Staff ReportItem~#4B: Zebulon Commons Subdivision (PP-13.017)
Application(s):
- Preliminary Plat
Size of property, existing zoning, and location: This site consists of 13.56 acres, is currently zoned R-8, and is located south of E.
McMillan Road & west of N. Eagle Road on the north side of Wainwright Drive.
Adjacent Land Use & Zoning:
North: Single-family residential properties, zoned R-1 B in Boise
East: Vacant land, zoned R-1 C and N-OD in Boise
South: Single-family residential properties, zoned R-4
West: Residential properties in the development process, zoned R-4
History: In 2005, this site was annexed with an R-8 zoning district and preliminary platted as Milford Creek Subdivision. A development
agreement was not required as a provision of annexation. A final plat was approved in 2007 but never received City Engineer signature
within the required time period & the preliminary plat expired.
Summary of Request: The proposed plat consists of 38 building lots and 4 common/other lots on 13.56 acres of land in the R-8
zoning district. The gross density is 2.8 dwelling units/acre, slightly below the target density of the MDR designation for this property.
There is an existing home on Lot 4, Block 4 that is proposed to remain; the existing barn is proposed to be removed.
The primary access for this subdivision is at the south boundary via E. Wainwright Drive. W. Milford Drive, an existing stub street, is
proposed to be extended at the east boundary; a stub street is proposed at the west boundary for future extension. The existing home
has an access easement via N. Eagle Road which staff is recommending be vacated; access via Eagle Road is prohibited. This home
currently takes access via Wainwright Drive and the applicant requests Council approval to retain this access.
A 20' wide street buffer is required along E. Wainwright Drive, a collector street. This buffer is required to be extended across the lot
where the existing home is located. A total of 1.64 acres of qualified open space is proposed consisting of a pocket park, and
landscaped street buffers & parkways; playground equipment is proposed as a site amenity in accord w/UDC standards. No new
fencing is proposed; however, there is an existing 6' tall fence located at the back of the existing sidewalk where the existing home is
located that does not comply with the City's fencing standards and will need to be removed.
The North Slough crosses the NEC of the site; the applicant requests a waiver from Council to allow the canal to remain open due to its
large capacity & not be piped as required by the UDC.
Comprehensive Plan FLUM Designation: MDR
Written Testimony: Becky McKay, Applicant's representative (response to the staff report)
The applicant requests condition # 1.1.4b, which requires a 20' wide landscape buffer in a common lot maintained by the HOA along
E. Wainwright Drive, a collector street, is deleted. ACHD differentiates between collector and residential collector streets & allows
front-on housing on a residential collector, the city does not differentiate between collectors. If providing the buffer in a common lot
isn't feasible, the applicant may request alternative compliance to provide the buffer in an easement instead.
Staff Recommendation: Approval
Notes:
STAFF REPORT Hearing Date: August 15, 2013
TO: Planning & Zoning Commission
FROM: Sonya Watters, Associate City Planner
208-884-5533
SUBJECT: PP-13-017 -Zebulon Commons
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I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, The Traditions by Amyx II, LLP, has applied for a preliminary plat (PP) consisting of
38 residential building lots and 4 common/other lots on 13.56 acres of land in an R-8 zoning district
for Zebulon Commons subdivision. See Seclior~ IX of the stc~ffrej~ortfor more hafornrntiorl.
IL SUMMARY RECOMMENDATION
Staff recommends approval of the proposed PP application in accord with the conditions of approval
in Exhibit B and the Findings of Fact and Conclusions of Law in Exhibit D.
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-13-017, as presented in the staff report for the hearing date of August 15,
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-13-017, as presented during the hearing on August 15, 2013, for the
following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Numbers PP-13-017 to the hearing date of (insert continued hearing date
here) for the following reason(s): (You should state specific reason(s) for continuance.)
