Staff Report CCSTAFF REPORT Hearing Date: October 15, 2013
T0: Mayor & City Council
FROM; Sonya Watters, Associate City Planner 1 ~
208-884-5533
SUBJECT: MDA-13 -016; PP-13 -019 -Copperleaf Subdivision
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Providence Properties, LLC, has applied for a modification to the existing
development agreement (MDA) to remove the requirement for townhomes to be constructed on two
of the building lots; and to include a revised conceptual development plan and building elevations.
A preliminary plat (PP) is also proposed consisting of 16single-family residential building lots and 4
common/other lots on 2.86 acres of land in the R-8 zoning district for Copperleaf Subdivision. See
Section IX of the staff report for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed MDA and PP applications in accord with the conditions
of approval in Exhibit B and the Findings of Fact. and Conclusions of Law in Exhibit D. Note: The
MDA only requires City Council approval. Approval of the preliminary plat is contingent u on the
p
1~IDA being approved.
The Meridian Planning & Zoning Commission heard this item on September 5, 2013. At the
public hearing, the Commission moved to recommend approval of the subiect PP request.
a. Summary of Commission Public Hearing:
i. In favor: Kevin McCarthy, KM Engineering
ii. In opposition: Aaron Hansen; Vince Skinner; Judy Barney; Richard Barne, (proxy
form signed by: Kevin West, Ariel West, Melissa Caplin, Jake Caplin & Sherry Hansen)
iii. Commenting: None
iv. Written testimony: Kevin McCarthy
v. Staff presenting application: Sonya Watters
vi. Other staff commenting on application: None
b. Key Issue(s) of Discussion by Commission:
i. Height of the fencing adiacent to the pathway.
c. Key Commission Change(s) to Staff Recommendation:
i. Clarify conditions #1.1.4 and 1.1.5 o allow a reduction in open space & increase in lots
sizes.
d. Outstanding Issue(s) for City Council:
i. None
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbers PP-13-
019 &MDA-13 -016, as presented in the staff report for the hearing date of October 15, 2013, with
the following modifications: (Add any proposed modifications).
Copperleaf Sub PP-013-019; MDA-13-016 PAGE 1
Denial
After considering all staff, applicant and public testimony, I move to den File Numbers PP- -
MDA-13 -016 as resented y 13 019 &
p during the hearing on October 15, 2013, for the following reasons: You
should state s ecific reasons f (
p or denial)
Continuance
I move to continue File Numbers PP-13 -019 &MDA-13 -016 to the hearin date of insert continued
g (
hearing date here) for the following reason(s): (You should state specific reasons for continuance.
() )
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The site is located at 4405 E. Ustick Road, in the NE '/4 of Section 4, Townshi 3 North Ran e 1
East. ( )
Parcel #: Sl 104121051 P g
B. Owner(s):
Nunzio Sgroi
4405 E. Ustick Road
Meridian, ID 83642
C. Applicant:
Providence Properties, LLC
P.O. Box 2648
Eagle, ID 83 616
D. Representative:
Kevin McCarthy, KM Engineering, LLP
923 3 W. State Street
Boise, Idaho 83714
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 Plannin
g
& Zoning Commission and City Council on this matter, consistent with Meridian City Code Title
1 1, Chapter 5.
B. The subject application is for a modification to the development agreement. A public hearin is
g
required before the City Council on this matter, consistent with Meridian City Code Title 1 1,
Chapter 5.
C. Newspaper notifications published on: August 19, and September 2, 2013 (Commission ;
. )
September 23, and October 7, 2013 (Ci . Council
D. Notices mailed to subject property owners on: August 8, 2013 (Commission); September 19,
2013 (Ci . Council
E. Applicant posted notice on site(s) on: August 26, 2013 (Commission); October 2 2013 Ci
Council
VI. LAND USE
A. Existing Land Use(s) and Zoning: There are two existing residential homes, a sho ,and 2 ara es
P g g
on this property which iszoned R-8.
