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Staff Report PZItem #4C: Summerwood Subdivision (PP-13.043) Application(s): - Preliminary Plat Size of property, existing zoning, and location: This site consists of 10 acres land currently zoned R-4 that is located at 4202 and 4052 W. Daphne Street. Adjacent Land Use & Zoning: North & East: Agricultural land (future residential, Bridgetower Estates Sub), zoned R-4 South & West: Rural residential properties, zoned RUT in Ada County History: This property is currently platted as Lots 6 & 7, Block 2 in the Black Cat Estates Sub. No. 2 (A preliminary plaf for Prato Villas was approved in 2006 but has since expired.) Summary of Request: The applicant requests approval of a preliminary plat consisting of 30 building lots and 3 common/other lots on 10 acres of land in the R-4 zoning district. The plat is proposed to develop in 2 phases as shown. The minimum lot size proposed is 8,030 s.f. wlan average lot size of 8,500 s.f. The minimum living area of proposed dwelling units is required to be1,400 square feet (s.f.). The gross density is 3 dwelling units per acre consistent with the LDR FLUM designation (3 d.u./acre or less). There are 2 existing homes & a bam on the site. The home located in phase 2 & the bam located in phase 1 are proposed to be removed; the home in phase 1 is proposed to be moved to a future lot in the subdivision. The primary access for this subdivision is at the south property boundary via W. Daphne Street. A secondary access is planned at the NE boundary of the site to connect to a future street in Bridgetower Estates Subdivision which is currently under construction. A stub street is proposed at the NW boundary for future connection & interconnectivity upon redevelopment of the parcel to the west. The plat depicts 1.1 acres (or 10.1 %) of qualified open space consisting of a large open common area (0.74 acre) & parkways along internal local streets; and a barbeque, benches & a gazebo as quality of life amenities consistent with UDC requirements. A 6' tall privacy fence is depicted on the LP along the perimeter boundary of the subdivision; all fencing should comply wl UDC standards. The Scribbner Lateral & East Drain crosses the NWC of this site. These waterways are proposed to be relocated along the south & west property boundaries within a 35' wide easement. The waterways should be piped in accord with UDC requirements. An encroachment agreement is required to be obtained for the lots that encroach within the irrigation easement. Comprehensive Plan FLUM Designation: LDR Written Testimony: Sabrina Durtschi (in agreement wlstaff report) Staff Recommendation: Approval w/conditions Notes: STAFF REPORT Hearing Date: March 6, 2014 TO: Planning & Zoning Commission FROM: Sonya Wafters, Associate City Planner 208-884-5533 SUBJECT: PP-13-043 - Summerwood Subdivision E IDIAN~-- IDAHO I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Kent Pintus, has applied for a preliminary plat (PP) consisting of 30 single family residential building lots and 3 common other lots on 10 acres of land in an R-4 zoning district for Summerwood 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. III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number PP-13-043, as presented in the staff report for the hearing date of March 6, 2014, with the following modifications: (Add any proposed modifications). Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number PP-13-043, as presented during the hearing on March 6, 2014, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Numbers PP-13-043 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 4202 and 4052 W. Daphne Street, in the SW'/a of Section 27, Township 4 North, Range 1 West. (Parcel #'s: 80982010125 & 80982010150) B. Owner(s): Kent Pintus & Gerald Saxton 362N390E Ivins, UT 84738 C. Applicant: Kent Pintus 362N390E Ivins, UT 84738 Summerwood Sub PP-013-043 PAGE 1 D. Representative: Sabrina Durtschi, Briggs Engineering 1800 W. Overland Road Boise, Idaho 83705 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. B. Newspaper notifications published on: February 17, and March 3, 2014 C. Notices mailed to subject property owners on: February 7, 2014 D. Applicant posted notice on site(s) on: February 20, 2014 VI. LAND USE A. Existing Land Use(s) and Zoning: There is an existing residential home one each of the subject parcels, zoned R-4. B. Character of Surrounding Area and Adjacent Land Use and Zoning: 1. North: Agricultural land (future residential), zoned R-4 2. East: Agricultural land (future residential, Bridgetower Estates Sub. 1), zoned R-4 3. South: Rural residential properties, zoned RUT in Ada County 4. West: Rural residential properties, zoned RUT in Ada County C. History of Previous Actions: • In 1972, a final plat was recorded that included the subject property as Lots 6 and 7, Block 2, Black Cat Estates No. 2 • In 2006, the subject property was annexed (AZ-06-022) and zoned R-4; and a preliminary plat (PP-06-022) was approved for Prato Villas subdivision. A development agreement was required as a provision of annexation, recorded as Instrument No. 108087854. • In 2008, the Director approved an 18 month time extension (TE-08-012) on the preliminary plat in order to obtain the City Engineer's signature on a final plat. The preliminary plat later expired. D. Utilities: 1. Location of sewer: The sanitary sewer main intended to provide service to this development is currently under construction in W. Wapoot Street as part of the Bridgetower Estates Subdivision No. 1. 2. Location of water: The domestic water main intended to provide service to this development is currently under construction in W. Wapoot Street as part of the Bridgetower Estates Subdivision No. 1. 3. Issues or concerns: Sanitary sewer and domestic water service to this development is contingent upon the completion and acceptance of the utilities being installed as part of the Summerwood Sub PP-013-043 PAGE 2 Bridgetower Estates Subdivision No. 1, including the installation of the Water Pressure Reducing Station (PRV) in McMillan Road. E. Physical Features: 1. Canals/Ditches Irrigation: The Scribner Lateral and the East Drain run across the southwest corner of this site. 2. Hazards: Staff is not aware of any hazards that exist on this property. 3. Flood Plain: This property does not lie within a floodplain or floodway. VII. COMPREHENSIVE PLAN POLICIES AND GOALS This property is designated "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 gross densities of three dwelling units or less per acre. This site is currently zoned R-4. The applicant proposes to develop the site with 30 single-family homes at a gross density of 3.01 dwelling units (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." (3.07.01 E) 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. The land to the north and east is proposed to develop at a slightly higher medium density while the existing properties to the south and west are a lower rural residential density. • "Require new residential development to meet development standards regarding landscaping, signage, fences and walls, etc." (3.05.0X) All common area landscaping and site amenities are required to comply with the standards listed in UDC 11-3B and I1-3G-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 1.10 acres (or I1 % 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." Summerwood Sub PP-013-043 PAGE 3 Water and sewer services can be reasonably 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-2 lists the principal permitted (P), accessory (A), conditional (C), and prohibited (-) uses in the R-4 zoning district. Any use not explicitly listed, or listed as a prohibited use is prohibited. The proposed use of the property for single-family detached 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. 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: Preliminary Plat The proposed plat consists of 30 building lots and 3 common/other lots on 10 acres of land in the R-4 zoning district. The plat is proposed to develop in two phases as shown in Exhibit A.2. The minimum lot size proposed is 8,030 square feet (s.f.) with the average lot size being 8,500 s.f. The minimum living area of proposed dwelling units is required to be1,400 square feet (s.f.). The gross density is 3 dwelling units per acre consistent with the LDR FLUM designation (see Section VII above). 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 and found it to comply with the minimum standards. Existing Structures: There are two existing homes and a barn on the site. The home located in phase 2 and the barn located in phase 1 are proposed to be removed; the home in phase 1 is proposed to be moved to a future lot in the subdivision. The existing structures should be removed or relocated as applicable prior to signature by the City Engineer on the final plat in which they are located. Utilities: Street lighting is required to be installed within the development in accord with the City's adopted standards, specifications and ordinances. All development is required to connect to the City water and sewer system unless otherwise approved by the City Engineer in accord with UDC 11-3A-21. At the time this property was annexed into the City, sewer and water services were not available; therefore, the existing homes were not connected. Summerwood Sub PP-013-043 PAGE 4 Pressurized Irrigation (PI): An underground PI system is required to be provided to each lot in the subdivision as proposed in accord with UDC 