PZ - Staff Report1
Charlene Way
From:Sonya Allen
Sent:Wednesday, February 14, 2018 3:14 PM
To:Barbara Shiffer; C.Jay Coles; Charlene Way; Christopher Johnson
Cc:Shari Stiles; Becky McKay; Ross Erickson; Kimberly Warren; Bruce Freckleton
Subject:Oaks West Subdivision - CPAM, MDA, RZ, PP H-2017-0170 Staff Report for 2/15
Commission Hearing
Attachments:Oaks West Subdivision - CPAM MDA RZ PP H-2017-0170 Staff Recommendation to
Commission.pdf
Importance:High
Attached is the staff report for the proposed Oaks West application. This item is scheduled to be on the
Commission agenda on February 15 th . The public hearing will be held at City Hall, 33 E. Broadway Avenue,
beginning at 6:00 pm. Please call or e-mail with any questions.
Becky - Please submit any written response you may have to the staff report to the City Clerk’s office
(cjcoles@meridiancity.org , cway@meridiancity.org , cjohnson@meridiancity.org , bshiffer@meridiancity.org
and myself (e-mail or fax) as soon as possible.
P.S. MANY apologies to everyone for the lateness of this report.
Thanks,
Sonya
Oaks West Subdivision – CPAM, MDA, RZ, PP H-2017-0170 PAGE 1
STAFF REPORT
Hearing Date: February 15, 2018
TO: Planning & Zoning Commission
FROM: Sonya Allen, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Oaks West Subdivision – CPAM, MDA, RZ, PP (H-2017-0170)
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, Hayden Homes Idaho, LLC, has submitted an application for the following:
Amendment to the Comprehensive Plan Future Land Use Map (CPAM) to change the land
use designation on 7.25+/- acres of land from Office to Medium Density Residential (MDR);
Development agreement modification (MDA) to amend the conceptual development plan
consistent with the proposed development;
Rezone (RZ) of 5.57 acres of land from the L-O to the R-8 zoning district; and 17.91 acres of
land from the R-15 to the R-8 zoning district; and,
Preliminary plat (PP) consisting of 100 single-family residential building lots, 20 common
lots and 2 other lots for a well & lift station on 30.91 acres of land in the R-8 zoning district.
See Section IX of the staff report for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed AZ, and PP applications; in accord with the conditions of
approval in Exhibit B and the Findings of Fact and Conclusions of Law in Exhibit D. PROPOSED
MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the City
Council of File Number H-2017-0170, as presented in the staff report for the hearing date of February
15, 2018, 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 H-2017-0170, as presented during the hearing on February 15, 2018, for the
following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number H-2017-0170 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 the southeast corner of N. McDermott Rd. and W. McMillan Rd., in the NW
¼ of Section 33, Township 4N., Range 1W.
Oaks West Subdivision – CPAM, MDA, RZ, PP H-2017-0170 PAGE 2
Parcel Number: S0433223010
B. Owner(s):
New Oaks, LLC
5662 Calle Real #254
Goleta, CA 93117
C. Applicant:
Hayden Homes Idaho, LLC
1406 N. Main Street, Suite 109
Meridian, ID 83642
D. Representative:
Becky McKay, Engineering Solutions, LLP
1029 N. Rosario Street, Suite 100
Meridian, Idaho 83642
E. Applicant’s Statement/Justification: Please see applicant’s narrative for this information.
V. PROCESS FACTS
A. The subject application is for an amendment to the Comprehensive Plan Future Land Use Map,
development agreement medication, rezone and preliminary plat. A public hearing is required
before the Planning & Zoning Commission and City Council on all of these applications except
for the development agreement modification, which only requires Council approval, consistent
with Meridian City Code Title 11, Chapter 5.
B. Newspaper notifications published on: January 26, 2018
C. Radius notices mailed to properties within 300 feet on: January 22, 2018
D. Applicant posted notice on site(s) on: February 5, 2018
VI. LAND USE
A. Existing Land Use(s) and Zoning: A City well and lift station exists on a portion of this site; the
remaining area consists of undeveloped agricultural land, zoned R-8, R-15 and L-O.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: Land approved for single-family residential properties in Oaks North Subdivision,
zoned R-4 and R-8
2. East: Single-family residential properties in the development process in Oaks South
Subdivision, zoned R-4 and R-8
3. South: Land approved for single-family residential properties in Aegean Subdivision, zoned
R-4 and R-8
4. West: N. McDermott Road; rural residential property, zoned RUT in Ada County
C. History of Previous Actions:
In 2008, this property was annexed and zoned (AZ-08-004) with the R-8 and R-15 zoning
districts with the Oak Creek (aka The Oaks) development application and included in the
development agreement (Instrument No. 109009629).
In 2013, the then R-8 zoned portion of the site was rezoned to L-O and R-15; and the
northern portion of the then R-15 zoned area was rezoned to R-8 (RZ-13-008). A
Oaks West Subdivision – CPAM, MDA, RZ, PP H-2017-0170 PAGE 3
development agreement modification (MDA-13-015) was approved that replaced the
development agreement (Instrument No. 109009629) recorded for the Oak Creek
development that was recorded as Instrument No. 114030972. The conceptual development
plan approved for this site depicted a Western Ada Recreation District park, fire station,
office and multi-family uses.
