Staff Report CCSTAFF REPORT Hearing Date: October 15, 2013
TO: Mayor & City Council E IDIAN~--
FROM: Sonya Wafters, Associate City Planner I D A H O
208-884-5533
SUBJECT: PP-13-020 -Golden Valley Subdivision
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Providence Properties, LLC, has applied for a preliminary plat (PP) consisting of 22
single-family residential building lots and 4 common other lots on 7.56 acres of land in the R-4
zoning district for Golden Valley Subdivision. See Section IX of the staff report for more information.
II. 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.
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: Scott Stewart
iii. Commenting: Matt Schultz (representing Mission Coast Properties)
iv. Written testimony: Kevin McCarthy; Jim & Patricia Curtis
v. Staff presenting application: Sonya Waters
vi. Other staff commenting on application: None
b. Key Issue(s) of Discussion by Commission:
i. The width of the street buffer at the north boundary along Wainwright Drive;
ii. The design of the rear elevations of homes backing up to Wainwright Drive.
c. Key Commission Change(s) to Staff Recommendation:
i. Correct the open space on condition #1.1.2 to reflect the amount of aualified open space
(0.76 of an acre);
ii. Modify condition #1.1.5 to allow for alternative compliance to the width of the street
buffer along Wainwright Drive;
iii. Correct condition #1.1.6 to reflection S. Locust Grove Road rather than Ustick Road:
iv. Modify condition #1.1.6 to add Lots 2-5. Block 1 to the requirement for homes that
backup to Wainwright Drive to incorporate articulation in the rear facades of the
structures.
v. Delete condition #2.4 as there are no public water or sewer mains proposed outside of
the right-of--way.
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 Number PP-13-
020, as presented in the staff report for the hearing date of October 15, 2013, with the following
modifications: (Add any proposed modifications).
Golden Valley Sub PP-013-020 PAGE 1
Denial
After considering all staff, applicant and public testimony, I move to deny File Number PP-13-020, as
presented during the hearing on October 15, 2013, for the following reasons: (You should state
specific reasons for denial)
Continuance
I move to continue File Numbers PP-13-020 to the hearing date of (insert continued hearing date
here) for the following reason(s): (You should state specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The site is located at 4515 S. Locust Grove Road, in the SE'/4 of Section 30, Township 3 North,
Range 1 East. (Parcel #'s: 51130449600 & 51130449650)
B. Owner(s):
Vaughn James
4515 S. Locust Grove Road
Meridian, ID 83642
C. Applicant:
Providence Properties, LLC
P.O. Box 2648
Eagle, ID 83616
D. Representative:
Kevin McCarthy, KM Engineering, LLP
9233 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 Planning
& Zoning Commission and City Council on this matter, consistent with Meridian City Code Title
11, Chapter 5.
C. Newspaper notifications published on: August 19, and September 2, 2013 (Commission);
September 23, and October 7, 2013 (City Council)
D. Notices mailed to subject property owners on: August 8, 2013 (Commission); September 19,
2013 (City Council)
E. Applicant posted notice on site(s) on: August 26, 2013 (Commission); October 2, 2013 (City
Council
VI. LAND USE
A. Existing Land Use(s) and Zoning: There is an existing residential home and shop on the subject
property, zoned R-4.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: Single-family residential properties in the development process (Reflection Ridge
Subdivision), zoned R-8
Golden Valley Sub PP-013-020 PAGE 2
2. East: S. Locust Grove Road and single-family residential properties in Estancia Subdivision,
zoned R-4 & R-8
3. South & West: Rural residential properties in East Slope Subdivision, zoned RUT in Ada
County
C. History of Previous Actions:
• In 2006, this site was annexed (AZ-06-045, Ordinance #OS-1208) with an R-4 zoning district
and preliminary platted (PP-06-047) as Eastwood subdivision. A development agreement was
required as a provision of annexation, recorded as Instrument No. 107056316.