Copperleaf Sub PP-013-019; MDA-13-016 PAGE 2
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: Single-family residential properties in Sunningdale Estates Subdivision, zoned R-1C
in Boise City
2. East: Elementary school, zoned A-1 in Boise City
3. South: Single-family residential properties in Redfeather Estates Subdivision, zoned R-4
4. West: Single-family residential properties, zoned R-4 & RUT in Ada County
C. History of Previous Actions:
• In 2008, the City Council approved an annexation and zoning (AZ-08-011) application for
this property with an R-8 zone for the development of an assisted living facility. A
development agreement was required as a provision of annexation and was recorded as
Instrument #112043739.
• In 201 1, City Council approved a request for the development agreement to be amended
(MDA-11-007) to allow an extended period of time, up to two years, for the agreement to be
signed. The agreement was signed and recorded on May 9, 2012.
• On April 17, 2012, the City Council denied a request for a modification to the development
agreement (MDA-12-001) to amend the conceptual development plan approved with the
annexation to allow for the development of asingle-family residential subdivision.
• On October 16, 2012, the City Council approved a request for a modification to the
development agreement (MDA-12-005) to amend the conceptual development plan approved
with the annexation to allow for the development of asingle-family residential subdivision.
The amendment was recorded as Instrument No.112117349.
D. Utilities:
1. Location of sewer: The city currently owns and maintains a sewer main in E. Arch Drive
adj acent to the proposed development.
2. Location of water; The city currently owns and maintains a water main in E. Arch Drive
adj acent to the proposed development.
3. Issues or concerns: None
E. Physical Features:
l . Canals/Ditches Irrigation: Staff is not aware of any waterways that exist on this property.
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
The property is designated Medium Density Residential (MDR} on the Comprehensive Plan Future
Land Use Map. This designation allows smaller lots for residential purposes within the city limits.
Uses may include single-family homes at densities of 3 to 8 dwelling units per acre.
The proposed preliminary plat depicts a residential subdivision consistin of 16 sin le-famil
g g Y
detached homes on 2.86 acres of land at a gross density of 5.59 dwelling units per acre consistent
with the MDR designation.
The following objectives and goals from the Comprehensive Plan are applicable to the proposed
development:
Copperleaf Sub PP-013-019; MDA-13-016 PAGE 3
• "Require landscape street buffers for new development along all entryway corridors."
Ustick Road which abuts this site at the north boundary is designated as an entryway corridor. As
such, a 35 foot wide street buffer is required to be constructed by the applicant as proposed.
• "Phase in residential development in accordance with their connection to the municipal sewer and
water system."
City water ~ sewer services are available for hook-up to the proposed development.
• "Protect existing residential properties from incompatible land use development on adjacent
parcels."
Existing residential properties lie to the west, south, and north (across Ustick Road) of this site.
Because the proposed development is consistent with existing lot sizes, density, and home sizes in
Redfeather subdivision, Staff is of the opinion the proposed development is compatible with
existing residential properties. Further, staff is of the opinion the proposed development is also
compatible with the elementary school to the east.
• "Ensure development provides safe routes and access to schools, parks and other community
gathering places."
Internal sidewalks are proposed within the development which will connect to the sidewalk along
E Ustick Road at the north boundary of the site and E. Arch Drive at the south boundary of the
site which leads to a pathway to the elementary school approximately 100 feet south of the site.
• "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 preliminary plat is for a medium density residential subdivision consisting of
single family detached homes, consistent with the density in the surrounding Redfeather
subdivision.
• "Support infill of vacant lots in substantially developed, single-family areas at densities similar to
surrounding development..."
This infill property contains one home on 2.81 acres of land. Redfeather Subdivision lies to the
south and southwest of this site and has a slightly lower density than is proposed with this
application.
• "Reduce the number of existing access points onto arterial streets by using methods such as
cross-access agreements, access management, and frontage/backage roads."