The L-O zoning was approved based on Council’s approval of the applicant’s request to
“float” the Office future land use map designation from near the mid-mile on the south side
of McMillan Road to the subject property without an amendment to the FLUM. Medium-
density residential uses were then approved for the former Office designated area.
Since 2013, the Western Ada Recreation District has determined that it’s not in their budget
to develop a park on this site and the City has determined there is not a need for a
neighborhood park in this area. The Fire Department found a better location for a fire
station and no longer needs a fire station on this site.
In 2017, a Certificate of Zoning Compliance and Design Review application (A-2016-0323)
was approved for the construction of a 900 square foot building housing a pump for City
Well #29.
D. Utilities:
1. Public Works:
a. Location of sewer: A sanitary sewer main intended to provide service to the subject site
currently exists in W. Quintale Drive. Service is via a lift station that is located within
this proposed development.
b. Location of water: A water main intended to provide service to the subject site currently
exists in W. Quintale Drive and in W. McMillan Road.
c. Issues or concerns: Applicant shall be responsible for the extension of utilities to and
through the proposed development, including the water mainline extension along the
project frontage in W. McMillan and McDermott Roads.
E. Physical Features:
1. Canals/Ditches Irrigation: There are no major waterways that cross this site. The Five Mile
Creek runs off-site along the south boundary.
2. Hazards: Staff is not aware of any hazards that exist on this property.
3. Flood Plain: A portion of this site along the southern boundary is located within the Meridian
Floodplain Overlay District.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
The Comprehensive Plan Future Land Use Map (FLUM) designates the property that is subject to the
proposed preliminary plat as Medium Density Residential (MDR). The MDR designation allows for
the development of smaller lots for residential purposes within the City limits. Uses may include
single-family homes at gross densities of 3 to 8 dwelling units per acre.
The Comprehensive Plan FLUM designates the property to the east that is subject to the proposed
map amendment as Office (see Exhibit A.2). Office designations provide opportunities for low-
impact business areas. These would include offices, technology and resource centers; ancillary
commercial uses may be considered (particularly within research and development centers or
technological parks).
As noted above in Section VI.C above, when the northeast portion of this property was rezoned to L-
Oaks West Subdivision – CPAM, MDA, RZ, PP H-2017-0170 PAGE 4
O (Limited Office) in 2013, the Council did so based on the applicant’s request to “float” the Office
designation from the east at the mid-mile to the subject property. Subsequently, medium density
single-family residential uses were developed on the former Office designated property. Because no
office uses are now proposed to develop on this site, staff requested the applicant apply for an
amendment to the FLUM to remove the Office designation from the map.
The applicant proposes to develop this 30.91 acre site with 100 single-family residential detached
homes at a gross density of 3.3 dwelling units per acre and a net density of 5.88 units per acre, which
although at the low end, is within the density desired in the MDR designation.
GOALS, OBJECTIVES, & ACTION ITEMS: 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.” (3.07.01E)
Medium density single-family residential detached homes are proposed on this site as
depicted on the preliminary plat in Exhibit A.4; staff is unaware how “affordable” the units
will be.
“Review new development for appropriate opportunities to connect local roads and collectors
to adjacent properties (stub streets).” (3.03.02O)
A stub street (i.e. W. Quintale Dr.) exists to this site at the east boundary and will be extended
with development.
“Require pedestrian access connectors in all new development to link subdivisions
together to promote neighborhood connectivity as part of a community pathway system.”
(3.03.03B)
A segment of the City’s multi-use pathway system is required to be constructed along the
south boundary of this site; a pedestrian connection is proposed to this pathway from the
proposed development, which will promote neighborhood connectivity.
“Permit new development only where urban services can be reasonably provided at the time
of final approval and development is contiguous to the City.” (3.01.01F)
This property is contiguous to land that has been annexed into the City. Urban services can
be provided to this property upon development.
“Consider the adopted COMPASS regional long-range transportation plan in all land-use
decisions.” (3.03.02G)
COMPASS submitted the following recommendation:
Oaks West Subdivision – CPAM, MDA, RZ, PP H-2017-0170 PAGE 5
“Consider ACHD’s Master Street Map (MSM) in all land use decisions.” (3.03.04K)
The MSM does not show any new arterial or collector roadways in this area. However,
Trident Ave. and Quintale Dr. are proposed to be constructed as collector streets.
“Develop pathways to connect Meridian with Boise, Nampa, Kuna and Eagle.” (6.01.02C)
The segment of pathway that will be constructed with this project along the south boundary
adjacent to the creek will contribute to the eventual pathway connections to adjacent cities.
“Protect citizen investments in existing public facilities (water, sewer, streets, fire, police,
etc.) by encouraging controlled growth through development application reviews and
development agreements.” (3.04.01G)
The proposed project abuts an urban residential development to the east and will be well
served by the City.
