PZ Recs/Staff Report CCSTAFF REPORT
HEARING DATE:
TO:
FROM:
SUBJECT:
December 3, 2013
Mayor & City Council
Sonya Watters, Associate City Planner
208-884-5533
(~E IDIAN:---
Bruce Freckleton, Development Services Manager
208-887-2211
PFP-13-001 -Twelve Oaks Subdivision
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, JLJ, Inc., has applied for a combined preliminary and final plat (PFP) consisting of two
(2) building lots on 9.43 acres of land in the TN-R and C-C zoning districts.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed PFP with the conditions listed in Exhibit B, based on the
Findings of Fact and Conclusions of Law in Exhibit D of the Staff Report.
The Meridian Planning & Zoning Commission heard this item on November 7, 2013. At the
public hearing, the Commission moved to recommend approval of the subject PFP request.
a. Summary of Commission Public Hearing:
i. In favor: Carl Porter
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: None
v. Staff presenting application: Justin Lucas
vi. Other staff commenting on application: None
b. Key Issue(s) of Discussion by Commission:
i. None
c. Key Commission Change(s) to Staff Recommendation:
i. None
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 PFP-13-
001 as presented in the staff report for the hearing date of December 3, 2013, with the following
modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, l move to deny File Number PFP-13-001
as presented during the hearing on December 3, 2013, for the following reasons: (You should state
specific reasons for denial.)
Continuance
I move to continue File Number PFP-13-001 to the hearing date of (insert continued hearing date
here) for the following reason(s): (You should state specific reason(s) for continuance.)
Twelve Oaks Sub PFP-13-001
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
] 845 W. Franklin Road (Parcel No. S 1214110401)
Located in the northeast'/4 of Section 14, Township 3 North, Range 1 West
B. Owner(s):
Franklin Centre, LLC
P.O. Box 6770
Ketchum, ID 83340
C. Applicant:
JLJ, Inc.
1735 W. Franklin Road, Ste. 145
Meridian, ID 83642
D. Representative:
Same as applicant
E. Applicant's Statement/Justification: Please see applicant's narrative for this information.
V. PROCESS FACTS
A. The subject application is for a combined preliminary and final plat. A public hearing is required
before the Planning & Zoning Commission and City Council on this matter, consistent with
Meridian City Code Title ] 1, Chapter 5.
B. Newspaper notifications published on: October 21, and November 4, 2013 (Commission);
November I 1 and 25 2013 (City Counc~~
C. Radius notices mailed to properties within 300 feet on: October 10, 2013 (Commission);
November 12 2013 (City Council)
D. Applicant posted notice on site by: October 28, 2013 (Commission); November 21 2013 (CitX
Council
VI. LAND USE
A. Existing Land Use(s): This site consists of undeveloped land that is zoned C-C and TN-R.
B. Character of Surrounding Area and Adjacent Land Use and Zoning: Single-family residential
properties exist to the south of this site, zoned R-4; rural residential/agricultural properties exist to
the west and east; commercial uses exist to the east, zoned C-C; and industrial uses, zoned I-L
exist across W. Franklin Road to the north of the site.
C. History of Previous Actions:
• In 2006, this property received the following approvals:
- Annexation and Zoning (AZ-OS-056) of 10.15 acres with a C-C zoning district and 6.08
acres with a TN-R zoning district under the name of Hark's Canyon Creek Subdivision.
A development agreement was approved as a provision of the annexation, recorded as
Instrument No. l 06180812;
- Conditional Use Permit (CUP-OS-051) for a mixed use development within 300 feet of a
residential district;
Twelve Oaks Sub PFP- 13-001
- Preliminary Plat (PP-OS-058) consisting of 29 single-family residential building lots, 7
commercial building lots and 8 common/other lots;
- Alternative Compliance (ALT-06-004) to UDC 1 I-2B-3 which requires a 25-foot wide
landscape buffer to residential uses in the C-G zoning district to allow a reduced buffer
width; and
- Modification to the pending approved development agreement (MI-06-006) to allow
temporary construction fencing between Lot 5, Block 3 and Lot 19, Block 3, rather than
permanent fencing, to limit public access to the Ten Mile Creek during construction.
• In 2007, this properly received the following approvals:
- Private street (PS-07-006) approval of two streets within the subdivision; and
- Final Plat (FP-07-017) consisting of 29 townhome building lots, 7 commercial building
lots and 8 common/other lots on 6.29 acres of land in the TN-R and C-C zoning districts.