Access to the site is proposed on the concept plan via E. Arch Drive, an existing internal local
street In Redfeather Subdivision; access to Ustick Road is prohibited per UDC 11-3A-3A and
ACHD standards. A stub street is depicted on the plat to the property to the west for future
interconnectivity and to reduce access points on Ustick Road.
• "Require new residential development to meet development standards regarding landscaping,
signage, fences and walls, etc."
The applicant is required to comply with all UDC standards pertaining to landscaping, signage,
and fencing on the site.
In summary, staff is of the opinion the proposed development is consistent with the MDR future land
use designation for the property and adjacent residential and school uses for the above-stated reasons.
Copperleaf Sub PP-013-019; MDA-13-016 PAGE 4
VIII. UNIFIED DEVELOPMENT CODE (UDC)
A. Purpose Statement of Zone: Per UDC 11-2A-1, the purpose of the residential districts is to
provide for a range of housing opportunities consistent with the Meridian com rehensive lan.
Residential districts are distin uished p p
g 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-61ists the rinci al ermitted
p p P
(P), accessory (A), conditional (C), and prohibited (-)uses in the R-4 zoning district. An use not
explicitly listed, or listed as a rohibited use i ' ' y
p s 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 in UDC Table 11-2A-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 11-2A-b for the R-8 zoning district and UDC 11-3B-7. Common
area landscaping is required in accord with the standards listed in UDC 11-3 G-3 .
E. Off Street Parking: Off street parking is required in accord with UDC Table 11-3 C-6 for sin le-
g
family dwellings.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
Development Agreement Modification (MDA}
The current DA restricts development to 14single-family lots and 2 townhome lots. The
applicant is now proposing 16single-family lots and no townhomes with a new development plan
and building elevations.
Staff has included the applicant's proposed changes and staff s recommended changes to the text
of the agreement in Exhibit A.4 and the new building elevations in Exhibit A.3. Staff s
recommended changes consist of some minor clean-up items and a requirement for the homes
that back up to Ustick Road to articulate the rear facades to prevent monotonous wall planes and
roof lines.
Preliminary Plat (PP)
The proposed plat consisting of 16 building lots and 4 common/other lots on 2.86 acres of land in
the R-8 zoning district is generally consistent with the MDR future land use map designation for
this property (see analysis above in Section VII).
Existing Structures: There are two existing homes, a shop and 2 garages on this property that
are proposed to be removed upon development of the site.
Dimensional Standards: Staff has reviewed the proposed plat for compliance with the
dimensional standards listed in UDC Table 11-2A-6 for the R-8 district and found the plat to
comply with the minimum lot size and street frontage requirements. The minimum lot size
proposed is 5,009 square feet (s.f.) with an average lot size of 5,235 s.f. Building height and
setbacks shall comply with the dimensional standards noted in UDC Table 11-2A-6.
Access/Streets: Access for this subdivision is depicted on the preliminary plat at the south
property boundary via E. Arch Drive in Redfeather Estates Subdivision. A stub street is depicted
on the plat to the west for future extension and interconnectivity. The stub street is proposed as a
reduced street section; as such, parking is only allowed on one side of the street. Direct lot access
via E. Ustick Road is not proposed or approved.
Copperleaf Sub PP-013-019; MDA-13-416 PAGE 5
Pathways: A pathway is proposed through the common area at the north end of the subdivision
from the internal sidewalk to the sidewalk along Ustick Road. There are no multi-use athwa s
designated on the Master Pathwa s Plan P y
y for this site.
Sidewalks; A 5-foot wide detached sidewalk exists along E. Ustick Road. Attached 5-foot wide
sidewalks are proposed along internal streets.
Landscaping; A landscape plan was submitted with this application as shown in Exhibit A.6. A
3 5-foot wide landscaped street buffer is required along E. Ustick Road, an arterial street, as
shown on the landscape plan in accord with the standards listed in UDC 11-3B-7C.
Open Space & Site Amenities: Because this site is below 5 acres in size, the UDC (11-3G-3)
does not require open space or site amenities to be provided. However, 0.3 of an acre (or 13%) of
open space is proposed.