11-3A-15. Storm Drainage: A storm drainage system is required for the development in accord with the City's adopted standards, specifications and ordinances. Design and construction shall follow best management practice as adopted by the City in accord with UDC 11-3A-18. Access: The primary access for this subdivision is at the south property boundary via W. Daphne Street. A secondary access is planned at the northeast boundary of the site to connect to a future street in Bridgetower Estates Subdivision. A stub street is proposed at the northwest boundary for future connection and interconnectivity upon redevelopment of the parcel to the west. Pathway: The Master Pathways Plan does not depict a segment of the City's regional pathway on this site. There is an internal pathway planned within the common area on Lot 7, Block 3 for pedestrian access to the picnic area and gazebo. Sidewalks/Parkways: A 5-foot wide attached sidewalk is proposed around the perimeter of Block 3 and along W. Daphne Street; and an 8-foot wide parkway and 4-foot wide detached sidewalk is proposed along the remaining internal streets in accord with UDC 11-3A-17. Landscaping: A landscape plan was submitted with this application as shown in Exhibit A.3. Common area landscaping is required in accord with UDC 11-3G-3E; the proposed plan complies with the minimum requirements. 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 10 acres; therefore, a minimum of 1 acre of qualified open space is required to be provided. The plat depicts 1.1 acres of qualified open space consisting of a large (0.74 acre) open common area and parkways along internal local streets, consistent with this requirement. In accord with UDC 11-3G-3A.2, a minimum of one site amenity is required to be provided with this development as defined in UDC 11-3G-3C. The applicant proposes a barbeque, benches and a gazebo as quality of life amenities in compliance with this requirement. A detail of the gazebo should be submitted with the final plat application. Tree Mitigation: The landscape plan states there are a total of 186 caliper inches (c.i.) of trees on the site that are proposed to be removed; 66 c.i. of which are dying or hazardous and don't require mitigation; and 120 c.i. that require mitigation. The applicant should contact Elroy Huff, City Arborist, at 888-3579 to schedule an appointment to confirm mitigation requirements prior to removal of any trees on the site. Fencing: A 6-foot tall privacy fence is proposed along the perimeter boundary of the subdivision as depicted on the landscape plan; all fencing should comply with the standards listed in UDC 11- 3A-7. Fencing adjacent to all pathways and common open space areas shall comply with the standards listed in UDC 11-3A-7A. The fencing surrounding Lot 7, Block 3 (common lot) should be restricted to 4 feet in height if solid fencing is proposed or 6 feet if open vision material is used in accord with UDC 11-3A-7A.7. Waterways: The Scribbner Lateral and East Drain cross the northwest corner of this site. These waterways are proposed to be relocated along the south and west property boundaries within a 35-foot wide easement. The waterways should be piped in accord with UDC 11-3A-6A. An encroachment agreement is required to be obtained for the lots that encroach within the irrigation easement; if an encroachment agreement can't be obtained, a common lot should be provided for the easement. Summerwood Sub PP-013-043 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: 1/27/14) 3. Proposed Landscape Plan (dated: 2/3/14) B. Agency & Department Comments/Conditions C. Required Findings from Unified Development Code Summerwood Sub PP-013-043 PAGE 6 A. Drawings ~. Vicinity Map Page 1 C~hibit A 2. Proposed Preliminary Plat (dated: 1/27/14) I ___ - ----_ ~' I Phase 1 I i - --- I I i I R~ .....~._~.____....,...L._.._.__.....~ Via.- ...__ _ .. 'nrr•t_ "' ~ ~: Y ~ ~ \_ I i ~ ' ,- - ~ - - ti - -- ~ •- I ~' ~+iwioJZS ~ .~:~ ~ 3 ~i~ ` .,~ y _ ~~ ~ I Y 9JUC Go [4NK A9 }3 _ _' i a 1- .~~, a i. ~I6YMI7GJOJk~ ~ . s ~-- I ~. 1 R<R ~ .,' ~ O • , .~. ;~ ~,,. I~ `w -.~ _ ~~~, ~ti_,. ~. I ~ `, , ~ ~ l ~l Phase 2 ~ / f~ ,...I ~_ mac ___________a____~_,~ I ~ 1 } ~~i I 1 I F 7/plPStb'briSiEL ' ~~ AIW MQN( I AypR10IJ9 ~ ~ .9hQ i ~! ~ i i !!d tlf 006 Sib /t i 1 ~__.. .. _ ~ ~ ~ RUf .~. ~~~_ . 1 ~ ~_ - .... 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J. ~IIYYLRIN10m MNINL6YWi "'eli'`.«rN°..~ ""'~i.'~ss'~`~R'l'~ {uw.".~iC ~~iro~ "~ 5 ~DMNYI ~.bT)RRlIiiMAllfpglYl~s~` ~~KpC'p,,~nRO\^M'1 M*yL,~E~MY[M wMRltw ~. v1eR~~fi4F ~6 ~~ ~~Y i MUefYLMKNYb bflCll MSd FMISI?WO ,~ ,.,rr.a~srr ......a.rwu -s~.~we'uar s InGff/AA[~ ~~~ © O M1M110 ~Y MYN1111 W Y~wVKffBl< M MCK GF WL - f171') eua~ as tsrm we ~nw,osgx,Ce~ o ,roxwrorm RN ---,.vows sra~- d7AR1' /9171pX E RA7 SUMMERWOOD SUBDIVISION MERIDIAN, IDAHO ~~ (4iRM~~OFYa MW I~iq LLnpV wNW a,saruuraaa- • ' OQ ~ ~.