PZ Recs / Staff ReportSTAFF REPORT
Hearing Date:
'ro:
FROM:
SUBJECT
Apri] 23, 2013
Mayor and City Council
Bill Parsons, Associate City Planner
208-884-5533
PP-13-005 - Oale Lcaf
E IDIAI~1
I. SUMMARY DESCRIl'T10N OF APPLICANT'S REQUEST
The applicant, Oalc Leaf Development Company, has applied for a preliminary plat (PP} consisting of
fou~• (4) single-family residential building lots anal 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 o:C the Tree Farm development. 'lhe existing home on Lot 4, Block 1 will remain as pat•t of the
subdivision. See Section IX of the staff repar•t for- nror•e irrfornratiorr.
II. SUMMARY RECOMMF,NllATION
Staff reeornrnends 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. The Meridian Planning
and Zoning Commission heard this item on Mardi 21, 2013. At the public hearin~t the
Commission voted to recommend a royal of the sub'ect PP re uest.
a. Summary of Commission Public Hearin:
i. Lt favor: Barry Simple
ii. In apposition: None
iii. Commenting: None
iv. Written testimony: None
v. Staff presentin application: Bill Parsons
vi. Other staff commentinzr on application: Bruce Freckleton
b. Key Issue(s) of Discussion by Commission:
i. Connecting the existing home to City utilities.
c. Key Commission Change(s) to Staft'Recornmenclation:
i. IVlociified condition of approval 1.1.6 cltan~in the word shall to may.
d. Outstanding Issue(s) for City Council:
i. Connecting the existing home on Lot 4, BIock 1 to urban services (water and sewer) and
the timing for the connection. Since the P/Z hearing, the applicant has provided staff
with a detailed letter and exhibit for provided City sewer to the property. Staff is
amenable to the proposal however; titnitt~ for the service connection is predicated on
the development of the adjacent property to the east and the consent of that property
owner. See Exhibit A. 5 for the proposed sewer route.
III. PROPOSED MOTION
Approval
After considering ali staff, applicant and public testimony, I move to approve File Number PP-13-
OOS, as presented in the staff report for the hearing date of April 23, 2013, with the following
modifications: (Add any proposed modifications).
Oak Leaf Subdivision - PP-13-OOS PACiI°; 1
Deiuial
After considering all staff; applicant and plrblie testimony, I move to deny l:ile Number PP-13-005, as
presented during the hearing on April 23, 2013, for the following reasons: (You should state specific
reasons for denial)
Continuance
I move to continue File Number PP-13-OOS to the hearing date of (insert continued hearing date here}
for the following reason(s); (You should state specific reason(s) for continuance.}
IV. APPLICATIOI°I AND PROPERTY FACTS
A. Site Address/Location:
The site is Iocated nor•#h of Chinden Boulevard and approximately a''/a mile east of N. Blade Cat
Road in Section 22, Township 4 North, Range 1 West. (Parcel #'s 50422244610; 50422315000;
50422314950)
B. Applicant/Owner(s}:
Oale Leaf Development Company
4042 W. Chinden I3oulevar•d
Meridian, Idaho 83646
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 su1?ject 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 1.1, Chapter S.
B. Newspaper notifications published on: March 4, and 18, 2013(Cornrnission}; April l and 15,
2013 (Cyanci~
C. Notices mailed to property owners within 300 feet on: February 28, 2013(Commission); IVlareh
28, 2013 (Council}
D. Applicant posted notice on site(s) on: March 7, 2013 (Commission); April 9, 2013 (Council)
VI. LAND USE
A. Existing Land Uses} and `Coning: This subject property consists of a 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 nahu•e but is rapidly transitioning with urban residential development. The primary zoning in
the area consists of RUT in the Cormty or R-2 and R-8 zoned property presently developing as
Spurwing Grove Subdivision in the City.