• In 2008, an 18 month time extension (TE-08-004) on the preliminary plat was approved to
obtain the City Engineer's signature on a final plat.
• In 2010, another time extension (TE-] 0-030) on the preliminary plat, for two years, was
approved to obtain the City Engineer's signature on a final plat, which expired on October 25,
2012. A final plat was not signed by the City Engineer and another time extension was not
requested within the time period allowed under the time extension; therefore, the preliminary
plat expired.
• In May 2013, a modification to the development agreement (MDA-13-008) was approved to
update the development plan for the site with a new concept plan for a mixed use
development. The amendment was recorded as Instrument No. 113103818.
D. Utilities:
1. Public Works:
Location of sewer: A new sanitary sewer main intended to provide service to this area
was installed in Franklin Road up to the west property line. Applicant will be meeting
with Public Works staff on 11 /4/13 to determine routing to provide service to the subject
site.
b. Location of water: Water is currently installed in Franklin Road.
c. Issues or concerns: Property is not currently serviceable with sanitary sewer, however the
applicant will be working out service with the Public works Department prior to this
application being heard by the City Council.
E. Physical Features:
l . Canals/Ditches Irrigation: There is an irrigation ditch that runs along the northern portion of
the west property boundary and along the western portion of the north property boundary.
Hazards: There are no known hazards that exist on this property.
3. Flood Plain: This property is located within flood zone "X".
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is located within the area governed by the Ten Mile Specific Area Plan (TMISAP). The
portion of the subject property that fronts on W. Franklin Road is designated Mixed Use -
Commercial (MU-C) (3.9+/- acres) and the southern portion of the site is designated Medium High
Twelve Oaks Sub PFP-13-001
Density Residential (MHDR) (5.5+/- acres) on the Comprehensive Plan Future Land Use Map
(FLUM).
The purpose of the MU-C designation is to encourage the development of a mixttiire of office, retail,
recreational, employment and other miscellaneous uses with supporting multi-family or single-family
attached residential uses. This designation requires developments to integrate the three major use
categories -residential, commercial, and employment. (See page 3-9 of the TMISAP for more
information.)
Locations designated for MHDR uses are recommended primarily for relatively dense multi-family
housing types, such as row houses, townhouses, condominiums and apartment buildings and
complexes. These areas should include a mix of housing types that achieve an overall average density
target of 12 dwelling units per gross acre. (See pages 3-6 and 3-7 of the TMISAP for more
information.)
The concephial development plan included in the development agreement and in Exhibit A.2 for this
property depicts a mix of commercial and residential uses consisting ofmulti-family (40+/- units); a
residential care facility (35 +/0 units); single-family (12-15 Lmits); and 4 commercial pads with a
central open space area containing a pond, consistent with the MU-C and MHDR designations, the
TMISAP and the C-C and TN-R zones.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the future use of this property (staff analysis in italics):
• "Require that development projects have planned for the provision of all public services."
(6.02.01 B)
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian currently provides arld will continue to provide municipal
services to the subject property in the following manner:
- Water service is provided to the property.
- Sanitary sewer is not available to provide service to the property until such time as applicant
and Public Works staff determines serviceability options.
- The lands are serviced by the Meridian Fire Department (MFD).
- The lands are serviced by the Meridian Police Department (MPD).
- The roadway adjacent to the subject land is currently owned and maintained by the Ada
County Highway District (ACHD). This service will not change.
- The subject land is currently serviced by the Meridian School District No. 2. This service will
not change.
- The subject land is currently serviced by the Meridian Library District. This service will not
change.
Municipal, fee-supported, services except for sanitary sewer, are being provided or will be
provided by the Meridian Building Department, Public Works Department, Water Department,
Wastewater Department, Planning Division, Utility Billing Services, and Repr~blic Services.
• "Reduce the number of existing access points onto arterial streets by using methods such as cross-
access agreements, access management, and frontage/backage roads." (3.03.02N)
Council approved two access points for the proposed subdivision via W. Franklin Road Staff
recorrmzends with this application that across-access/ingress-egress easement be granted to the
property to the east in accord with UDC 11-3A-3.
"Plan for a variety of commercial and retail opportunities within the Area of City impact."