“Coordinate with ACHD, ITD, COMPASS, and other agencies to determine future
infrastructure plans, transportation corridors, highway alignments, etc. and allow only
compatible adjacent land uses, appropriate site designs and traffic patterns.” (3.06.02H)
The applicant should coordinate with ITD to determine future infrastructure plans for the
overpass planned on W. McMillan Rd.
“Improve and protect creeks (Five Mile, Eight Mile, Nine Mile, Ten Mile, South Slough, and
Jackson and Evans drainages) throughout commercial, industrial and residential areas.”
(5.01.01E).
The Five Mile Creek runs along the south boundary of this site and should be left open and
not be piped and should be protected during development.
STATE REQUIRED COMPREHENSIVE PLAN ANALYSIS
Idaho’s counties and cities are required by law, Idaho Code 67-6508, to prepare, implement, review,
and update a comprehensive plan which outlines goals and policies for land use. Fourteen elements
which must be addressed in the plan are listed in the Code. It is the detailed ordinan ces that then spell
out how these policies are to be achieved.
The order in which the following policies are presented implies no order or priority. The following
analysis is based on the area currently depicted as Office on the FLUM:
a. Property Rights
The purpose of this element is to ensure that the land use policies, restrictions, conditions, and
fees do not unconstitutionally violate private property rights, and establish a consistent review
process that enable the City to ensure that any proposed actions will not result in an
unconstitutional taking of private property without due process of law. Staff finds that the
requested Comprehensive Plan Land Use Map change would not unconstitutionally violate
private property rights. A neighborhood meeting was held on December 7, 2017 of which three
people attended (see sign-up sheet included in application).
b. Population
The City of Meridian must ensure that population growth is accommodated in an orderly pattern.
Developments must be easily served by City infrastructure and public services. Necessary
services are currently available to the subject site and should still be available upon development
of the site.
Oaks West Subdivision – CPAM, MDA, RZ, PP H-2017-0170 PAGE 6
c. School Facilities and Transportation
The purpose of this element is to direct new residential development to areas with adequate
school facilities and student transportation. The existing development on this site contains
approximately 17 residential homes. The school district did not submit comments on this
application; therefore, staff is unaware how these new homes have affected existing school
facilities and student transportation.
d. Economic Development
Meridian’s economic base has been gradually shifting over the last 20 years from a farming-based
economy to a retail, service, and manufacturing-based economy. During this time, local policy
with regard to the types of lands needed to support the economic and employment needs of the
community has also changed. The Comprehensive Plan forecasts the need to continually adjust
the provision of commercial lands in order to gradually broaden economic opportunity throughout
the City.
e. Land Use
The Comprehensive Plan Future Land Use Map is a graphic representation of applicable policies
and goals of Meridian’s Comprehensive Plan. The Map has been prepared to identif y suitable
areas for future residential, commercial, and industrial development. The Map is designed to be a
projection of growth patterns for the City. Therefore, the Map is to be used as a guide for
decisions regarding requests for land use changes.
The subject property is currently identified as appropriate for office uses; however, based on
Council’s previous approval to “float” the Office designation to the west, this property was
developed with medium density residential uses consistent with what the property to the west was
designated (i.e MDR).
f. Natural Resources
The purpose of this element is to promote conservation of areas of natural significance, where
appropriate. Staff is not aware of any natural resources that exist on this site that would be
impacted by the proposed development.
g. Hazardous Areas
The purpose of this element is to ensure regulation of development in hazardous areas, such as
floodplains, unstable slopes, etc. Staff is unaware of any hazardous areas on this site.
h. Public Services, Facilities, and Utilities
City water and sewer service is available to the subject property and will be extended with
development by the developer.
i. Transportation
The purpose of this element is to promote an efficient and safe transportation system within the
City. The existing traffic corridors (i.e. W. McMillan, N. Black Cat and N. McDermott Roads)
should provide efficient and safe transportation to and from the development.
j. Recreation
Recreation resources within Meridian include 21 developed City parks totaling approximately
274 acres. The City is in the process of developing new park facilities. The City also maintains
several pathways. This specific site is not formally designated for recreational purposes but there
is a park designation on the FLUM within this section to the south of this property; however, the
City Park’s Department has determined a park isn’t needed in this area. The site is located within
Oaks West Subdivision – CPAM, MDA, RZ, PP H-2017-0170 PAGE 7
a couple of miles of neighborhood parks such as Seasons Park, Keith Bird Legacy Park, and Reta
Huskey Park.
k. Special Areas or Sites
The subject amendment does not directly impact any lands designated for open space, natural
resources, or scenic areas, nor does the parcel contain any known significant or sensitive natural
resources.
l. Housing
The City of Meridian is charged with ensuring an adequate and attractive living environment
which meets the needs of City residents of different ages, family sizes, lifestyles, and income
levels. To accomplish this, the plan identifies areas appropriate for residential development and
areas not appropriate. This site is designated for office uses but residential uses have developed
on the site based on Council’s previous decision to “float” the Office designation to the west to
property that was designated MDR; the MDR designation in turn “floated” to the east to the
subject property.