IV. Al'I'LICATION AND PROPERTY FACTS
A. Site Address/Location:
The site is located south of E. McMillan Road and west of N. Eagle Road, in the NE '/~ of Section
32, Township 4 North, Range 1 East. (Parcel #'s: S0532132340 & 50532121213)
B. Owner(s):
The Traditions by Amyx Il, LLP
13967 W. Wainwright Drive, Suite 102
Boise, Idaho 83713
Marlc Thompson
P.O. Box 140124
Boise, ID 837]4
C. Applicant:
The Traditions by Amyx ii, LLP
13967 W. Wainwright Drive, Suitc 102
Boise, Idaho 83713
letxilon Commons PP-013-0 ] 7 PAGI; 1
D. Representative:
Becky McKay, Engineering Solutions, LLP
1029 N. Rosario Street, Suite 100
Meridian, Idaho 83642
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
1 1, Chapter 5.
B. Newspaper notifications published on: July 29, and August 12, 2013
C. Notices mailed to subject property owners on: July 18, 2013
D. Applicant posted notice on site(s) on: August 5, 2013
VI. LAND USE
A. Existing Land Use(s) and Zating: There is an existing residential home on one of the subject
parcels; the other two parcels consist of vacant/undeveloped land, zoned R-8.
B. Character of Surrounding Area and Adjacent Land Use and Zmting:
1. North: Single-family residential properties, zoned R-1B hi Boise
2. East: Vacant land, zoned R-1 C and N-OD in Boise
3. South: Single-family residential properties, zoned R-4
4. West: Residential property in the development process, zoned R-4
C. History of previous Actions:
In 2005, this site was annexed (AZ-OS-047, Ordinance #OS-1208) as part of Milford Creek
subdivision and zoned R-8. A deveTopmeiat agr•eeme~t( teas ~7od regz~ired ns a provision of
mz~~ecation.
A preliminary plat (PP-OS-050) was also approved that consisted of 48 single-family
residential building lots and 7 common/other lots on 13.56 acres of land.
• [n 2007, a final plat (FP-07-015) was approved for the first phase of development. The
developer did not obtain the City Engineer's signature on tine final plat within two years of
approval of the preliminary plat as required and the preliminary plat expired.
D. Utilities:
1. Location of sewer: The sanitary sewer main intended to provide service to this development is
cm•rently under construction in E. Milford SU•eet.
Location of water: Two domestic water mains are intended to provide service to this
development; one currently exists in E. Wainwright Drive, and the other one is under
construction in E. Milford Street.
3. Issues or concerns: Domestic water and sewer service is contingent on the orderly completion
of the utilities within Zebulon Village Subdivision. Due to fire flow concerns, the water main
in E. Milford Sheet must be completed and activated, and the sanitary sewer main must be
completed and tested prior to any building activity in this subdivision.
Zcbulon Commons PP-073-017 PAGE 2
E. Physical Features:
1. Canals/Ditches Irrigation: There North Slough canal runs across the northeast corner of this
site.
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.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Medium Density Residential" (MDR) ou the Comprehensive Plan Future
Land Use Map (PLUM). 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 per acre.
This site is currently zoned R-8. The applicant proposes to develop the site with 38 single-family
homes at a gross density of 2.8 dwelling units (d.u.) per acre with a net density of 3.44 d.u. per acre,
which is slightly below the target density of the MDR designation.
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):
• "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:'
The proposed prelimincny plat is for a nediarrrt densil)~ single family residential development,
rovhicla shozdd add to the variety of hoztsing opporlani6es available in tlae City.
• "Provide housing options close to employment and shopping centers."
The proposed residential development will provide housing opportmaities in close proximity
to the cannnercial corridor along Eagle Road for employment & shopping.
• "Require new residential development to meet development standards regarding landscaping,
signage, fences and w911s, etc."
All connnon area and patlnvay landscaping is regzrired to comply with the standards listed in
UDC 11-38 and 11-3G-3. Separate pernaids shall be obtained fw~ signage and fencing.
Fencing shall comply ~wit1~ the standards listed in UDC 11-3A-7.
• "Requh•e usable open space to be incorporated into new residential subdivision plats."
The applicant proposes to provide 2.5 acres (or 18.4% of the site) of cmmrrora open space
rvithira the subdivision, consistent with [lve minimmn open space r•elztirements listed in UDC
11-3G-3.