• In 2007, a final plat (FP-07-029) was approved. The developer did not obtain the City
Engineer's signature on the 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 city currently owns and operates a sewer main in S. Locust Grove
Road adjacent to the proposed development, and there a new mains currently under
construction in E. Wrightwood Drive as part of the Reflection Ridge development.
2. Location of water: The city currently owns and operates a water main in S. Locust Grove
Road adjacent to the proposed development, and there a new mains currently under
construction in E. Wrightwood Drive as part of the Reflection Ridge development.
3. Issues or concerns: None
E. Physical Features:
1. 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
This property is designated "Low Density Residential" (LDR) on the Comprehensive Plan Future
Land Use Map (FLUM). The LDR designation allows for the development of single family homes on
large lots where urban services are provided. Uses may include single-family homes at densities of 3
dwelling units or less per acre.
This site is currently zoned R-4. A total of 22 building lots are proposed on the site to accommodate
21 new homes and 1 existing home. The gross density of the proposed subdivision is 2.91 dwelling
units (d.u.) per acre with a net density of 3.99 d.u. per acre, which is consistent with the target density
of the LDR 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 preliminary plat is for a low density single family residential development,
which should add to the variety of housing opportunities available in the City.
• "Require new residential development to meet development standards regarding landscaping,
signage, fences and walls, etc."
Golden Valley Sub PP-013-020 PAGE 3
All street buffer landscaping is required to comply with the standards listed in UDC 11-3B-
7C. Common area landscaping is required to comply with the standards listed in UDC 11-
3G-3. Separate permits shall be obtained for signage and fencing. Fencing shall comply with
the standards listed in UDC 11-3A-7.
• "Require usable open space to be incorporated into new residential subdivision plats."
The applicant proposes to provide 0.86 of an acre (or 10.1 % of the site) of common open
space within the subdivision, consistent with the minimum open space requirements listed in
UDC 11-3G-3.
• "Protect existing residential properties from incompatible land use development on adjacent
parcels."
The site abuts other existing and future single family residences. Because the existing, future
and proposed uses 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."
Water and sewer services are available to be extended to the subject property upon
development. Police and fire protection are already provided as the property is within the
existing City limits.
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 comprehensive plan.
Residential districts are distinguished by the allowable density of dwelling units per acre and
corresponding housing types that can be accommodated within the density range.
B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-5 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-4 zoning district.
C. Dimensional Standards: Development of the site should be consistent with the dimensional
standards listed in UDC Table 11-2A-5 for the R-4 zoning district.
D. Landscaping: Landscaping: Street buffer landscaping shall be installed in accordance with the
standards listed in UDC Table 11-2A-5 for the R-4 zoning district and UDC 11-3B-7. Common
area landscaping is required in accord with the standards listed in UDC 11-3G-3.
E. Off-Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for single-
family dwellings.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
The proposed plat consisting of 22 building lots and 4 common/other lots on 7.56 acres of land in
the R-4 zoning district is generally consistent with the LDR future land use map designation for
this property (see analysis above in Section VII).
Existing Structures: There is an existing home and shop on Lot 15, Block 1 at the southeast
corner of the site that is proposed to remain. These structures appear to comply with the setback
requirements of the R-4 district.
Golden Valley Sub PP-013-020 PAGE 4
Dimensional Standards: Staff has reviewed the proposed plat for compliance with the
dimensional standards listed in UDC Table 11-2A.5 for the R-4 district. The minimum lot size
proposed is 8,000 square feet (s.f.) with the average lot size being 9,697 s.f. Lot 4, Block 2 does
not meet the minimum 60-foot wide street frontage; the lot will need to be revised to comply with
the minimum dimensional standards. The minimum living area of homes is required to be 1,400
s.f.; the application and plat states the minimum living area proposed is 1,200 s.f. based on the
development agreement provision that states that all homes shall contain at least 1,200 s.f. of
living area. The minimum home size should be 1,400 s.f. in accord with current dimensional
standards in the UDC.