m. Community Design
The purpose of this element is to ensure a pattern of planned growth resulting in orderly and
attractive developments within the City of Meridian. Single-family residential housing has been
constructed on this site in place of office uses as originally planned. Staff finds the residential
uses are compatible with adjacent uses and are appropriate for this area.
n. Agriculture
The subject amendment does not impact areas being used for farming activities.
o. Implementation
The City provides the necessary staff and facilities to administer and enforce the policies and
goals of the Comprehensive Plan. The City of Meridian Planning Division will administer the
Comprehensive Plan and its policies through the Unified Development Code. The Planning &
Zoning Commission is also authorized by the Council to review, approve and make
recommendations on proposals affecting the public’s interest in land use. The City Council is the
ultimate decision making authority on most land use applications.
p. National Interest Electric Transmission Corridors
This site is not designated for a high-voltage transmission line corridor.
q. Public Airport Facilities
This site is not designated for a public airport facility.
VIII. UNIFIED DEVELOPMENT CODE (UDC)
A. Purpose Statement of Zoning District(s):
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 dimensional standards of the corresponding zone and housing types that can be
accommodated (UDC 11-2A-1).
B. Schedule of Use:
1. UDC Table 11-2A-2 lists the principal permitted (P), accessory (A), conditional (C), and
prohibited (-) uses in the R-8 zoning district. Any use not explicitly listed is prohibited.
Oaks West Subdivision – CPAM, MDA, RZ, PP H-2017-0170 PAGE 8
C. Dimensional Standards: Development of the site should be consistent with the dimensional
standards listed in UDC Table 11-2A-6 for the R-8 zoning district.
D. Landscaping: Landscaping is required within street buffers in accord with the standards listed in
UDC 11-3B-7C; and within common areas in accord with the standards listed in 11-3G-3E.
E. Off-Street Parking: NA (not required or reviewed with the subject application)
IX. ANALYSIS
Analysis of Facts Leading to Staff Recommendation:
A. COMPREHENSIVE PLAN MAP AMENDMENT (CPAM):
The applicant proposes to amend the FLUM contained in the Comprehensive Plan to change the
land use designation on 7.25+/- acres of land from Office to Medium Density Residential (MDR).
The proposed amendment will update the FLUM to reflect what is actually developed on the site
in accord with the Council’s previous decision to “float” the Office designation to the west and
the MDR designation to the east to the subject property. Now that Office uses are not proposed to
develop on the site where the Office designation was floated and residential uses were developed
on the property where the Office designation was originally, the map should be updated
accordingly as proposed.
For the reasons stated in Section VII above, Staff is in support of the applicant’s request.
B. DEVELOPMENT AGREEMENT MODIFICATION (MDA):
A modification to the existing Development Agreement (DA) is proposed to remove the subject
property from The Oaks South development agreement (Inst. #109009629); and draft a new DA
for the subject property with the current property owner and developer which has changed since
the original agreement.
The concept plan included in the existing DA for this site depicts a park, fire station, office and
multi-family development, which is no longer proposed (see Exhibit A.3). The applicant instead
proposes to construct 100 single-family homes, a lift station, and a well on this property as
depicted on the preliminary plat included in Exhibit A.4. The proposed development is consistent
with the FLUM designation of MDR and density for this site as discussed above in Section VII.
C. REZONE (RZ):
A rezone (RZ) of 5.57 acres of land from the L-O to the R-8 zoning district; and 17.91 acres of
land from the R-15 to the R-8 zoning district is proposed consistent with the MDR FLUM
designation as discussed above in Section VII.
The legal description submitted with the application, included in Exhibit C, shows the boundaries
of the property proposed to be rezoned. The property is within the City’s Area of City Impact
boundary.
The City may require a development agreement (DA) in conjunction with an annexation pursuant
to Idaho Code section 67-6511A. To ensure the site develops as proposed and recommended
by staff with this application and in accord with the Comprehensive Plan, staff recommends
a DA is required as a provision of the rezone containing the provisions included in Exhibit
B.
Oaks West Subdivision – CPAM, MDA, RZ, PP H-2017-0170 PAGE 9
D. PRELIMINARY PLAT (PP):
The applicant proposes a Preliminary plat (PP) consisting of 100 single-family residential
building lots, 20 common lots and 2 other lots for the existing well (#29) & lift station on 30.91
acres of land in the R-8 zoning district. Proposed lots range in size from 5,250 to 10,940 square
feet with an average lot size of 7,410 square feet. The subdivision is proposed to develop in two
(2) phases with the portion south of W. Quintale Dr. developing first.
Existing Structures: A City lift station and well house (#29) exist on this site.
Dimensional Standards: The proposed plat and subsequent development is required to comply
with the dimensional standards listed in UDC Table 11-2A-6 for the R-8 zoning district; and 11-
6C-3 Subdivision Design & Improvement Standards. All of the proposed lots comply with the
minimum standards.
Access: Access to streets is required to comply with the standards listed in UDC 11-3A-3.
The preliminary plat depicts one (1) access via W. McMillan Rd. and one (1) access via N.
McDermott Rd. (see Exhibit A.4). A stub street (W. Quintale Dr.) exists at the east boundary of
this site that is proposed to be extended with development.