• "Protect existing residential properties from incompatible land use development on adjacent
parcels."
The site abzds other existing and fztture single family residences. Because the existing, future
mtd proposed arses are all single family residential, the proposed development should be
compatible.
• "Permit new development only where urban services can be reasonably provided at the time
of final approval and development is contiguous to the City."
L~Yater mtd server ser~~ices m•e available to be extended !o the szrbject property atpon
development Police and fire protection are ah~eady provided as the proper~ry is n~ithin the
existing City limns.
Zebulon Commons PP-013-017 PAGE 3
VIII. UNIFIED DEVELOPMENT COllE (UDC)
A. Purpose Statement of Zone: Per UDC 11-2A-1, the purpose of the residential districts is to
provide for a range of housing opportunities consistent with the Meridian comprehensive plan.
Residential districts are distinguished by the allowable density of dwelling units per acre and
ca•responding housing types that can be accommodated within the density range.
B. Schedule of Use: Unified Development Code (UDC) Table 1 I-2A-2 lists the principal permitted
(P), accessory (A), conditional (C), and prohibited (-) uses in the R-4 zoning district. Any use not
explicitly listed, or listed as a prohibited use is prohibited. The proposed use of the property for
single-family dwellings is a principal permitted use in the R-8 zoning district.
C. Dimensional Standards: Development of the site should be consistent with the dimensional
standards listed ht UDC Table I 1-2A-6 for the R-8 zoning district.
D. Landscaping: Landscaping: Street buffer landscaping shall be installed in accordance with the
standards listed in UDC Table I I-2A-6 for the R-8 zonhtg district.
E. Off-Street Parking: Off-street parking is required in accord with UDC Table 1 I-3C-6 for single-
family dwellings.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
The proposed plat consisting of 38 building lots and 4 common/other lots on 13.56 acres of land
in the R-8 zoning disU•ict is generally consistent with the MDR future land use map designation
for this property (see analysis above in Section VII).
The minimum lot size proposed is 9,000 square feet (s.fJ with the average lot size being 10,846
s.f. Minimum living area of proposed dwelling units is ],400 square feet (s.f.).
Existing Structures: There is au existing home and garage on Lot 4, Block 4 at the southeast
cornet• of the site that are proposed to remain; the existing barn located on proposed Lot 5, Block
4 will be removed. Any existing structures that do not comply with the required building setbacks
are required to be removed prior to City Engineer signatw•e on the final plat.
Dimensional Standards: Staff has reviewed the proposed plat fa' compliance with the
dimensional standards listed in UDC Table I 1-2A.56 for the R-8 district and found it to comply
with the minimum standards.
Access: The primacy access for this subdivision is at the south property boundary via E.
Wainwright Drive. A secondary access is provided at the east boundary via W. Milford Drive, an
existing stub street from Milford Creek Subdivision. A stub street is proposed at the west
boundary for futut•e connection to Zebulon Village subdivision.
The applicant requests approval from Council to retain the existhtg 20-foot wide driveway for the
existing home via Wainwright Drive. ACRD has approved this request contingent upon the
applica~rt paving the existing driveway its full width at ]east 30 feet into the site from the edge of
pavement. There is also an existing access easement for this home via N. Eagle Road. This
easement must be vacated prior to signature on the final plat by the City Engineer.
Pathways: A pedestrian pathway is proposed tln~ough the linear open space. A tmdti-use pathway
is not designated on the Master Pathways Plan for this site.
Sidewalks/Parkways: A 5-foot wide attached sidewalk exists along E. Wainwright Drive.
Detached sidewalks are proposed internally with 6-foot wide parkways. Root barriers are required
Zebulon Canmons PP-013-017 PAGE 4
to be installed with 6-foot wide parkways or 8-foot wide parkways may be installed without the
requirement for root barriers.
Landscaping: A landscape plan was submitted with this application as shown in Exhibit A.3.