C. History of Previous Actions:
o 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) (#106]51218) was
Oak Lcaf Subdivision - PP-t 3-QOS PAGE 2
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 Iles within the North Blaclc Cat service area, and
call be served with. an extension from existing mains installed as pat•t of the Spurwirtg
Greens Subdivision.
h. I.,ocation of wafer; Domestic water sereice to this development will be from United
V6'atcr of Idaho,
c. Issues or concerns: Node
h. Physical Features:
I . Canals/Ditches Irrigat}an: 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. FIood Plain: This property does not Ile within a tloodplain or floodway.
VII. COMI'RP.HENSIVIJ PLAN POLICICS AND CYOAILS
This property is designated Low Density Residential (LDR) and Medium Density Residential (MDR}
on the Comprehensive Plan Future Land Use Map (PLUM), LDR areas are anticipated to contain up
to three dwellings per acre and the MDR areas anticipate densities ranges 6etwcen 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 coine}des with both Iand
use designation and iIDC density requirements, albeit on the low side of the anticipated density
ranges.
Further comparison reveals the subject property is either surrounded by propert}es designated low
density residential, zoned R-2 or medirttra 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 coning coincides with
the designated land uses, staff is of the opinion the proposed plat complies with the Comprehensive
Plan.
Staff finds the following Comprehensive flan policies to be applicable to this application and the
proposed use of this property (staff analysis in italics):
® Require that developtnerit projects have planned for the provision of all public services.
(6.02.01 B, Chapter 6, page 84)
YT~hefr the City established its Ar°ea of City Iirrpact, it pla>arred to provide City services to the
subject property. The Cite of Mer'idiarr current/y provides rrru>7icipal services to the subject
property ire the fvllvrE~ing rrrarrner":
The lands cn"e ctrr'rerrtly being serviced by the Meridian {'ire Departnrerrt (MF'D).
Y The lands are curr•errtly being serviced by the Mer"idiarr Police Departrnerrt (.~IPD).
~ The roadways adjacent to the sribject lands are carrreratly ort~rred and rncriratairred by the Ada
CoarrrlJ~ Highrs~cr~~ District (ACRD). This service r~~ill Trot eharage.
The SUbJeGt Iarrds are ctn"r•errtly serviced by the Mer•rdrar~ School District #2. This ser•vrce wrll
riot change.
Oak Lcal' Subdivision - PP-13-005 YAG~ 3
~ The szrbject lands are currently serviced by the Meridian Library District. This service tivill
not claarage,
Municipal, fee-supported, services are available f •om tlae Mer'idirna Building Department, the
Meridian Pzrblic Yiror•ks Depar•trrrent, the Meridian Wastewater Depar•trraent, the Merr.•dian
Planning Depar•trraent, Meridian Utility Billing Services, arad Republic Services.
Requ}r•e usable open space to be incorporated into new residcntia} subdivision plats(3.07.02A,
Chapter 3, page 55)
The UDC (11-3U-3) r•egtrires a rrtininrtnn of 10% qualifted open space for the plat. The prvposed
plat depicts 10% eligible open space (or 1.02 acres) which meets the reclzrirements of the UDC'.
Qzral~ing opera space includes tlvo (2) passive open space lots.
® Per-nit new development only whet•e urban services can be reasonably provided at the time of
final approval and development is contiguous to the City (3.01.0}F, Chapter 3, page 45}.
The subject pr•vper°ty is within the City and zn°bara services rn•e available to be extended tv the site.
At the time of annexation, urban services ~-here nvt available to connect the existing hanae. Urban
ser•vices• are required to be extended tivith the plat. The owner of the existing Homes does not
desire to connect the existing borne to urbrur services because the eristirtg private services are
frntctiorrirtg properly. Per City or•ctirrance, fhe E'xi'sting borate mrrsi connect once services tree
«vailrrG/e. Frrrtfrer; the recorded developrnertt agreement regrtires Nre aliatxlonmerrt of arty
septic system once services are rrvrtilahle. Any raew hvrnes constructed within the develapnaent
must also be provided tn•ban services.
