
through with the development of the property and City ordinance (UDC 11-3A-21C) requires
connection to city sewer and water services. Further, the recorded development agreement
requires the abandonment of the septic system once services are available. Staff recommends the
applicant connect the existing home to urban services.
Existing Easement: The submitted plat depicts a 15-foot wide overhead Idaho Power easement
that runs through Lots 3-5, Block 1. More than likely this easement will no longer be needed with
the development of the property. Staff recommends the applicant submit a vacation application
concurrent with a final plat application.
Open Space and Amenities: 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, 10.10 acres, a minimum of 1.01 acres of 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.
Oak Leaf Subdivision - PP-13-005 PAGE 5
The plat depicts 10% (or 1.02 acres) of eligible open space in compliance with UDC standards.
Proposed open space consists of two (2) passive open space lots meeting or exceeding the 50' x
100' square feet.
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, 10.10 acres, one amenity must be provided. The applicant is proposing a picnic
area on each of the proposed common lots. Staff is supportive of the proposed amenities. A detail
of the picnic areas must be submitted with the final plat application.
Waterways: Per UDC 11-3A-6A, all ditches, laterals, and canals within the site are required to
be piped or otherwise covered.
Fencing: The applicant has not submitted a fence detail for the proposed subdivision. All fencing
must comply with the fencing standards outlined in UDC 11-3A-7.
Building Elevations: Elevations were submitted with the subject application. Staff has created a
collage that represents the proposed home designs for the development. Staff is supportive of the
construction materials and design features represented in the collage. Future homes constructed
within the subdivision must comply with the elevations attached in Exhibit A.4 below.
In summary, Staff recommends approval of the proposed preliminary plat 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: 02/06/13)
3. Proposed Landscape Plan (dated: 02/14/13)
4. Proposed Building Elevations
B. Conditions of Approval
C. Required Findings from Unified Development Code
Oak Leaf Subdivision - PP-13-005 PAGE 6
A. Drawings
1. Vicinity Map
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A. Drawings
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Oak Leif Subdivision - PP-13-005 PAGI; 7
2. Proposed Preliminary Plat (dated: 02/06/13)
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3. Proposed Landscape Plan (dated: 02/14/13)
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Oak Leaf Subdivision - PP-13-005 PAGE 9
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Oak Leaf Subdivision - PP-13-005 PAGE 10
EXHIBIT B -AGENCY & DEPARTMENT CONDITIONS OF APPROVAL
1. PLANNING DEPARTMENT
1.1 Site Specific Conditions of Approval
1.1.1 The Applicant shall comply with all previous requirements of this site associated with AZ-06-004
and the Development Agreement (Instrument No. 106151218, 10702555 and 107141993) in
effect for the Tree Farm development.
1.1.2 All ditches, laterals, and canals within the site are required to be piped or otherwise covered
unless explicitly waived by City Council in accord with UDC 11-3A-6A.3.
1.1.3 The landscape plan, prepared by Jensen Belts, dated 02/14/13, shall comply with the following:
• Provide a minimum of 1.02 acres of common open space and include the following
amenities: two (picnic areas) as proposed. Provide a detail of the picnic areas with the
submittal of the final plat application.
• All fencing shall be designed according to UDC 11-3A-7.
• Construct Lot 1 and Lot 5, Block 1 as proposed on the submitted landscape plan. The planned
street trees shall not impede the function of road swales. The applicant shall coordinate
placement of the street trees with ACHD.
1.1.4 Future homes constructed within the subdivision must generally comply with the submitted
elevations attached in Exhibit A.
1.1.5 All lots within the prosed subdivision shall take access from N. Tree Haven Place. The existing
access (driveway) to Chinden Boulevard shall be vacated.
1.1.6 The applicant shall vacate the 15-foot wide overhead Idaho Power easement that runs through
Lots 3-5, Block; submit the vacation application concurrent with a final plat application.
1.1.7 The applicant shall connect the existing home (Lot 4, Block 1) to urban services (sewer and
water); existing wells and septic systems shall be abandoned per the recorded development
agreement. Coordinate with United Water on the water service connection.
1.2 General Conditions of Approval
1.2.1 Comply with all bulk, use, and development standards of the R-2 zoning district listed in UDC
Table 11-2A-4.
1.2.2 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set
forth in UDC 11-3A-6.
1.2.3 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.
1.2.4 Comply with the sidewalk standards as set forth in UDC 11-3A-17. The striped walkways
adjacent to the driving surface shall suffice as the required sidewalks subject to ACRD approval
of the road section.
1.2.5 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-SJ.
1.2.6 Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3,
including but not limited to cul-de-sacs, driveways, easements, blocks, street buffers, and mailbox
placement.
1.2.7 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.
Oak Leaf Subdivision - PP-13-005 PAGE 11
1.2.8 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.
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 has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 11-3A-11.
1.3.5 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.
1.3.6 All common open space and site amenities shall be maintained by an owner's association as set
forth in UDC 11-3 G-3F 1.
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 Staff failure to site any specific ordinance provisions or the terms of the approved Tree Farm
annexation and development agreements does not relieve the applicant from responsibility of
compliance.