A 20-foot wide landscaped street buffer is required along E. Wainwright Drive, a collector street,
as shown on the landscape plan in accord with the standards listed in UDC 11-3B-7C. A street
buffer is also required on Lot 4, Block 4 adjacent to WainwrighC and should be depicted in a
common lot on the final plat in accord with UDC I1-3B-7C.2a. Alternative Complinnce naay be
requested to UDC 11-313-7C.2a i~a accord rovith UDC Il-SB-S.
Open Space & Site Amenities: A minimum of 10% of the site is required to consist of open
space in accord with UDC 11-3G-3A; qualified open space is defined in UDC 11-3G-3B. The site
consists of 13.56 acres, therefore, a minimum of 1.36 acres of qualified open space is required to
be provided. The plat depicts L64 acres of qualified open space consisting of a packet park,
landscaped sd•eet buffers and parkways, consistentwith this requirement.
In accord with UDC 11-3G-3A.2, a minimum of one site amenity is required to be provided with
this development as defined in UDC l 1-3G-3C. The applicant proposes playgromtd equipment
within the large common area on Lot 7, Block 2 in compliance with this requirement.
Fencing: No fencing is depicted on the landscape plan. Fencing adjacent to all pathways and
common open space areas shall comply with the standards listed in UDC t 1-3A-7A. A fencing
plan should be submitted with the final plat application that is consistent with the standards listed
in UDC 11-3A-7.
There is an existing 6-foot tall fence at the back of the sidewalk adjacent to Wainwright Drive on
Lot 4, Block 4. This fence does not comply with standards listed in UDC 11-3A-7 and UDC 11-
3B-7C.2c and will need to be removed prior to signature on the final plat by the City Engineer.
ha szmnnai y, Stuff recon~n~ends appronnl of the proposed preliminary plat rerluest for this site
with t7~e recomnae»ded conditions listed in L+khibit 13 of (Iris report in accord with the findi~~gs
contained iu Exhibit C.
X. EXHIBITS
A. Drawings/Other
1. Vicinity Map
2. Proposed Preliminary Plat (dated: 5/23/13)
3. Proposed Landscape Plan (dated: 5/28/13)
B. Agency & Department Comments/Conditions
C. Required Findings from Unified Development Code
Zebulon Commons PP-013-017 PAGE S
A. Drawings
l , Vicinity Map
Exhibit A Pagc 1
2. Proposed Preliminary Plat (dated: 5/23/13)
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B. EXHIBIT B -AGENCY & DEPARTMENT COMMENTS/CONDITIONS
1. PLANNING DEPARTMCNT
1.1 Site Specific Conditions of Approval
LL I The applicant shall submit a fencing plan with the final plat application. All proposed and/or
required fencing shall be consistent with the standards as set forth in UDC 11-3A-7 and 11-3A-
6B. Fencing adjacent to pathways and interior common open space areas shall not exceed four (4)
feet in height if closed vision fencing is used or six (6) feet in height if open vision fencing is
used.
1.1.2 1"he applicant shall provide a minimum of 1.64 acres (or 12.09%) of common open space as
depicted on the plat and landscape plan attached in Exhibit A.
1.13 The applicant shall provide a minimum of one (1) site aurenity in accord with UDC 11-3G-3C
consisting of playground equipment as shown on the landscape plan.
1.1.4 The final plat shall depict the followhig:
a. A note identifying all common lots along with who will own and maintain said lots.
b. A minimum 20-foot wide landscape buffer is requh~ed adjacent to E. Wainwright Drive on
Lot 4, Block 4 in a common lot maintained by the homeowner's association, as required by
UDC Table I 1-2A-6 and 11-3B-7C.2a. Al[ei7talive Compliance may be reduested to UDC
11-3B-7C.2a in accord rorltla UDC Il-SB-S.
c. A 20-foot and 30-foot wide easement is depicted along the northern boundary of the
subdivision; include the name of the easement holder and/or description of the easement.
d. hrclude a note stating direct lot access via E. Wainwright Drive is prohibited except for one
(1) 20-foot wide driveway to Lot 4, Block 4. Access to N. Eagle Road is prohibited for Lot 4,
Block 4.