Fencing: Asix-foot tall solid vinyl fence is depicted on the landscape plan along the east and
west perimeter boundaries of the subdivision. A 6-foot tall solid wood fence exists along the
southern boundary of the site that is required to be removed or relocated to the back edge of the
common area in accord with UDC 11-3B-7C.2.
Fencing adjacent to all pathways and common open space areas shall comply with the standards
listed in UDC 11-3A-7A. A fencing plan should be submitted with the final plat application that
is consistent with the standards listed in UDC 11-3A-7.
Building Elevations: Conceptual building elevations were submitted for the homes in this
development as shown in Exhibit A.3. Building materials are proposed to consist of architectural
shingles, board ~ batten and lap siding, and cultured stone wainscot. Single-family residential
developments are not subject to design review. However, staff recommends through a DA
provision that the rear (or side) of structures on Lots 10,13, and 14, Block 1 that back u to
p
Ustick Road incorporate articulation through changes in materials, color, modulation, and
architectural elements (horizontal and vertical) to break up monotonous wall planes and roof
Ines.
In summary, Staff recommends approval of the proposed development agreement modification
and preliminary plat requests for this site with the recommended conditions listed in Exhibit B of
this report in accord with the findings contained in Exhibit C.
X. EXHIBITS
A. Drawings/Other
l . Vicinity/Zoning Map
2. Existing Conceptual Development Plan & Building Elevations Contained in Development
Agreement
3. Proposed Conceptual Building Elevations
4. Proposed Text Changes to Development Agreement
5. Proposed Preliminary Plat (dated: 7/31/13)
6. Proposed Landscape Plan (dated: 7/31/13)
B. Agency & Department Comments/Conditions
C. Required Findings from Unified Development Code
Copperleaf Sub PP-013-019; MDA-13-016 PAGE 6
A. Drawings
l . Vicinity/Zoning Map
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Exhibit A.3: Proposed Conceptual Building Flevatinnc
Exhibit A.4: Proposed Text Changes to Development Agreement
The applicant's proposed changes are noted in black strike-out/underline format; st~cff s recommen~ec~
changes are noted in red strike-out/underline format.
Section 4 -USES PERMITTED BY THIS AGREEMENT:
4.1 The uses allowed pursuant to this Agreement are only those uses allowed under City's Zoning
Ordinance codified at Meridian Unified Development Code § 11-2A.
4.2 No change in the uses specified in this Agreement shall be allowed without modification of
this Agreement.
Section 5 - CONDITLONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY;
5.1
. The applicant shall comply with the submitted conceptual elevations attached in
Exhibit A.3. The rear (or side) of structures on Lots 10, 13, and 14, Block 1 that back up to
Ustick Road shall incorporate articulation throw h changes in materials, color, modulation,
and architectural elements (horizontal and vertical) to break up monotonous wall planes and
roof lines in accord with UDC 11-3 A-19 and the Design Manual.
5.2 Direct lot access to E. Ustick Road is prohibited; access to the site shall be provided from ~:
char^„ n,~o„~,a E. Arch Drive. r~J a~~ A stub street shall be provided to the property to
the west (parcel #S 11041211100) for future interconnectivity.
5.3 The site shall be developed into a residential subdivision consisting of ~~ sixteen (-1-416)
single-family building lots ~~-~iI~^ ~''~ *^«~~~,^mo ~^+~ consistent with the conceptual
development plan and building elevations included in Exhibit A.
5.5 The applicant shall be responsible to install water mains to and through this development,
coordinate main size and routing with Public Works.
5.6 The applicant will be responsible to stub sewer and water services to 4315 E. Ustick Road,
parcel # c > > n~ , ~, ~ , nn S 11041211 O5. Contact Meridian Public Works for size and routing.
5.7 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 Engineering
Department at (208) 898-5500 for inspections or 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.
5.8 Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9-4-8, within 6 months after the date of annexation ordinance
approval. Contact Central District Health for abandonment procedures and inspections (208)
375-5211.