® Require street connections between subdivisions at regular intervals to enhance connectivity and
better traffic flow. (3.03.03C, Chapter 3, page 48)
Dzn•irag the review aj' the Sptn•wirag Gr•eerrs Strbdinisiora (sozrtlz arad tivest of tlae proposed
development) a .stzrli street 1i~as approved to pr'vvrde future cvranectivity to the subject proper°ty.
I'lae stub street is being ca:tended }villa tlaEj developnterat of the site. No other street cotaraectivity is
being provided or re~zrir•ed
® 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 apprvved concept plan depicted estates lots on
tlae. pr•opertj~. Further, the approved Tree p'arrn development playa supports a aria: of house t)~pes at
varying densities consistent tiwith the conapre7aensive playa. Since a variety of hozrsing is planned
for the cn°ea arad dais property is developing consistent with the appr°oved concept plan, staff
believes flae cn•ea provides a range of housing choices, for multiple iracorne 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).
Ctnrently the existing home has an approved access to Claindera Boarlevar°d. With the developnaerat
of the properties to the south a s7trb street was planned to pr•vvide ftrfitn°e connectivity to this site.
Once the stzrb street is extended to the property the C'hindera access rrtztst be vacated and access
must be taken f •ona 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 DEVI;LOPIVIENT CODE (UDC)
Oak Leaf Subdivision - PP-I3-005 PAG> 4
A. Purpose Statement of Zane(s}: Per UDC 11-2A-I, the purpose of the residential districts is to
provide for a range of housing oppoz•trrnities consistent with the Meridian comprehensive plan.
Residential districts are distinguished by the allowable density of dwelling units per acne and
corresponding housing types that can be accozmnodated within the density range.
B. Schedule of Use: Unwed Development Code (UDC) 'I'able 11-2A-21ists the principal permitted
(P}, accessozy (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 d~Tellings is a principal permitted ttse 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 iJDC 11-3G-3.
E. Subdivision Design and. Improvemer7t Standards: The subdivision must comply with the
subdivision design standards autli~aed in UDC 11-6C-3.
F. Off Street Paz•Icing: Off street parking Is required. in accord with UDC Table 11-3C-b far sillgle-
familydwellings.
IX. ANALYSIS
A. Analysis of Facts l.,eading to Staff Recommendation:
PIZELTMINARY PLAT: The proposed preliminary plat consists of fouz• (4) residential building lots and
two (2} cozmnon on 10.10 acres of land in an K-2 zoning district. The proposed lot sizes are in excess
of an acre andthe proposed gross density of the subdivision is 0.40 dwelling units per acre is
consistent with the R-2 zoning district. NOTE: A sJ?~!r!! slrveY of t/te pYOperty (,sorrtlrens't COYJIer} iS
zvrred R-S. This zonir:g does not rrJrpacf mry of the huildaGle lots and will lie platted !rs part of the
COn1nrOH 101 arrd dG'dlCated as Yl~ltt-Of-lUay 10 flrCilitate !lCCers to t/re SrrblliViSi0J1.
Dimensions! Standards: Staff has reviewed the proposed plat for compliance with the applicable
standards listed in UDC Table I 1-2A-4 for the R-2 zoning district; all lots comport to the R-2
dimensional standards set foz•th i~z UDC 11-2A.
On the submitted preliminary plat the applicant is proposing a minimum home size of 3,504 square
feet. The proposed Name sire exceeds 1,500 (single stony) anti 1,600 square foot (two-stony) square
foot minimum regzziz•ed by the UDC.
Further, the proposed cul-de-sac length complies with the requirements set forth UI)C 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 sidewall~s adjacent to local streets. The applicant proposes to
construct a rural street section with fire 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 cone along both sides of the street. ACI-ID has approved the proposed street section (see
Exhibit B). Staff is supportive of the applicant's street section subject to Coimnissian and Council
approval.