An access was approved with the Certificate of Zoning Compliance (A-2016-0323) for the well
lot on Lot 6, Block 1 via W. Quintale Drive; the proposed plat depicts an access via N.
McDermott Rd. and no access via Quintale. The access via McDermott should only be temporary
until Quintale is constructed; at that time, the access via McDermott should be removed. An
access via N. McDermott Rd. is proposed for the lift station on Lot 7, Block 1.
Common Driveways: Common driveways are required to comply with the standards listed in
UDC 11-6C-3D. There are several common driveways proposed within this development.
Common driveways are required to be straight or provide a twenty eight foot (28') inside and
forty eight foot (48') outside turning radius. All properties that abut a common driveway shall
take access from the driveway; however, if an abutting property has the required minimum
street frontage, that property is not required to take access from the common driveway. In
this situation, the abutting property's driveway shall be on the opposite side of the shared
property line; away from the common driveway. Solid fencing adjacent to common
driveways shall be prohibited, unless separated by a minimum five foot (5') wide
landscaped buffer.
For any plats using a common driveway, the setbacks, fencing, building envelope, and
orientation of the lots and structures shall be shown on the preliminary plat and/or as an
exhibit with the final plat application.
A perpetual ingress/egress easement shall be filed with the Ada County recorder, which
shall include a requirement for maintenance of a paved surface capable of supporting fire
vehicles and equipment.
Traffic Impact Study (TIS): A TIS was not required by ACHD for this development. A TIS for
the Oaks South and North developments was approved by ACHD in 2013.
Transportation: The future State Highway 16 is planned to be extended 300’+/- to the west of
McDermott Road north/south between SH 20-26 (Chinden Blvd.) and I-84. An overpass is
planned on W. McMillan Road with the extension of SH 16 along the north boundary of this site.
Additional right-of-way will need to be dedicated for the future construction of the overpass
to include the associated toe of bank and should be depicted on the plat based on the Idaho
Transportation Department’s latest plans. A report/letter has not yet been received from
ITD in response to this application; therefore, staff is unaware how the future overpass will
Oaks West Subdivision – CPAM, MDA, RZ, PP H-2017-0170 PAGE 10
effect development of this site. Staff is concerned that the overpass will negatively affect
future adjacent residents. Previously, a park and office uses were planned adjacent to the
north boundary which would be affected less than residential uses. Staff recommends a
provision is included in the DA that the developer disclose to future homeowners the future
plans for this area in relation to the extension of SH-16 and the overpass on McMillan Rd.
The applicant’s narrative states that W. Quintale Dr. and N. Trident Ave. will function as a loop
collector road allowing for a bypass for McDermott Rd. in the future when the second phase of
the SH 16 extension is constructed.
City Well Lot & Lift Station Lot: Staff recommends that within thirty (30) days of the final plat
for Phase I being recorded, the developer dedicate Lots 6 (well #29) and 7 (lift station), Block 1
to the City.
Landscaping: Landscaping is required to be provided on the site as set forth in UDC Table 11-
2A-6 and should be landscaped in accord with the standards listed in UDC 11-3B-7C for street
buffers and 11-3G-3E for common area.
A 35-foot wide street buffer is required along N. McDermott Rd., an entryway corridor; a 25-foot
wide buffer is required along W. McMillan Rd., an arterial street; and a 20-foot wide buffer is
required along W. Quintale Dr. and N. Trident Ave., both collector streets, as set forth in UDC
Table 11-2A-6 for the R-8 district, landscaped in accord with the standards listed in UDC 11-3B-
7C.
The plat and landscape plan need to be revised to reflect the required street buffer outside
of the toe of the slope and right-of-way associated with the overpass. A separate common lot
for future right-of-way dedication for the SH-16 overpass on W. McMillan Rd. should be
depicted on the plat and landscape plan.
Parkways: Parkways are required to comply with the standards listed in UDC 11-3A-17E. Eight-
foot wide parkways are proposed along all internal streets with landscaping; calculations that
demonstrate compliance with the standards listed in UDC 11-3A-17E should be included on
the plan.
Open Space: A minimum of 10% (or 3.1 acres) qualified open space is required to be provided
on this site per UDC 11-3G-3A.1 in accord with the standards listed in UDC 11-3G-3B.
A total of 5.28 acres (or 17.08%) is proposed per the Open Space Location Map in Exhibit
A.6; however, some of the area counted does not qualify toward the minimum requirements
– the exhibit map should be revised to only include the areas allowed in UDC 11-3G-3B. The
following areas that were counted do not qualify:
the drainage area on Lot 19, Block 1 can only count if the drainage area is designed
in accord with the standards listed in UDC 11-3B-11 (it doesn’t appear to comply
with those standards);
the common area on Lot 15, Block 5 doesn’t meet the minimum area requirements
although the parkway area can be counted if it complies with the standards listed in
UDC 11-3A-17E;
the street buffer shown along W. McMillan Rd. is incorrect (it includes future right-
of-way area where the toe of the slope for the overpass will be located)
There is not a lot of consolidated open space for gathering within this development,
especially with one large area encompassed by a drainage facility (i.e. Lot 19, Block 1); staff
recommends the applicant look at ways to create more consolidated open space.