The existing DA restricts homes on Lots 10-13, Block 1 to be single-story in height and Lots 11-
13, Block 1 to have a 20-foot rear setback. The proposed plat depicts these restrictions.
Access: Access for this subdivision is depicted on the preliminary plat at the north property
boundary via E. Wainwright Drive in Reflection Ridge Subdivision. There are 2 existing
driveways via S. Locust Grove Road for the existing home; these driveways are proposed to be
removed and access provided internally from within the subdivision. No access via S. Locust
Grove Road is proposed or approved. All internal streets are public.
Pathways: There are no multi-use pathways designated on the Master Pathways Plan for this site.
Sidewalks: A 5-foot wide detached sidewalk is required along S. Locust Grove 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.3.
A 25-foot wide landscaped street buffer is required along S. Locust Grove Road, an arterial street,
as shown on the landscape plan in accord with the standards listed in UDC 11-3B-7C. A 20-foot
wide street buffer is also required adjacent to E. Wrightwood Drive, a collector street, to the north
on Lot 1, Block 1; the width of the buffer appears to be less than 20 feet near the Wrightwood
Dr./S. Carina Ave. intersection. The plan should be revised accordingly.
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 7.56 acres; therefore, a minimum of 0.76 of an acre of qualified open space is required
to be provided. The plat depicts 0.87 of an acre of qualified open space consisting of two large
common areas and street buffer landscaping, consistent with this requirement. At a minimum,
common areas are required to include one tree per 8,000 s.f. of open space; although trees in
excess of the required amount are shown on Lot 20, Block 1, no trees are shown on Lot 1, Block
2. A minimum of two trees should be planted on Lot 1, Block 2.
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 11-3G-3C. The applicant proposes a small picnic area within
the large common area on Lot 1, Block 2 in compliance with this requirement.
Fencing: Asix-foot tall vinyl fence is depicted on the landscape plan along the perimeter
boundary of the subdivision. 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.4. Building materials are proposed to consist of architectural
shingles, board & batten and lap siding, and cultured stone wainscot. Although single-family
residential developments are not subject to design review, the proposed elevations appear to be of
quality design and materials in accord with the City's Design Manual.
Golden Valley Sub PP-013-020 PAGE 5
In summary, Staff recommends approval of the proposed preliminary plat request 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
1. Vicinity Map
2. Proposed Preliminary Plat (dated: 7/31/13)
3. Proposed Landscape Plan (dated: 7/31/13)
4. Conceptual Building Elevations
B. Agency & Department Comments/Conditions
C. Required Findings from Unified Development Code
Golden Valley Sub PP-013-020 PAGE 6
A. Drawings
1. Vicinity Map
l;xhibit A Page
2. Proposed Preliminary Plat (dated: 7/31/13)
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B. EXHIBIT B -AGENCY & DEPARTMENT COMMENTS/CONDITIONS
1. PLANNING DEPARTMENT
1.1 Site Specific Conditions of Approval
1.1.1 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.
1.1.2 The applicant shall provide a minimum of 9:8=10.76 of an acre (or 10~%) of common open space
as depicted on the plat and landscape plan attached in Exhibit A.
1.1.3 The applicant shall provide a minimum of one (1) site amenity in accord with UDC 11-3G-3C
consisting of a small picnic area on Lot 1, Block 2 as proposed.
1.1.4 The final plat shall include the following revisions:
a. Lot 4, Block 2 does not meet the minimum 60-foot wide street frontage required in the R-4
district.
b. The minimum dwelling size shall be 1,400 square feet in accord with UDC Table 11-2A.5.
c. Include a note that prohibits direct lot access via S. Locust Grove Road.