1.1,5 The landscape plan submitted with the final plat shall depict the following:
a. Parkway widths are allowed to be 6 feet as shown if root barriers are provided in accord with
the UDC 1 ]-3A-] 7E; or, the parkways should be widened to a minimum of 8 feet if root
barriers are not provided.
b. Depict a minimum 20-foot wide street buffer adjacent to E. Wainwright Drive on Lot 4,
Block 4 landscaped in accord with the standards listed in UDC 11-3B-7C, per UDC 11-3B-
7C.2a.
1.1.6 The existing 6-foot tall wood fence at the back of the sidewalk adjacenC to Wainwright Drive on
Lot 4, Block 4 shall be removed prior to signature on the f nal plat by the City Bngineer as it does
not comply with standards listed in UDC I 1-3A-7 and UDC 11-3B-7C.2c.
1.1.7 The applicant shall submit a detail of the proposed playground equipment with the final plat
application.
1.1.8 The existing barn on proposed Lot 5, Block 4 shall be removed prior to signahu~e on the final plat
by the City Engineer.
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
Table 11-2A-6.
1.2.2 Comply with all provisions of I 1-3A-3 with regard to access to streets.
-2-
1.2.3 Construct on-street bikeways on all collector sheets as set forth in UDC I1-3A-5.
1.2.4 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage cow•ses, as set
forth in UDC 1 ]-3A-6.
1.25 Conshnet the pathway and adjoining fencing and landscaping consistent with the standards as set
forth in UDC 11-3A-7A7 and 11-3B-12C respectively.
1.2.6 Provide a pressurized h'rigation system consistent with the standards as set forth in UDC 11-3A-
] 5, UDC 11-3B-6 and MCC 9-1-28.
1.2.7 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
1.2.8 hrstall all utilities consistent with the standards as set forth in UDC 11-3A-21 and 1 I-3B-SJ.
1.2.9 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3C-6
for single-family dwellings.
1.2.10 Construct the required Landscape buffers consistent with the standards as set forth ht UDC 11-3B-
7C.
] .2.] 1 Constwct storm water integration facilifies that meet the standards as set forth in UDC 11-3B-
11C.
1.2.12 Construct all parkways consistent with the standards as set forth in UDC I 1-3A-17E, 11-3G-3B5
and 11-3B-7C.
1.2.13 Canply with al] subdivision design and improvement standards as set forth in UDC 11-6C-3,
including but not limited to cut-de-sacs, alleys, dr7veways, common driveways, easements,
blocks, street buffers, and mailbox placement.
1.2.14 Protect any existing trees on the subject property that are greater than four-inch capper and/or
mitigate fa' the loss of such trees as set forth in UDC 11-3B-10.
1.2.16 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 shat I have the continuing obligation to provide irrigation that meets
the standards as set forth in UDC 1 ] -3B-6 and to install and maintain all landscaping as set forth
in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14.
1.3.2 All common open space and site amenities shall be maintained by an owner's association as set
forth in UDC 11-3G-3F1.
1.3.3 The project is sttbject to all current City of Meridian ordinances and previous conditions of
approval associated with this site (AZ-OS-047).
1.3.4 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a
minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the
area.
1.3.5 The applicant shall have au ongoing obligation to maintain all pathways.
1.3.6 The applicant has a continuing obligation to comply wit(r the outdoor lighting provisions as set
forth in UDC I1-3A-11.
1.3.7 The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping
and constructed features within the clear vision h•iangte consistent with the standards in llDC 1 1-
3 A-3.
-3-
1.4 Process Conditions of Approval
] .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.
].43 The final plat, and any phase thereof, shall substantially canply with the approved preliminary
plat as set forth in UDC 11-6B-3C2.
] .4.4 The applicant shall obtain approval for all successive phases of the prelimiua~y plat within two
years of the signature of the City Enguteer on the previous final plat as set forth in UDC ll-6B-
7B.
1.4.5 The preliminary plat approval shall be null and void if the applicant fails to either I) obtain the
City )Jngineer signahu'e on a final plat within two years or 2) gain approval of a time extension as
set forth in UDC 71-6B-7.