Oaks West Subdivision – CPAM, MDA, RZ, PP H-2017-0170 PAGE 11
Site Amenities: A minimum of one qualified site amenity that meets the requirements listed in
UDC 11-3G-3C is required to be provided within this development. A segment of the City’s
multi-use pathway system is proposed along the south boundary of the site adjacent to the Five
Mile Creek in accord with the Pathways Master Plan; internal micro-paths and a fitness station
are proposed as amenities for the site. A detail of the fitness station should be submitted with
the final plat application.
The proposed development is to be included in the existing homeowner’s association for the Oaks
South development to the east and will utilize the open space (15.15%) and amenities (swimming
pool, a central park area with playground equipment, a picnic shelter, multi-use pathway along
the creek and smaller pocket parks) installed with that development.
Pathways: The Pathways Master Plan depicts a 10-foot wide multi-use pathway along the
southern boundary of this site adjacent to the Five Mile Creek. The pathway is required to be
placed within a 14-foot wide public pedestrian easement; an easement should be submitted
to the Planning Division prior to City Engineer signature on the final plat. The applicant
should coordinate with Kim Warren, Park’s Department Pathways Project Manager (208-888-
3579), regarding specifications for the pathway.
Because the future extension of SH-16, approximately 300’ to the west of this site, will
prohibit the continuous extension of the multi-use pathway along the Five Mile Creek, staff
recommends a 10-foot wide pathway connection is provided to the north within the street
buffer along N. McDermott Rd. and to the east within the street buffer along W. McMillan
Road to the future overpass.
Sidewalks: Sidewalks are required to be provided with development in accord with the standards
listed in UDC 11-3A-17. Detached sidewalks are proposed along all internal streets as well as
adjacent to collector and arterial streets as required.
Waterways: The Five Mile Creek runs off-site along the south boundary of this site and is
required to be left open as a natural waterway and not be piped or otherwise covered in accord
with the Comprehensive Plan and UDC 11-3A-6. This waterway should be protected during
construction.
Fencing: All fencing is required to comply with the standards listed in UDC 11-3A-7. Four-foot
tall vinyl lattice fence is proposed along the south boundary of the site adjacent to the Five Mile
Creek and adjacent to the internal common area and micro-paths on Lot 1, Block 3. A solid 6-foot
tall vinyl fence is proposed at the back edge of the street buffers along N. McDermott Rd., W.
McMillan Rd., N. Trident Ave., and W. Quintale Dr. A 6-foot tall vinyl fence exists along the
east boundary of the site that was constructed with the adjacent development.
Noise Abatement: Traffic noise abatement is required for residential uses adjoining state
highways (i.e. future SH 16) in accord with the standards listed in UDC 11-3H-4D. A detail
for the proposed noise abatement that complies with these standards should be submitted
prior to the City Council meeting.
Utilities: Street lights are required to be installed along public streets adjacent to 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. Adequate fire protection shall be
required in accord with the appropriate fire district standards.
Pressurized Irrigation: An underground pressurized irrigation system is required to be provided
for the development in accord with UDC 11-3A-15 as proposed and will be served by the
Settler’s Irrigation district. The Oaks South Homeowner’s Association will own and maintain the
system.
Oaks West Subdivision – CPAM, MDA, RZ, PP H-2017-0170 PAGE 12
Storm Drainage: An adequate storm drainage system is required in all developments in accord
with the City’s adopted standards, specifications, and ordinances, per UDC 11-3A-18.
Floodplain: A portion of this site along the southern boundary is located within the Meridian
Floodplain Overlay District. Prior to any development occurring in the Overlay District a
floodplain permit application, including hydraulic and hydrologic analysis is required to be
completed and submitted to the City and approved by the Floodplain Administrator per
MCC 10-6.
Building Elevations: Photos of a variety of single-family residential detached homes were
submitted with this application that demonstrate what future homes within this development will
look like (see Exhibit A. 7).
Single-family detached units aren’t subject to design review standards in the Architectural
Standards Manual. However, because homes that back up to W. McMillan and N.
McDermott Roads, both arterial streets, and W. Quintale and N. Trident Ave., both
collector streets, will be highly visible, staff recommends the rear and/or side of structures
that face these streets, incorporate articulation through changes in two or more of the
following: modulation (e.g. projections, recesses, step-backs, pop-outs), bays, banding,
porches, balconies, material types, or other integrated architectural elements to break up
monotonous wall planes and roof lines that are visible from the subject public street. Single-
story structures are exempt from this requirement.