Exhibit A Page 7
Exhibit A.S: Proposed Preliminary Plat (dated: 7/31/13)
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EXHIBIT B -AGENCY & DEPARTMENT COMMENTS/CONDITIONS
1. PLANNING DEPARTMENT
1.1 Site Specific Conditions of Approval
l .l .l The existing 6-foot tall solid wood fence that exists along the southern boundary of the site is
required to be removed or relocated to the back edge of the common area in accord with UDC 11-
3B-7C.2.
1.1.2 All proposed and/or required fencing shall be consistent with the standards as set forth in UDC
11-3A-7. 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.
1.1.3 All existing structures shall be removed prior to signature on the final plat by the City Engineer.
1.1.4 The final plat shall be consistent with the preliminary plat included in Exhibit A.5 as required by
UDC 11-6B-3C. The amount of open space may be decreased as the minimum open space
requirement is not applicable to this site and lot sizes maybe increased.
l .l .5 The landscape plan submitted with the final plat shall be consistent with that shown in Exhibit
A.6. The amount of open space may be decreased as the minimum open space requirement is not
applicable to this site
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 11-3A-3 with regard to access to streets.
1.2.3 Construct on-street bikeways on all collector streets as set forth in UDC 11-3A-5.
1.2.4 Comply with the provisions for irrigation ditches, laterals, canals andlor drainage courses, as set
forth in UDC 11-3A-6.
1.2.5 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.
1.2.6 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
1.2.7. Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-SJ.
1.2.8 Construct all off street parking areas consistent with the standards as set forth in UDC 11-3 C-6
for single-family dwellings.
1.2.9 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B-
7C.
1.2.10 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-
11C.
1.2.11 Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3,
including but not limited to cul-de-sacs, alleys, driveways, common driveways, easements,
blocks, street buffers, and mailbox placement.
1.2.12 Protect any existing trees on the subject property that are greater than four-inch caliper andlor
mitigate for the loss of such trees as set forth in UDC 11-3B-10.
1.2.13 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 irri ation that meets
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the standards as set forth in UDC 11-3B-6 and to install and maintain all landscapin as set forth
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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 11-3 G-3 F 1.
1.3.3 The .project is subject to all current City of Meridian ordinances and previous conditions of
approval associated with this site (AZ-08-O1 l; MDA-12-005).
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 visibili of the
area. ~
1.3.5 The applicant has a continuing obligation to comply with the outdoor lighting rovisions as set
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forth in UDC 11-3A-11.
1.3.6 The applicant and/or property owner shall have an ongoing obligation to maintain all landsca in
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and constructed features within the clear vision triangle consistent with the standards in UDC 11-
3A-3.
1.4 Process Conditions of Approval
1.4.1 No signs are approved with this application. Prior to installing any signs on the roe the
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applicant shall submit a sign permit application consistent with the standards in UDC Cha ter 3
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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 a roved relimina
pp p ry
plat as set forth in UDC 11-6B-3C2.
1.4.4 The applicant shall obtain approval for all successive phases of the prelimina lat within two
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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
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City Engineer signature on a final plat within two years or 2) obtain 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 Division staff, the
applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A.
2. PUBLIC WORKS DEPARTMENT
2.1 The sanitary sewer main intended to provide service to this development currentl exists in E.
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Arch Drive. 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 The domestic water main intended to provide service to this develo ment current/ exists in E
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Arch Drive. The applicant shall be responsible to install water mains to and throw h this
develo ment, coordinate main size and g
p routing with Public Works.
2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of ublic ri ht of
way (include all water services and h dr n p g
y a ts). The easement widths shall be 20-feet wide for a
single utility, or 30-feet wide for two. The easements shall not be dedicated via the lat but
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rather dedicated outside the plat process using the City of Meridian's standard forms. The
easement shall be graphically depicted on the plat for reference purposes. Submit an executed
easement (on the form available from Public Works), a legal description prepared by an Idaho
Licensed Professional Land Surveyor, which must include the area of the easement marked
(
EXHIBIT A) and an 81/2" x 11"map with bearings and distances (marked EXHIBIT B for
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review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO
NOT RECORD. Add a note to the plat referencing this document.