(3.OS.O1J)
Twelve Oaks Sub PFP-13-001 4
A variety of commercial and residential uses are proposed on this site per the conceptual
development plan included in the development agreement and in Exhibit A.2.
VIII. UNIFIED DEVELOPMENT CODE
A. Purpose Statement of Zoning Districts:
The purpose of the commercial districts is to provide for the retail and service needs of the
community in accordance with the Meridian comprehensive plan. Six (6) districts are designated
which differ in the size and scale of commercial structures accommodated in the district, the scale
and mix of allowed commercial uses, and the location of the district in proximity to streets and
highways.
The purpose of the traditional neighborhood residential (TN-R) district is to provide for a variety
of residential land uses including attached and detached single-family residential, duplex,
townhouse and multi-family. A TN-R district includes open spaces and promotes pedestrian
activity through well designed and varied streetscapes that also provide for the safe and efficient
movement of vehicular traffic. Most dwelling units should be accessed by alleys. The maximum
density of the TN-R district is 15 units per acre with a minimum of 8 units per acre. (See UDC
11-2D-1 for more information.)
B. Schedule of Use: Unified Development Code (UDC) Table 1 1-2B-2 lists the permitted,
accessory, conditional, and prohibited uses in the C-C zoning district. UDC Table 11-2D-2 lists
the permitted, accessory, conditional, and prohibited uses in the TN-R zoning district. No new
uses are proposed with this application.
C. Dimensional Standards: The dimensional standards listed in UDC Table 11-2B-3 for the C-C
zoning district and UDC Table 1 ] -2D-6 for the TN-R zoning district applies to development of
this site.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
PRELIMINARY/FINAL PLAT: The proposed preliminary/final plat consists of 2 building lots on
9.43 acres of land in the C-C and TN-R zoning districts. The plat will subdivide one parcel into
two lots, which the applicant intends to fu--ther subdivide in the firture. This plat will divide the
majority of the commercial property from the residential property.
After recordation of the subject final plat, the applicant intends to submit a short plat application
to re-subdivide Lot 1 into four lots for commercial pad sites; and eventually submit a new
preliminary plat to re-subdivide Lot 2 for the development of a residential care facility, an
apartment complex, and single-family residential lots.
Note: The proposed lot boundaries are not consistent with the zoning district boundaries.
However, they are consistent with the conceptual development plan included in Exhibit A.2 for
the "centre commercial "approved with MDA-13-008; and the C-C coned property along the east
boundary of the site that is outside of Lot 1 consists of the area where the pond exists. Per the
concept plan, all of the structures in the commercial portion of the plat will be located within the
C-C district on Lot 1 and won 't encroach into the TN-R zoned area. For this reason, staff does
not feel a rezone is necessary at this time to clean up the zoning boamdary in relation to the lot
boundaries.
Dimensional Standards (LJDC Table 11-2B-3): The proposed lots in the preliminary and final
plat comply with the dimensional standards of the C-C district listed in UDC Table 11-2B-3 and
Twelve Oaks Sub PFP-13-001
for the TN-R district listed in Table 11-2D-6. Future development is also required to comply with
these standards. There are no existing strictures on this property.
Water & Sewer Service: City water service exists in W. Franklin Road and is available to be
extended to the site by the developer. Sanitary sewer service is not available to provide service to
the property until such time as applicant and Public Works staff determines serviceability options.
Access: With approval of MDA-l 3-008, Council approved two access points via W. Franklin
Road for this site as shown on the concept plan included in Exhibit A.2.
A cross-access/ingress-egress easement is required to be provided internally within the
subdivision as well as to the adjoining property (Parcel #88956000010) to the east and to the
west (Parcel #51214120631 & #S1214121120). Said easements shall be depicted and/or noted on
the face of the recorded final plat in accord with the provisions of UDC I 1-3A-3A2.
Landscaping: UDC Tables 11-2B-3 and 11-2D-6 requires a 25-foot wide landscape buffer to be
provided adjacent to W. Franklin Road, an arterial street, in accord with the standards listed in
UDC I 1-3B-7C. A street buffer easement is depicted on the proposed plat; staff recommends the
width of the buffer also be depicted measured from the back of the curb. Landscaping within the
street buffer complies with the aforementioned standards.
A 25-foot wide landscape buffer is required to be provided on C-C zoned property that is adjacent
to residential uses. This buffer will be required to be shown on the site/landscape plans submitted
with future Certificate of Zoning Compliance applications and constructed with development of
the lots.