X. EXHIBITS
A. Drawings/Other
1. Vicinity/Zoning Map
2. Existing and Proposed Future Land Use Map
3. Existing Conceptual Development Plan Included in Development Agreement
4. Preliminary Plat (dated: 12/19/2017)
5. Landscape Plan (dated: 9/5/2017)
6. Open Space Exhibit (dated: 2/9/2018)
7. Conceptual Building Elevation Photos
B. Agency & Department Comments
C. Legal Description & Exhibit Map for Rezone Boundary
D. Required Findings from Unified Development Code
Exhibit A Page 1
A. Drawings/Other
Exhibit A.1: Zoning Map
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Exhibit A.2: Existing and Proposed Future Land Use Map
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Exhibit A.3: Existing Conceptual Development Plan Included in Development Agreement
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Exhibit A.4: Preliminary Plat (dated: 12/19/2017)
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Exhibit A.5: Landscape Plan (dated: 12/18/2017)
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Exhibit A.6: Open Space Exhibit (dated: 2/9/2018)
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Exhibit A.7: Conceptual Building Elevation Photos
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B. EXHIBIT B - AGENCY & DEPARTMENT COMMENTS
1. PLANNING DEPARTMENT
1.1 A new Development Agreement (DA) is required as a provision of the rezone and development
agreement modification for this property between the City of Meridian, the property owner(s) and
the developer.
Currently, a fee of $303.00 shall be paid by the applicant to the Planning Division prior to
commencement of the new DA. The DA shall be signed by the property owner and returned to
the Planning Division within six (6) months of the City Council granting approval of the DA
modification and the rezone ordinance approval. The DA shall, at minimum, incorporate the
following provisions:
a. Future development of this site shall substantially comply with the preliminary plat,
landscape plan and conceptual building elevation phots included in Exhibit A and the
conditions contained herein.
b. Provide a segment of the City’s 10-foot wide multi-use pathway along the Five Mile Creek in
accord with the Pathways Master Plan. A 14-foot wide public pedestrian easement for the
pathway is required to be submitted to the Planning Division, approved by City Council and
recorded. The applicant shall coordinate with Kim Warren, Park’s Department Pathways
Project Manager (208-888-3579), regarding specifications for the pathway.
c. A detached sidewalk and street buffer landscaping shall be constructed along the entire
frontage of the site along N. McDermott Road and W. McMillan Road with the first phase of
development.
d. The developer shall disclose to future homeowners that lie in close proximity to W. McMillan
Rd. on the north side of W. Quintale Drive the future plans for this area in regard to the
extension of SH-16 and the overpass on W. McMillan Rd.
e. The developer shall coordinate with the Idaho Transportation Department on the amount of
right-of-way necessary for construction of the future overpass on W. McMillan Road prior to
submittal of the final plat application for the second phase of development. Right-of-way for
the overpass project shall be depicted on the plat in a separate common lot for dedication
purposes.
f. Within thirty (30) days of the final plat for Phase I being recorded, the developer shall
dedicate Lots 6 (well #29) and 7 (lift station), Block 1 to the City of Meridian.
g. The access via N. McDermott Rd. for City well #29 shall be temporary until such time as W.
Quintale Drive is constructed; at that time, the access via McDermott shall be removed.
h. A 10-foot wide multi-use pathway is required to be constructed along the south boundary of
the site adjacent to the Five Mile Creek; and north from the pathway along the creek within
the street buffer along N. McDermott Rd.; and east within the street buffer along W.
McMillan Rd. to the future overpass for a connection over the future SH-16.
1.2 Site Specific Conditions – Preliminary Plat
1.2.1 The preliminary plat included in Exhibit A.4, dated 12/19/2017, shall be revised as follows:
a. Depict the location of the toe of the slope/future right-of-way for the future overpass on W.
McMillan Road. The common lot for the street buffer needs to be outside of this area.
b. Include a separate common lot for future right-of-way dedication for the SH-16 overpass on
W. McMillan Rd.
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c. Depict an access easement via W. Quintale Dr. across the common lot for the City well on
Lot 6, Block 1; the existing access via McDermott shall be removed once access via Quintale
is available.
d. Depict an access easement via McDermott Rd. across the common lot for the City lift station
on Lot 7, Block 1
1.2.2 The landscape plan included in Exhibit A.5, dated 12/18/2017, shall be revised as follows:
a. The street buffer along W. McMillan Rd. needs to be located outside of the future right-of-
way/toe of the slope for the construction of the overpass on W. McMillan Rd.
b. Include calculations for parkways that demonstrate compliance with the standards listed in
UDC 11-3A-17E.
c. Depict the location of the proposed fitness station on the plan.
d. Revise the plan to coincide with revisions to the plat noted above in condition #1.2.1.
e. Depict an access via W. Quintale Drive for Lot 6, Block 1; the temporary access via N.
McDermott Rd. shall be removed once access via Quintale is available.
f. Future landscaping shall be depicted in the area where the temporary access via N.
McDermott Rd. is proposed for Lot 6, Block 1.
g. Depict the 10-foot wide pathways required within the street buffer along N. McDermott and
W. McMillan Roads to the future overpass.
1.2.3 The entire street buffer and sidewalk along W. McMillan Road and N. McDermott Rd. shall be
constructed with the first phase of development.
1.2.4 A minimum of 10% (or 3.1 acres) qualified open space is required to be provided on this site per
UDC 11-3G-3A.1 in accord with the standards listed in UDC 11-3G-3B. The qualified open
space map in Exhibit A.6 shall be revised to only include qualified area. Submit a revised plan
prior to the City Council hearing that demonstrates compliance with the minimum
standards. Additionally, staff recommends more consolidated open space is provided.