1.1.5 The landscape plan submitted with the final plat shall be revised as follows:
a. A minimum 20-foot wide street buffer is required adjacent to E. Wrightwood Drive, a
collector street, to the north in accord with UDC Table 11-2A-5. Provide a street buffer to
comply with this requirement, measured in accord with UDC 11-3B-7C. Alternative
compliance may be requested in accord with UDC 11-3B-7C.1 c.
b. Remove the concrete driveway shown on Lot 15, Block 1 across the street buffer to S. Locust
Grove Road. Direct lot access to S. Locust Grove Road is prohibited; existing driveways shall
be removed and replaced with the required landscape buffer.
c. Add a minimum of two trees on Lot 1, Block 2 in accord with UDC 11-3G-3E.2.
1.1.6 The rear of structures on Lots 16-19, Block 1 that back up to i~stislE S. Locust Grove Road and
the rear of structures on Lots 2-5, Block 1 that back up to Wainwright Drive shall incorporate
articulation through changes in materials, color, modulation, and architectural elements
(horizontal and vertical) to break up monotonous wall planes in accord with UDC 11-3A-19 and
the Design Manual.
1.2 General Conditions of Approval
1.2.1 Comply with all bulk, use, and development standards of the R-4 zoning district listed in UDC
Table 11-2A-5.
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 and/or 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.
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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 11-3C-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-
11 C.
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 and/or
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 irrigation that meets
the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth
in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14.
1.3.2 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 subject to all current City of Meridian ordinances and previous conditions of
approval associated with this site (AZ-06-045).
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 has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 11-3A-11.
1.3.6 The applicant and/or properly owner shall have an ongoing obligation to maintain all landscaping
and constructed features within the clear vision triangle consistent with the standards in UDC 11-
3A-3.
1.4 Process Conditions of Approval
1.4.1 No signs are approved with this application. Prior to installing any signs on the property, the
applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3
Article D and receive approval for such signs.
1.4.2 The applicant shall complete all improvements related to public life, safety, and health as set forth
in UDC 11-SC-3B. A surety agreement may be accepted for other improvements in accord with
UDC 11-SC-3C.
1.4.3 The final plat, and any phase thereof, shall substantially comply with the approved preliminary
plat as set forth in UDC 11-6B-3C2.
1.4.4 The applicant shall obtain approval for all successive phases of the preliminary plat within two
years of the signature of the City Engineer on the previous final plat as set forth in UDC 11-6B-
7B.
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1.4.5 The preliminary plat approval shall be null and void if the applicant fails to either 1) obtain the
City Engineer signature on a final plat within two years or 2) 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 is currently under
construction in E. Wrightwood 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 development is currently under
construction in E. Wrightwood Drive. 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
Reflection Ridge Subdivision to the north.
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2.5 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant 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
receiving development plan approval.
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 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.
2.8 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 Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic
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purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
2.9 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.
2.10 Street signs are to be in place, sanitary sewer and 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.
2.11 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.
2.12 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.
2.13 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.
2.14 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.15 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.16 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.17 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.18 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.19 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 an irrigation district
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.
2.21 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 structures 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 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.
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2.23 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.
2.24 The City of Meridian requires that the owner post to the City a warranty surety in the amount of
20% of the total construction cost for all completed sewer, water and reuse infrastructure for
duration of two ,years. This surety will be verified by a line item cost estimate provided by the
owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Please contact Land Development Service for more information at 887-2211.
3. POLICE DEPARTMENT
3.1 The Police Department has no concerns related to this application.
4. FIRE DEPARTMENT
4.1 One and two family dwellings not exceeding 3,600 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 by Appendix C of the
International Fire Code.
4.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in accordance
with International Fire Code Section (1FC) 508.5.4 as follows:
a. Fire hydrants shall have the 4 ''/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 4 'h" outlets.
g. Fire hydrants shall be provided to meet the requirements of IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
4.3 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28' inside and 48'
outside, per International Fire Code Section 503.2.4.
4.4 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth
in International Fire Code Section 304.1.2.
4.5 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.