Sidewalks: A detached sidewalk was recently constructed along W. Franklin Road on this site
with the road widening project in accord with UDC 11-3A-17.
Waterways: The Vaughan Lateral runs along the northern portion of the west boundary of the
site and is required to be piped in accord with UDC 11-3A-6.
Pathways: Amulti-use pathway is required to be constructed on this site in accord with the
provisions in the development agreement.
Staff recommends approval of the proposed PFP application with the conditions listed in Exhibit
B of the staff report.
X. EXHIBITS
A. Drawings
1. Vicinity Map
2. Conceptual Development Plan Approved with MDA-13-008
3. Preliminary Plat (dated: 8/9/l3)
4. Final Plat (dated: 9/18/13)
5. Landscape Plan (dated: 8/23/13)
B. Agency Comments/Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
Twelve Oaks Sub PFP-13-001 6
5. Sanitary Service Company
6. Ada County Highway District
7. Parks Department
C. Required Findings from Unified Development Code
Twelve Oaks Sub PFP-13-001
Exhibit A.1: Vicinity Map
Twelve Oaks Sub PFP-13-001
Exhibit A.2: Conceptual Development Plan Approved with MDA-13-008
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Planting Schetlule
Exhibit B: Agency Comments/Conditions of Approval
1. PLANNING DEPARTMENT
1.1 Site Specific Conditions of Approval
1. ] .1 Across-access/ingress-egress easement is required to be provided internally within the
subdivision as well as to the adjoining properties to the east (Parcel #88956000010) and west
(Parcel #51214120631 & #51214121 l20). Said easements shall be depicted and/or noted on
the face of the recorded final plat in accord with the provisions of UDC 11-3A-3A2.
1.1.2 Notes #6 and #7 on the face of the final plat shall be completed.
1.1.3 Low pressure sodium lighting shall be prohibited as an exterior lighting source on the
site.
1.1.4 The width of the landscape easement (measured from the back of curb) along W. Franklin
Road shall be depicted on the final plat.
1.1.5 No building permits shall be granted for this site until such time as sanitary sewer and water
service is provided by the applicant to each lot.
1.1.6 The Vaughan Lateral runs along the northern portion of the west boundary of the site and is
required to be piped in accord with UDC 11-3A-6.
1.2 Ongoing Conditions of Approval
1.2.1 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 Process Conditions of Approval
1.3.1 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.
1.3.2 The applicant shall obtain the City Engineer's signature on a final plat within two years of the
approval of this combined preliminary/final plat as set forth in UDC 11-6B-7A.
1.3.3 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 of approval of the
preliminary/final plat or 2) gain approval of a time extension as set forth in UDC 1 l -6B-7.
1.4 General Conditions of Approval
1.4.1 Comply with all bulk, use, and development standards of the applicable district listed in UDC
Chapter 2 District regulations.
1.4.2 Comply with all provisions of 11-3A-3 with regard to access to streets.
] .4.3 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as
set forth in UDC 11-3A-6.
1.4.4 Install lighting consistent with the provisions as set forth in UDC 11-3A-11.
1.4.5 Provide a pressurized irrigation system consistent with the standards as set forth in UDC l 1-
3A-15, UDC 11-3B-6 and MCC 9-1-28.
Twelve Oaks Sub PFP-13-001 14
1.4.6 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and l 1-3B-SJ.
1.4.7 Construct the required landscape buffer consistent with the standards as set forth in UDC 11-
3B-7C.
1.4.8 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.
1.4.9 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.
1.4.10 Construct all required landscape areas used for storm water integration consistent with the
standards as set forth in UDC 1 1-3B-11 C.
1.4.11 Comply with all provisions of UDC I 1-3A-3 with regard to maintaining the clear vision
triangle.
2. PUBLIC WORKS DEPARTMENT
2.1 Site Specific Condition of Approval
2.1.1 City water service exists in W. Franklin Road and is available to be extended to the site by
the developer. Sanitary sewer service is not available to provide service to the property until
such time as applicant and Public Works staff determines serviceability options. No building
permits shall be granted for this site until such time as sanitary sewer and water service is
provided by the applicant to each lot.