~ ,~ (~~{. ~ ~ ~ ~~~ ~~ ~~ ~.. ~~ ~~~ 11bmn11 ~e!f~~--- aYY~L1Yib IMrtw1 ~ LoM -~.-f 1Wat~~ 1M rn-c~u. awe sa~nori ' ,, G,. ~.. f~ A~M~III~\~L © ~a~r^ ,~r,~iaan .. .s wir.~ ~ .,...... .w-. r rwwvwr ~, awr >S4.mC Exhibit A Page 2 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 1.1 acres (or 10.1 %) of qualified open space as depicted on the plat and landscape plan attached in Exhibit A in accord with UDC 11-3G-3B. 1.1.3 The applicant shall provide a barbeque, benches and a gazebo on the site as amenities in accord with UDC 11-3G-3C as shown on the landscape plan. 1.1.4 The landscape plan submitted with the final plat shall be revised as follows: a. The fencing along the rear of Lots 1, 2, 3, 5, and 6, Block 3 adjacent to the common area shall be reduced to 4 feet in height if solid material is used; or, a 6-foot tall fence is allowed if open vision material is used, per UDC 11-3A-7A.7. 1.1.5 The applicant shall submit a detail of the proposed gazebo with the final plat application. 1.1.6 The existing structures should be removed or relocated as applicable prior to signature by the City Engineer on the final plat in which they are located. 1.1.7 An encroachment agreement is required to be obtained for the lots that encroach within the 35- foot wide irrigation easement along the south and west boundaries of the subdivision; if an encroachment agreement cannot be obtained, a common lot shall be provided for the easement. A copy of the recorded easement shall be submitted with the final plat application. 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-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 and/or drainage courses, as set forth in UDC 11-3A-6. The existing waterways on the site shall be piped. 1.2.5 Construct the pathway and adjoining fencing and landscaping consistent with the standards as set forth in UDC 11-3A-7A7 and 11-3B-12C respectively. 1.2.6 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A- 15, UDC 11-3B-6 and MCC 9-1-28. 1.2.7 Comply with the sidewalk standards as set forth in UDC 11-3A-17. 1.2.8 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-SJ. 1.2.9 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3C-6 for single-family dwellings. 1.2.10 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B- 7C. -2- 1.2.11 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B- 11C. 1.2.12 Construct all parkways consistent with the standards as set forth in UDC 11-3A-17E, 11-3G-3B5 and 11-3B-7C. 1.2.13 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. 1.2.14 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. 1.2.16 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle. 1.3 Ongoing Conditions of Approval 1.3.1 The applicant and/or assigns 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-06-022, Development Agreement Instrument No. 108087854). 1.3.4 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the area. 1.3.5 The applicant shall have an ongoing obligation to maintain all pathways. 1.3.6 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set forth in UDC 11-3A-11. 1.3.7 The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping and constructed features within the clear vision 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. -3- 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) gain approval of a time extension as set forth in UDC 11-6B-7. 1.4.6 Upon installation of the landscaping and prior to inspection by Planning Department staff, the applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A. 2. PUBLIC WORKS DEPARTMENT 2.1 Site Specific Conditions of Approval 2.1.1 The applicant shall be responsible for the construction of water and sewer mains from their current points of terminus to and through the proposed development. Sanitary sewer and domestic water service to this development is contingent upon the completion and acceptance of the utilities being installed as part of the Bridgetower Estates Subdivision No. 1, including the installation of the Water Pressure Reducing (PRV) Station in McMillan Road. 2.1.2 The applicant shall be responsible to construct an 8-inch diameter water main along the development's frontage in W. Daphne Street. 2.2 General Conditions of Approval 2.2.1 Applicant shall coordinate water and sewer 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. 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. 2.2.2 Per Meridian City Code, the applicant shall be responsible to install sewer and water mains to and through this development. 2.2.3 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. 2.2.4 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 prior to receiving development plan approval. 