1.4.6 Upon installation of the landscaping and prior to inspection by Planning Deparhneut staff, the
applicant shall provide a written certificate of completion as set forth in UDC 1 ]-3B-14A.
2. PUBLIC WORKS DEPARTMENT
2.1 The sanitary sewer main intended to provide service to this development is currently under
construction in E. Milford Street. 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.
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 Two domestic water mains are intended to provide service to this development; one currently
exists in E. Wainwright Drive, and the other one is under construction iu E. Milford Sheet. The
applicant shall be responsible to install two watet• connections due to fire flow requirements. The
applicant shall be responsible to install water mains to and through this development, coordinate
main size and routing with Public Works.
2.3 Domestic water and sewer service is contingent on the orderly completion of the utilities within
Zebulon Village Subdivision to the west. Due to fire flow concerns, the water main in E. Milford
Street must be completed and activated, and tho sanitary sewer main must be completed and
tested pt•ior to any building activity in this subdivision.
2.4 The applicant shall provide a 20-foot common lot for all public water/sewer mains outside of
public right of way. The common lot shall be covered with a blanket easement to the City of
Meridian.
2.5 The City of Meridian requires that pressurized itrigatiou systems be supplied by a year-round
source of water (MCC 12-13-83). The applicant should be required Co use any existing surface or
well water for the primacy source. If a sw•face 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 connnon areas prior to
signature on the final plat by the City Engineer.
4-
2.6 All existing structures that are required to be removed shall be prior to signature on the final plat
by the City Engineer.
2.7 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 I1-3A-6.
Plans shall be approved by the appropriate irrigation/drainage dishict, or lateral users association
(ditch owners), with written approval or non-approval submitted to the Public Worlcs Depardnent.
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 signattue.
2.8 Any existing domestic well system 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 1/ngineering 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.
2.9 Airy existing septic systems within this project shall be removed from service per City Ordinance
Section 9-]-4 and 9-4-8. Contact Central District Health for abandonment procedures and
inspections (208)375-5211.
2.10 Street signs are to be in place, water system shall be approved and activated, fenchrg installed,
drainage lots consh•ueted, 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.
2.11 A letter of credit or cash surety ur the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, etc., prior to signature on the final plat.
2.12 All development improvements, including bnt not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.13 Applicant shall be required to pay Public Wa•ks development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
2.14 It shall be the responsibility of the applicanC to ensure that all development feattu~es comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.15 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Caps of Engineers.
2.] 6 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.17 All grading of the site shall be performed in conformance with MCC 1 1-12-3H.
2.18 Compacfion test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.19 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.
2.20 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 au irrigation dish•ict
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.
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2.21 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 sh~uctures within the
project.
2.22 100 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 Lighfiug. All sb•eet lights
shall be installed at developer's expense. Final design shall be submitted as part of the
development plan set for approval, which must include the location of any esisiing street lights.
Sheet lighting is required at intersections, corners, cut-de-sacs, and at a spacing that does not
exceed that outlined in the Standards. The contractor's work and materials shall conform to the
ISPWC and the Ciry of Meridian Supplemental Specifications to the ISPWC.
2.23 The City of Meridian requires that the owner post to the City a performance sru~ety in the amormt
of 125% of the total construction cost for all incomplete sewer, water and reuse infi•astruchire
prior to final plat signature. This sm~ety will be verified by a line item cost estimate provided by
the owner to the Ciry. The surety can be posted in the form of an irrevocable letter of credit, cash
depositor bond. Please contact Land Development Service for more information at 887-2211.
2.24 The City of Meridian requires that the owner post to the City a warranty surety in the amount of
20% of the total consU•uction cost for all completed sewer, water and reuse infrastruchu~c for
dm•ation of two •~ars. 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 ma•e information at 887-2211.
3. POLICE DEPARTMENT
3.1 The Police Departnent has no concerns related to the site design submitted with the application.
4. FIRE DEPARTMENT
X4.1 The Fire Departnent has no concerns related to the site design submitted with the application.