Oak Leaf Subdivision - PP-13-005 PAGE 5
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 ofihe property and City ordinance {UDC 11-3A-21C) requires connection to city sewer
and water services. Ftu•ther, the recorded development agreement requires the abandonment of the
septic system once services are available. Staff t•ecormnends 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, Bloclc 1. Mare than likely this easement will no longer be needed with the
development of the pt•apet•ty. Staff recommends the applicant submit a vacation application
concurrent with a final plat application.
Open Space and Amenities: Per UDC } 1-3G-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 l 1-3G-3A.1 in accord with the qualifications listed in UI)C 11~3G-3B.
The plat depicts 10% (or 1.02 acres) of eligible open space in compliance witty 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-311..2, one additional site amenity that meets the standards set forth in UDC11-3G-
3C is required for each additional 20 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. Siaff is supportive of the proposed amenities. A detail of the
picnic areas must be submitted with the final plat application.
Watei•wvays: Per UllC 11-3A-6A, all diiches, laterals, and canals within the site are required to be
piped or otherwise covered.
Fencing: Tl~e applicant has not submitted a fence detail for• tl2e proposed subdivision. All fencing
must comply with tl~e fencing standards outlined in UDC l 1-3A-7.
Buitding Elevations: Elevations were subtnittecl 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 feattu•es r•epreserlted in the collage. Futtu•e homes constructed
within the subdivision must comply with the elevations attached in Exhibit A.4 belor .
In stunmary, Staff recorntnends approval oftlte 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 Btulding Elevations
S. Proposed Sewer Connection for the Existinu Home (Lot 4, Block 1)
B. Conditions of Approval
C, Required Findings from Unified Development Code
Oak Leaf Subdivision _ PP-t3-005 PAG}: 6
A. Dt•awii~gs
1. Vicinity Map
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Oak Leaf Subdivision -PP-13-005 RAGE 7
2. Proposed Preliminary Plat (dated: X2/06/13)
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Oak Leaf Subdivision - PP-13-005 PAGE 8
3. Proposed Landscape Plan (dated: 02/14113)
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pak l,eafi Subdivision - PP-13-005 WAGE 9
4. Building Elevations
Oak Leaf' Subdivision - 3'P-13-SOS YAGl; 10
5. P-•o~ased Sewer Connection for the lxisting Home (Lot 4, Block l ~
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Oak Leaf Subdivision - PP-13-1305 PAGE 11
EXHII3IT I; -AGENCY Si DEPARTMENT CONDITIONS OF APPROVAL
1. PLANNING DEPARTMENT
Ll Site Specific Conditions of App~•oval
1.1.1 The Applicant sllali comply with all previous requirements of tl]is site associated with AZ-06-004
and the Development Agreement (Instrument No. 106151218, 10702555 and 107141993) iI1
effect for the Tree Parm development.
1.1.2 All ditches, laterals, and ca2lals within t11e 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 conlmon open space and include the followil]g
amenities: two (picnic areas) as proposed. Provide a detail of the picnic areas with the
submittal. oftlle final plat application.
® All fencing shall be designed according to UDC l 1-3A-7.
• Construct Lot 1 and Lot 5, Block 1 as proposed ott the submitted landscape plan. The planned
street trees sllali not impede the function of road swales. The applicant shall coordinate
placement of the street trees with ACRD.
1.1.4 FUtuI'e 1]olnes Consti'UCted W1tllln the subdlVlSlOn InllSt geneI'ally comply with the submitted
elevations ati:ached in Exhibit A.
1.1.5 All lots within the proposed subdivision shall take access from N. TI•ee Haven Plaee. 'I'11e existing
access (driveway) to Cllinden I3oulevard shall be vacated.
1.1.6 The applicant sly-all may vacate the 15-foot wide overhead Idaho Power easement that runs
through Lots 3-5, Block; submit the vacatio2l application concurrent with a final plat application.
1.1.7 The applicant shall connect the existing home (Lot 4, Blocl. 1) to urban services {sewer and
water}; existing wells and selrtic systems shall be abandoned per the recorded development
agreement. Coordinate with United Water on the water service connection.
1.2 General Conditions of App>I•aval
1.2.1 Comply with all bulls, Ilse, and development standards of the R-2 zoning district listed in UDC
Table 11-2A-4.