2.2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. 2.2.6 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6. Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association (ditch owners), with written approval or non-approval submitted to the Public Works Department. -4- 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. 2.2.7 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 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. 2.2.8 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. 2.2.9 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. 2.2.10 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. 2.2.11 All development improvements, including but not limited to sewer and water, fencing, micro- paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 2.2.12 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. 2.2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.2.17 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. 2.2.18 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. 2.2.19 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 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. 2.2.20 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. 2.2.21 100 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 -5- 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. 2.2.22 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. 2.2.23 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 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 the site design submitted with the application. 4. FIRE DEPARTMENT 4.1 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in accordance with International Fire Code Section (IFC) 508.5.4 as follows: a. Fire hydrants shall have the 4 '/z" 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 %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 existing buildings within 1,000 feet of the project. 4.2 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. 4.3 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth in International Fire Code Section 304.1.2. 4.4 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. 4.5 Operational fire hydrants, temporary or permanent street signs, and access roads with an all-weather surface are required to be installed before combustible construction material is brought onto the site, as set forth in International Fire Code Section (IFC) 501.4 and Meridian amendment to IFC 10-4-2J. 4.6 The applicant shall work with Public Works and Planning Department staffto provide an address identification plan and a sign which meets the requirements of the City of Meridian sign ordinance and is placed in a position that is plainly legible and visible from the street or road fronting the property, as set forth in International Fire Code Section 505.1. -6- 5. REPUBLIC SERVICES 5.1 Republic Services has no comments on this application. 6. PARKS DEPARTMENT 6.1 The applicant shall contact Elroy Huff, City Arborist, at 208-888-3579 to schedule an appointment to inspect the existing trees on the site to determine mitigation requirements. 7. ADA COUNTY HIGHWAY DISTRICT Comments have not yet been received from ACHD on this application. -7- 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; Staff finds that the proposed plat is in substantial compliance with the adopted Comprehensive Plan in regard to land use, transportation, and circulation. Please see Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for more information. b. Public services are available or can be made available and are adequate to accommodate the proposed development; Staff finds that City water and sewer services will be provided to the subject property upon the completion and acceptance of the utilities being installed as part of the Bridgetower Estates Subdivision No. 1, including the installation of the Water Pressure Reducing Station (PRV) in McMillan Road. (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, Staff 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; Staff recommends the Commission and Council rely upon comments from the public service providers (i.e., Police, Fire, ACRD, etc.) to determine this finding. (See Exhibit B for more detail.) e. The development will not be detrimental to the public health, safety or general welfare; and Staff is not aware of any health, safety, or environmental problems associated with the platting of this property that should be brought to the Commission or Council's attention. ACRD considers road safety issues in their analysis. Staff recommends that the Commission and Council consider any public testimony that may be presented to when determining whether or not the proposed subdivision may cause health, safety or environmental problems of which Staff is unaware. -g-