2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a ear-round
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source of water (MCC 12-13-8.3). The applicant should 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
prior to receiving development plan approval.
2.5 All existing structures that are required to be removed shall be prior to signature on the final lat
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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 ornon-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 well system within this project shall be removed from domestic service er
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City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
2.8 Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures and
inspections (208)375-5211.
2.9 Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shall be recorded, prior to applying for building permits.
2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, etc., prior to signature on the final plat.
2.11 All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
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 develo ment features com 1 wi
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the Americans with Disabilities Act and the Fair Housing Act.
2.14 Applicant shall be responsible for application and compliance with an Section 404 Permittin
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that may be required by the Army Corps of Engineers.
2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.16 All grading of the site shall be performed in conformance with MCC 11-12-3 H.
2.17 Compaction test results shall be submitted to the Meridian Building Department for all buildin
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pads receiving engineered backfill, where footing would sit atop fill material.
2.18 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least 1-foot above.
2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or 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.
2.20 At the completion of the project, the applicant shall be responsible to submit record drawings
per the City of Meridian AutoCAD standards. These record drawings must be received and
approved prior to the issuance of a certification of occupancy for any structures within the
project.
2.21 100 Watt and 250 Watt, high-pressure sodium street lights shall be required 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, which must include the location of any existing street lights.
Street lighting is required at intersections, corners, cul-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 City of Meridian Supplemental Specifications to the ISPWC.
2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount
of 125% of the total construction cost for all incomplete sewer, water and reuse infrastructure
prior to final plat signature. This surety will be verified by a line item cost estimate provided by
the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Please contact Land Development Service for more information at 887-2211.
2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of
20% of the total construction cost for all completed sewer, water and reuse infrastructure for
duration of two ears. 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 this application.
4. FIRE DEPARTMENT
4.1 One and two family dwellings not exceeding 3,b00 square feet require afire-flow of 1,000 gallons
per minute for a duration of 2 hours to service the entire project. One and two family dwellings in
excess of 3,600 square feet require a minimum fire flow as specified in Appendix B of the
International Fire Code. Fire Hydrant spacing shall be provided as required b A endix C of the
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International Fire Code.
4.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire De artment in accordance
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with International Fire Code Section (IFC) 50$.5.4 as follows:
a. Fire hydrants shall have the 41/2" outlet face the main street or parking lot drive aisle.
b. Fire hydrants shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on corners when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be placed 18" above finished grade to the center of the 41/2" outlets.
g. Fire hydrants shall be provided to meet the requirements of IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existin
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buildings within 1,000 feet of the project.
4.3 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28' inside and 48'
outside, per International Fire Code Section 503.2.4.
4.4 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth
in International Fire Code Section 3 04.1.2.
4.5 Fire lanes, streets, and structures (including the canopy height of mature trees) shall have a vertical
clearance of 13'6 as set forth in International Fire Code Section 503.2.1.
4.6 Emergency response routes and fire lanes shall not be allowed to have traffic calming devices
installed without prior approval of the Fire Code Official. National Fire Protection Standard 1141,
Section A5.2.18.
5. REPUBLIC SERVICES
5.1 Republic Services has no comments on this application.
6. PARKS DEPARTMENT
6.1 The Parks Department has no comments on this application.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 Site Specific Conditions of Approval
7.1.1 Correct deficiencies or replace deteriorated facilities for Ustick Road abutting the site. Included
are sidewalk construction or replacement, curb and gutter construction or replacement,
replacement of unused driveways with curb, gutter and sidewalk; installation or reconstruction of
pedestrian ramps, pavement repairs, signs, traffic control devices and other similar items.