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7. ADA COUNTY HIGHWAY DISTRICT
7.1 Site Specific Conditions of Approval
7.1.1 Construct a 5 foot wide meandering sidewalk on Locust Grove Road abutting the site, located a
minimum of 28-feet from the centerline of the road, as proposed.
7.1.2 Provide a permanent right-of--way easement for sidewalk placed outside of the dedicated right-of-
way for Locust Grove Road. The easement shall encompass the entire area between the right-of-
way line and 2 feet behind the back edge of the sidewalk.
7.1.3 If Wrightwood Drive is dedicated as right-of--way and accepted for maintenance for ACRD prior
to final plat approval construct South Carina Avenue to intersect Wrightwood Drive
approximately 240 feet west of Locust Grove Road. If Wrightwood Drive is not dedicated as
right-of--way or accepted for maintenance, the applicant shall be granted a temporary access
easement from new internal local road, South Carina Avenue, through one of the buildable lots on
the eastern portion of Block 1 (Lot 15-20), to Locust Grove Road.
7.1.4 Construct South Carina Avenue to intersect Wrightwood Drive located XX feet west of Locust
Grove Road, as proposed, once Wrightwood Drive is dedicated as right-of--way and accepted for
maintenance by ACHD.
7.1.5 Construct all new local roads as 36 foot street sections with curb, gutter and 5 foot wide attached
sidewalk within 50 feet of right-of--way and two knuckles, as proposed.
7.1.6 Close existing driveway to Locust Grove Road for remaining residence and provide access via
new local road, South Carina Avenue, as proposed.
7.1.7 Construct all new roadways to provide a minimum offset of 125 feet from any other street, as
proposed.
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 All irrigation facilities shall be relocated outside of the ACHD right-of--way.
7.2.2 Private Utilities including sewer or water systems are prohibited from being located within
the ACHD right-of--way.
7.2.3 In accordance with District policy, 7203.3, the applicant may be required to update any
existing non-compliant pedestrian improvements abutting the site to meet current
Americans with Disabilities Act (ADA) requirements. The applicant's engineer should
provide documentation of ADA compliance to District Development Review staff for
review.
7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged
during the construction of the proposed development. Contact Construction Services at
387-6280 (with file number) for details.
7.2.5 A license agreement and compliance with the District's Tree Planter policy is required for
all landscaping proposed within ACHD right-of--way or easement areas.
7.2.6 All utility relocation costs associated with improving street frontages abutting the site shall
be borne by the developer.
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7.2.7 It is the responsibility of the applicant to verify all existing utilities within the right-of--way.
The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant.
The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full
business days prior to breaking ground within ACRD right-of--way. The applicant shall
contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or
filled) are compromised during any phase of construction.
7.2.8 Utility street cuts in pavement less than five years old are not allowed unless approved in
writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file
numbers) for details.
7.2.9 All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC
Standards and approved supplements, Construction Services procedures and all applicable
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 ACHD prior to District approval for occupancy.
7.2.11 No change in the terms and conditions of this approval shall be valid unless they are in
writing and signed by the applicant or the applicant's authorized representative and an
authorized representative of ACHD. The burden shall be upon the applicant to obtain
written confirmation of any change from ACHD.
7.2.12 If the site plan or use should change in the future, ACHD 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 ACHD Policy and Standard Conditions of Approval in
place at that time unless awaiver/variance of the requirements or other legal relief is
granted by the ACHD Commission.
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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 short
plat, the decision-making body shall make the following findings:
a. The plat is in conformance with the Comprehensive Plan;
The Commission 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 the Staff Report for more
information.
b. Public services are available or can be made available and are adequate to
accommodate the proposed development;
The Commission finds that public services will be provided to the subject property upon
development. (See Exhibit B of the Staff Report for more details from public service
providers.)
c. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because City water and sewer-and any other utilities will be provided by the development
at their own cost, 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;
The Commission recommends the 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
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 determining
whether or not the proposed subdivision may cause health, safety or environmental
problems of which the Commission is unaware.
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