1.2.2 C0111p1y Wltll the pYUV1SlOi]S fUi' 11'I'Igati0l] ditC}]es, laterals, canals and/or drainage courses, as set
forth it1 UDC 11-3A-6.
1.2.3 Provide a pressurized irrigation system consistent with the standards as set foI•th in UDC 1 l -3A-
15, UDC 11-3B-b and MCC 9-1-28.
1.2.4 Comply will] the sidewallc standards as set foI•th in UDC I 1-3A-17. The striped walkways
adjacent to the driving su1•face 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 at]d 11-3B-SJ.
I.2.6 Comply with all subdivision design alul improvement standards as set foI-th in UDC 11-6C-3,
including but not limited to cut-de-sacs, driveways, easements, blocks; street buffers, and mailbox
placement.
1.2.7 Protect any existing frees oil the subject property that are greater than four-inch caliper andfor
mitigate for the loss of such trees as set forth in UDC 11-3B-10.
Oak Leaf Subdivision - PP-13-005 PAGE 12
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 it•rigation that meets
the standards as set fot•th in t1DC 11-3B-6 and to install and maintain all landscaping as set forth
in iIDC 11-313-5, UDC 11-3B-13 and UDC l 1-3B-14.
1.3.2 The project is subject to all ctat•ent City of Meridian ordinances.
1.3.3 The applicant and/or properly owner shall have an ongoing obligation to prime 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 Damply with the outdoor lighting provisions as set
forth in UDC I1-3A-11.
1.3.5 The applicant andlor 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-
3 A-3.
1.3.6 All common open space and site amenities shall be maintained by an owner's association as set
forth in IJDC I 1-3G-3F1.
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
iTDC 1 ] -5C-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 aII 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 t7DC 11-bB-
7B.
1.4.5 The preliminary plat approval shall be null and void if the applicant fails to either 1) obtain the
City ingineer signature on a final plat within two years; or 2} gai3t 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 faihae to site any specific ordinance provisions or the terms of the approved Tree Farm
annexation and development agreements does not relieve tite applicant from responsibility of
compliance.
2. PUBLIC WORKS llEI'AR'I'A!IENT
2.1 This development lies within the North Black Cat service area, and can be served with aft
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 Worlcs Department, and execute standard forms of easements for any
mains that are required to provide service outside ofa public right-of--way. Minimum cover over
Oak Leaf SuUdivisitm - t'1'-l 3-005 PAGE l3
sev~~er 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 Worlcs 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 regtric•es that presstu•ized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). 'l~he applicant shall be required to use any existing surface or
well water fo{• the primacy 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 fi•orn 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 Departmerxt 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 ibis 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 requi•ed for all uncompleted
fencing, landscaping, amenities, etc., prior to signature on the final plat.
2.1 l All development improvements, including but not limited to sewer, water, fencing, micro-paths,
pressurized irrigation and landscaping shall he installed and approved prior to obtaining
ccrti#icates of occupancy.
2.12 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as dete-•mirteci 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 13~~Sing 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.
Oak Leaf Subdivision - PP-t3-005 YAGF l4
2.15 Develope}• 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 backfilI, where footing would sit atop fill material.
2.17 'T'he engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet abave the highest established peals ground«~ater 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 aad/or
drainage facility within this project that do not fall under the jurisdiction of an ia•rigation dish•ict
or ACHD. The design engineer shall provide certification that the facilities have been installed in
accordance with the approved design plans. This certification will be required before a certificate
of occupancy is issued for any structures within the project.
2. l 9 At t13e completion of the project, the applicant shall be responsible to submit record drawings
per the Cify of Meridian AutoCAD standards. These record drawings must be received and
approved prior to the issuance of a certifications of occupancy for any structures within the
project.