7.1.2 Correct deficiencies or replace deteriorated facilities for Arch Drive, including sidewalk
construction or replacement, curb and gutter construction or replacement, replacement of unused
driveways with curb, gutter and sidewalk, installation or reconstruction of edestrian ram s
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pavement repairs, signs, traffic control devices and other similar items.
7.1.3 Construct a new roadway, Sharon Avenue, to intersect Arch Drive approximately 112 feet east of
the west property line (measured near edge to centerline), as a 36 foot street section with curb,
gutter, 5 foot wide attached sidewalk within 50 feet of right-of way.
7.1.4 Construct Chandler Street as a stub street to the west property line, located approximately 152
feet south of the north property line.
7.1.5 Construct a new roadway, Chandler Street as a Reduced Urban Local Street with a 2
9 foot street
section with curb, gutter, and 5 foot wide attached sidewalk within 42 feet of ri ht-of wa .
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7.1.6 Provide written approval for the reduced street section from the a ro riate fire de art
Pp p p ment or
emergency response unit in the jurisdiction,
7.1.7 Install "NO PARKING" signs on one side of the proposed Chandler Street as s ecified b th
District and as s ecified b the a ro ri ~ p y e
p y pp p ate fire department.
7.1.8 Provide a minimum offset of 125 feet for all roadways, as proposed.
7.1.9 Close existing driveways onto Ustick Road with the construction of sidewalk abuttin the site.
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7.1.10 Direct lot access to Ustick Road is prohibited and shall be noted on the final lat.
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7.1.11 Payment of impacts fees are due prior to issuance of a building permit.
7.1.12 Comply with all Standard Conditions of Approval.
7.2 Standard Conditions of Approval
7.2.1 All irrigation facilities shall be relocated outside of the ACRD right-of way.
7.2.2 Private Utilities including 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 an existin
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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 lama ed durin the
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construction of the proposed development. Contact Construction Services at 3 87-6280 (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 ACRD 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 wa .The
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applicant at no cost to ACRD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-811-342-15 85) at least two full business da s
y
prior to breaking ground within ACI-ID right-of way. The applicant shall contact ACRD Traffic
Operations 3 87-6190 in the event any ACRD conduits (spare or filled) are compromised durin
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any phase of construction.
7.2.8 Utility street cuts in pavement less than five years old are not allowed unless approved in wrhin
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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. 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 ACRD prior to District approval for occupancy.
7.2.11 No change in the terms and conditions of this approval shall be valid unless the are in ' '
y 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 AC1=ID.
7.2.12 If the site plan or use should change in the future, ACRD Plannin Review will review the site
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plan and may require additional improvements to the transportation system at that time. An
change in the planned use of the roe which is th Y
p p rty a subject of this application, shall require the
applicant to comply with ACRD Policy and Standard Conditions of Approval in lace at that time
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unless awaiver/variance of the requirements or other legal relief is granted b the ACRD
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Commission.
C. Required Findings from Unified Development Code
Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final lat or short
plat, the decision-makin bod shall m p
g y ake the following findings:
a. The plat is in conformance with the Comprehensive Plan;
The Commission finds that the proposed plat is in substantial com liance with the
adopted Com rehensive Plan in re p
p gard to land use, transportation, and circulation. Please
see Comprehensive Plan Policies and Goals, Section VII, of the Staff Re ort or more
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information.
b. Public services are available or can be made available and are
adequate to
accommodate the proposed development;
The Commission finds that public services will be provided to the sub'ect roe u on
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development. (See Exhibit B of the Staff Report for more details from ublic service
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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 develo ment
at their own cost the Commission fin p
ds 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;
The Commission recommends the Council rely upon comments from the ublic service
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providers (i.e., Police, Fire, ACFID, 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
The Commission is not aware of any health, safety, or environmental problems .associated
with the platting of this property that should be .brought to the Council's attention.
ACRD considers road safety issues in their analysis. The Commission recommends that
the Council consider any public testimony that may be presented to when determinin
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whether or not the proposed subdivision may cause health, safety or environmental
problems of which the Commission is unaware.