5. 12EPUBLIC SERVICES
5.1 Republic Services has no comments on this application.
6. PARKS DEPARTMENT
6.1 The Parks Department has no cmmnents on this application.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 Site Specific Conditions of Approval
7.1.1 Correct deficiencies or replace deteriorated facilities along Wainwright Drive abutting the site,
such as sidewalk, curb, gutter, pedesU~ian ramps, etc.
7.1.2 Construct al] internal streets as proposed, with 36 foot sheet sections with rolled curb, gutter, 6
foot wide landscape buffers, and 5 foot detached sidewalks.
7.1.3 Provide a permanent right-of--way easement fa• sidewalk placed outside of the dedicated right-of-
way for all internal roads. The easement shall encompass the entire area between the right-of--way
line and 2 feet behind the back edge of the sidewalk Sidewalks shall either be located wholly
within the public right-of--way or wholly within an easement.
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7.1.4 Provide a minimum offset of 125 feet from any other street for all local internal roadways, as
proposed (measured centerline to centerline).
7.1.5 Construct Milford Street as a 36 foot street section with curb, gutter, 6 foot wide landscape buffer
and 5 foot wide detached sidewalk with a length of 144 feet (measured centerline to near edge),
as proposed.
7.1.6 hrstall a sign at the terminus of the stub street, Milford Sheet, slating that, "THIS ROAD WILL
BE EXTENDED IN THE FUTURE."
7.1.7 Pave the existing driveway onto Wainwright Drive its full width and at least 30 feet into the site
beyond the edge of pavement of the roadway.
7.1.8 Payment of impacts fees are due prior to issuance of a building permit.
7.1.9 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 ACHD right-of--way.
7.2.2 Private sewer or water systems are prohibited from being located within the ACI ID right-
of-way.
7.2.3 hi accordance with District policy, 72033, the applicant may be required to update airy
existing non-compliant pedesh•ian 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
dm~ing the consh•uction of the proposed development Contact Construction Services at
387-6280 (with file number) for details.
7.2.5 A license agteement and compliance with the District's Tree Planter policy is required for
all landscaping proposed within ACRD right-of--way or easement areas.
7.2.6 All utility relocation costs associated with improving street frontages abnttiug 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-]585) at least two full
business days priot• to breaking ground within ACRD right-of--way. The applicant shall
contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or
flied) are compromised during airy phase of conshnction.
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 Districts Utility Coordinator at 387-6258 (with file
numbers) for details.
7.2.9 All design and conshnction shall be in accordance with the ACHD Policy Manual, ISPWC
Standards and approved supplements, Construction Services procedures and all applicable
ACHD Standards wiles specifically waived herein. An engineer registered in the State of
Idaho shall prepare and certify all improvement plans.
7.2.10 Constt•uction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to Dishict approval for occupancy.
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7.2.11 No change in the terms and conditions of this approval shall be valid ruiless they are in
writing and signed by the applicant or the applicant's authorized representative and an
authorized representative of ACRD. The burden shall be upon the applicant to obtain
written confirmation of any change from ACRD.
7.2.12 If the site plan or use shadd change iu 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 a waivedvarianee of the requirements or other legal relief is
granted by the ACRD Commission.
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C. Required Findings from Unified Development Code
Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or shm•t
plat, the decision-making body shall make the following findings:
a. The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed plat is in substantial compliance with the adopted
Comprehensive Plan in regard to land use, transportation, and circulation. Please see
Comprehensive Plan Policies and Goals, Section VII, of !be Staff Report for more
information.
b. Public services are available m• can be made available and are adequate to
accommodate the proposed development;
Staff finds that public services will be provided to the subject property upon
development. (See Exhibit B o'f 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 development
at their own cost, Staff fords that the subdivision will not require the expenditure of
capital improvement funds.
d. There is public financial capability of supporting sewices for the proposed
development;
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e., Police, Fire, ACRD, etc.) to determine this finding. (See Exhibit B
for more detail.)
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.
ACRD considers road safety issues in their analysis. Staff recommends that the
Carunission 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.
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