2.20 100 Watt anc1250 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. St7•eet 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 tl~e City of Meridian Supplemental Specifications
to the ISPWC. Contact the City of Meridian Transpontation 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 stiz•ety in the amount
of 125% of the total construction cost for all incomplete sewer, water and reuse infi•astructttre
prior to final plat signature. This surety will be verified by a Iine item cost estimate provided by
the o~rv~ter 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 past 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 stu•ety 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 i~•c•evacable Iettet• of credit, cash
depositor 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 DEPARTII4EN'r
4.1 The sire Department has no concerns related to the plat design submitted with the application.
S. REPUBLIC SERVICES
5.1 Republic Sea•vices has no concerns related to the plat design submitted with the application.
G. PARKS DEPARTMENT
6.1 The Parks Department has no concerns related to the plat design submitted with the application.
yak Leif Subdivision - PP-13-005 PAGH 15
7. ADA COUNTY HIGINVAY DISTRICT
7.1 Si#e Specific Condi#ions of Approval
7.1..1 Construct Treehaven Place as a rural local street section with a 34-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 240 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 riglrt-of-~vay.
7.2.2 Private sewer or water systems are prohibited from being located within the ACRD 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) tegttiremetlts. 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 side«Tallc and any that may be damaged
daring the construction of the proposed development. Contact Construction Services at
387-b280 (with file number) for details.
7.2.5 A license agreement and compliance with the District's Tree Plarrter policy is required for•
al I Iandscaping proposed within ACI-[D right-ol=way or easement areas.
7.2.6 All utility relocation costs associated with improving street frontages abutting the site shall
be borne by tl~e developer.
7.2.7 It is the responsibility of the applicant to verify ail existing utilities within the right-of=-way.
The applicant at no cost to ACRD 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 ACRD riglrt-of--way. The applicant shall
contact ACRD Traffic Operations 387-fi190 in the event any ACRD conduits (spare or
filled) are compromised during any phase of construction.
7.2.8 iltility street cuts in pavement Tess 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 ACI-ID Policy Manual, ISPWC
Standards and approved supplements, Construction Services procedures and all applicable
ACRD Standards unless specifically waived herein. Au 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 ACRD 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 - PI'-13-005 PAGE 16
authorized representative of ACRD. The burden s1~aII be upan the applicant to obtain
written coni-irmation of any change fi-om ACRD.
7.12 If the site plan or use should change in the fiiture, ACHD Planning Review will review the site
plan and may require additional improvements to the transportation sysfem 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 ACHD Policy and Standard Conditions of Approval i1 place at that time
unless a waiverlvarianee of the requirements or other legal relief is granted by the ACHD
Commission.
Oak Leal'Subdivision -PP-13-0o5 PAGE 17
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-malting body shall make the following findings:
a. The plat is in conformance with the Comprehensive Plan and is consistent with this
Unified Development Cade;
The Commnission fields that the proposed plat is in substantial compliance with t11e
adopted Comprehensive flan 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;
The Commission finds that public sewices are available and will continue to be provided
to the subject property. Sec Ea:hibit 13 of the Staff ReRort fof• naor•e details fi•n13t ~nrblic
sef•vice I~rm~iders.
c. The plat is in conformance with selteduled public improvements in accord with the
City's capital improvement program;
Because water and sewer aY1d any other utilities will be provided by the developer at their
o~vn cast, the Commission 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 Commission
finds there is public financial capability of supporting and continuing services for/to this
development.
e. The development wilt not be detrimental to the public health, safety or general
welfare; and
The Commissio~~ is not aware of any health, safety, or environmental problems associated
with the platting of this property that should be brought to the CounciI's attention.
ACIID considers road safety issues in their analysis. The Commission recommends that
the Council consider any public testimony that may be presented to when detei7niuing
whether or not the proposed subdivision may cause health, safety or environmental
problems of which the Commission and Staff are unaware.
f. The development px•esei•ves significant natu~•al, scenic or }aisto~•ic featn~•es.
The Commission does not find there at•e any sig~tificant natural, scenic or 1listorie feattu•es
that will be lost wit}1 development of the site.
Oak laeaf Subdivision - PP-13-OOS PAGE ZS