2. PUBLIC WORKS DEPARTMENT
2.1 This development lies within the North Black Cat service area, and can be served with an
extension from existing mains installed as part of the Spurwing Greens Subdivision. 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
Oak Leaf Subdivision - PP-13-005 PAGE 12
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 Domestic water mains to provide service to this development will be from United Water of Idaho.
Per Meridian City Code, the applicant shall be responsible to install water mains to and through
this development.
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 2005. Please provide up to date
information.
2.5 Any existing structures that are required to be removed shall be removed 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, water, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
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.
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2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.16 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.
2.17 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.
2.18 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.
2.19 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.
2.20 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public
roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights
shall be installed at developer's expense. Final design shall be submitted as part of the
development plan set for approval. Street lighting is required at intersections, corners, cul-de-
sacs, and at a spacing that does not exceed that outline in the Standards. The contractor's work
and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications
to the ISPWC. Contact the City of Meridian Transportation and Utility Coordinator at 898-5500
for information on the locations of existing street lighting.
2.21 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.
2.22 The City of Meridian requires that the owner post to the City a warranty surety in the amount of
20% of the total construction cost for all completed sewer, water and reuse infrastructure for
duration of two years. This surety will be verified by a line item cost estimate provided by the
owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. 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 plat design submitted with the application.
4. FIRE DEPARTMENT
4.1 The Fire Department has no concerns related to the plat design submitted with the application.
5. REPUBLIC SERVICES
5.1 Republic Services has no concerns related to the plat design submitted with the application.
6. PARKS DEPARTMENT
6.1 The Parks Department has no concerns related to the plat design submitted with the application.
Oak Leaf Subdivision - PP-13-005 PAGE 14
7. ADA COUNTY HIGHWAY DISTRICT
7.1 Site Specific Conditions of Approval
7.1.1 Construct Treehaven Place as a rural local street section with a 30-foot wide paved surface, 2 feet
of ribbon curbing, 4-foot wide striped pedestrian paths, and 8-foot wide drainage swales within
52 feet ofright-of--way, as proposed.
7.1.2 Construct Treehaven Place to intersect with Sugar Tree Drive 200 feet north of Pira Street, as
proposed.
7.1.3 Payment of impacts fees are due prior to issuance of a building permit.
7.1.4 Comply with all Standard Conditions of Approval.
7.2 Standard Conditions of Approval
7.2.1 Any existing irrigation facilities shall be relocated outside of the ACRD right-of--way.
7.2.2 Private sewer or water systems are prohibited from being located within the ACHD right-
of-way.
7.2.3 In accordance with District policy, 7203.3, the applicant may be required to update any
existing non-compliant pedestrian improvements abutting the site to meet current
Americans with Disabilities Act (ADA) requirements. The applicant's engineer should
provide documentation of ADA compliance to District Development Review staff for
review.
7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged
during the construction of the proposed development. Contact Construction Services at
387-6280 (with file number) for details.
7.2.5 A license agreement and compliance with the District's Tree Planter policy is required for
all landscaping proposed within ACHD right-of--way or easement areas.
7.2.6 All utility relocation costs associated with improving street frontages abutting the site shall
be borne by the developer.
7.2.7 It is the responsibility of the applicant to verify all existing utilities within the right-of--way.
The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant.
The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full
business days prior to breaking ground within ACHD right-of--way. The applicant shall
contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or
filled) are compromised during any phase of construction.
7.2.8 Utility street cuts in pavement less than five years old are not allowed unless approved in
writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file
numbers) for details.
7.2.9 All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC
Standards and approved supplements, Construction Services procedures and all applicable
ACHD Standards unless specifically waived herein. An engineer registered in the State of
Idaho shall prepare and certify all improvement plans.
7.2.10 Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
7.2.11 No change in the terms and conditions of this approval shall be valid unless they are in
writing and signed by the applicant or the applicant's authorized representative and an
Oak Leaf Subdivision - PP-13-005 PAGE 15
authorized representative of ACRD. The burden shall be upon the applicant to obtain
written confirmation of any change from ACRD.
7.12 If the site plan or use should change in the future, ACRD Planning Review will review the site
plan and may require additional improvements to the transportation system at that time. Any
change in the planned use of the property which is the subject of this application, shall require the
applicant to comply with ACRD Policy and Standard Conditions of Approval in place at that time
unless awaiver/variance of the requirements or other legal relief is granted by the ACHD
Commission.
Oak Leaf Subdivision - PP-13-005 PAGE 16
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;
Staff finds that the proposed plat is in substantial compliance with the adopted
Comprehensive Plan in regard to land use, transportation, and circulation.
b. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Staff 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 water and sewer and any other utilities will be provided by the developer at their
own cost, Staff 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. Staff 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
Staff is not aware of any health, safety, or environmental problems associated with the
platting of this property that should be brought to the Council or Commission's attention.
ACHD considers road safety issues in their analysis. Staff recommends that the
Commission and Council consider any public testimony that may be presented to when
determining 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 does not find there are any significant natural, scenic or historic features that will be
lost with development of the site.
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