2.2 General conditions of Approval
2.2.1 The applicant shall install sewer mains to and through this subdivision; applicant shall
coordinate main size and routing with the Public Works Department, and execute standard
forms of easements for any mains that are required to provide service outside of a public
right-of--way. Minimlun 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.
2.2.2 Domestic water mains to provide service to this development will be from an extension of the
existing mains in W. Franklin Road. Per Meridian City Code, the applicant shall be
responsible to install water mains to and through this development.
2.2.3 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant shall be required to use any existing surface
or well water for the primary source. If a surface or well source is not available, asingle-
point connection to the culinary water system shall be required. If a single-point connection is
utilized, the developer will be responsible for the payment of assessments for the common
areas prior to development plan approval.
2.2.4 Any existing structures that are required to be removed shall be removed prior to signature on
the final plat by the City Engineer.
2.2.5 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 development plan
approval.
Twelve Oaks Sub PFP-13-001 15
2.2.6 Any existing domestic wells within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9 4 8. Contact the City of Meridian Engineering
Department at (208)898-5500 for inspections of disconnection of services. Wells may be used
for non-domestic purposes such as landscape irrigation if approved by Idaho Department of
Water Resources Contact Robert B. Whitney at (208)334-2190.
2.2.7 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.
2.2.8 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.
2.2.9 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.
2.2.10 All development improvements, including but not limited to sewer, water, fencing, micro-
paths, pressurized irrigation and landscaping shall be installed and approved prior to
obtaining certificates of occupancy.
2.2.1 ] 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.
2.2.12 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.
2.2.13 Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
2.2.14 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.2.15 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.
2.2.16 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.
2.2.17 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.
2.2.18 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.
2.2.19 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public
roadways per t11e 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, comers, cul-de-sacs, and at a spacing that
Twelve Oaks Sub PFP-13-001 16
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.
2.2.21 The City of Meridian requires that the owner post to the City a performance surety in the
amount of 125% of the total construction cost for all incomplete sewer, water and reuse
infrastructure prior to final plat signature. This surety will be verified by a line item cost
estimate provided by the owner to the City. The surety can be posted in the form of an
irrevocable letter of credit, cash deposit or bond. Please contact Land Development Service
for more information at 887-2211.
2.2.22 The City of Meridian requires that the owner post to the City a warranty surety in the amount
of 20% of the total construction cost for all completed sewer, water and reuse infrastructure
for duration of two years. This surety will be verified by a line item cost estimate provided by
the owner to the City. The surety can be posted in the form of an irrevocable letter of credit,
cash deposit or bond. Please contact Land Development Service for more information at 887-
2211.
2.2.23 The applicant shall provide easement(s) for all public water/sewer mains outside of public
right of way (include all water services and hydrants). 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 plat, but 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 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.
2.2.24 Applicant shall be responsible for application and compliance with and NPDES permitting
that may be required by the Environmental Protection Agency.
3. FIRE DEPARTMENT
3.1 The Fire Department has no concerns with the proposed plat.
4. POLICE DEPARTMENT
4.1 No comments were received from the Police Department on this application.
5. REPUBLIC SERVICES
5.1 Republic Services had no comments related to this application.
6. PARKS DEPARTMENT
6.1 The Parks Department did not submit comments on this application. See the development
agreement modification approved with MDA-13-008 for pathway requirements on this site.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 Site Specific Conditions of Approval
7.1.1 Cross access between the two lots shall be noted on the final plat, exact location to be
determined with future detailed development applications.
Twelve Oaks Sub PFP-13-001 1~
7.1.2 The existing driveway locations are approved with this application only and will be reviewed
in the future with detailed development applications.
7. ] .3 Payment of impacts fees are due prior to issuance of a building permit.
7.1.4 Comply with all Standard Conditions of Approval.
7.2 Standard Conditions of Approval
7.2.1 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 rovide
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 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--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 fiill business
days prior to breaking ground within ACHD right-of--way. The applicant shall contact
ACHD Traffic Operations 387-6190 in the event any ACRD 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.
7.2.1 ] 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 firture, 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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Exhibit C: Required Findings from Unified Development Code
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. 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 can be made available to the subject property. (See
Exhibit B of the Staff Report for more details from public service providers.)
c. The plat is in conformance with scheduled public improvements in accord with the City's
capital improvement program;
Because City water and sewer service along with any other necessary 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, ACHD, 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. ACHD 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.
Twelve Oaks Sub PFP-13-001 lg