1.2.4 Prior to any development occurring in the Overlay District a floodplain permit application,
including hydraulic and hydrologic analysis is required to be completed and submitted to the City
and approved by the Floodplain Administrator per MCC 10-6.
1.2.5 All fencing shall comply with the standards listed in UDC 11-3A-7.
1.2.6 Comply with the standards for common driveways listed in UDC 11-6C-3D, including but not
limited to the following:
a. For any plats using a common driveway, the setbacks, fencing, building envelope, and
orientation of the lots and structures shall be shown on the preliminary plat and/or as an
exhibit with the final plat application.
b. A perpetual ingress/egress easement shall be filed with the Ada County recorder, which shall
include a requirement for maintenance of a paved surface capable of supporting fire vehicles
and equipment.
1.2.7 Submit a detail of the proposed fitness station.
1.2.8 Submit a 14-foot wide public pedestrian easement to the Planning Division for the segment of the
multi-use pathway proposed along the southern boundary of this site adjacent to the Five Mile
Creek prior to City Engineer signature on the final plat.
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1.2.9 The Five Mile Creek which runs off-site along the south boundary of this site is required to be left
open as a natural waterway and not be piped or otherwise covered and shall be protected during
construction in accord with the Comprehensive Plan and UDC 11-3A-6.
1.2.10 Traffic noise abatement is required for residential uses adjoining state highways (i.e. future SH
16) in accord with the standards listed in UDC 11-3H-4D. A detail/cross-section for the
proposed noise abatement (in relation to the future overpass) that complies with these
standards shall be submitted prior to the City Council meeting.
1.2.11 Homes that back up to W. McMillan and N. McDermott Roads, both arterial streets, and W.
Quintale and N. Trident Ave., both collector streets, shall incorporate articulation through
changes in two or more of the following: modulation (e.g. projections, recesses, step-backs, pop-
outs), bays, banding, porches, balconies, material types, or other integrated architectural elements
to break up monotonous wall planes and roof lines that are visible from the subject public street.
Single-story structures are exempt from this requirement.
1.3 General Conditions of Approval – Preliminary Plat
1.3.1 Comply with all bulk, use, and development standards of the applicable district listed in UDC
Chapter 2 District regulations.
1.3.2 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set
forth in UDC 11-3A-6.
1.3.3 Install lighting consistent with the provisions as set forth in UDC 11-3A-11.
1.3.4 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.
1.3.5 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
1.3.6 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J.
1.3.7 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3B-5I,
11-3B-8C, and Chapter 3 Article C.
1.3.8 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B-
7C (streets).
1.3.9 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-
11C.
1.3.10 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.
1.3.11 Provide bicycle parking spaces as set forth in UDC 11-3C-6G consistent with the design
standards as set forth in UDC 11-3C-5C.
1.3.12 Comply with the outdoor service and equipment area standards as set forth in UDC 11-3A-12.
1.3.13 Construct all required landscape areas used for storm water integration consistent with the
standards as set forth in UDC 11-3B-11C.
1.3.14 Comply with the structure and site design standards, as set forth in UDC 11-3A-19 and the
guidelines set forth in the City of Meridian Standards Manual.
1.3.15 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle.
1.3.16 Low pressure sodium lighting shall be prohibited as an exterior lighting source on the site.
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1.3.17 All fencing constructed on the site shall comply with the standards as set forth in UDC 11-3A-7
and 11-3A-6B as applicable.
1.4 Ongoing Conditions of Approval – Preliminary Plat
1.4.1 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.
1.5 Process Conditions of Approval – Preliminary Plat
1.5.1 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.
2. PUBLIC WORKS DEPARTMENT
2.1 Site Specific Conditions of Approval
2.1.1 A sanitary sewer main intended to provide service to the subject site currently exists in W.
Quintale Drive. Service is via a lift station that is located within this proposed development.
2.1.2 A water main intended to provide service to the subject site currently exists in W. Quintale Drive
and in W. McMillan and McDermott Roads. The seepage bed shown on W Quintale Drive north
of the City well lot is in the pipe zone for the existing water main coming from the well.
Recommend relocating this seepage bed to another location.
2.1.3 Applicant shall be responsible for the extension of utilities to and through the proposed
development, including the water mainline extension along the project frontage in McMillan
Road.
2.1.4 A street light plan will need to be included in the final plat and/or building permit application.
Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street
Lighting. A copy of the standards can be found at
http://www.meridiancity.org/public_works.aspx?id=272
2.1.5 A portion of this project lies within the Meridian Floodplain Overlay District. Prior to any
development occurring in the Overlay District, a floodplain permit application, including
hydraulic and hydrologic analysis is required to be completed and submitted to the City and
approved by the Floodplain Administrator per MCC 10-6.
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 (MCC), the applicant shall be responsible to install sewer and water
mains to and through this development. Applicant may be eligible for a reimbursement
agreement for infrastructure enhancement per MCC 8-6-5.
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
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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. All easements must be
submitted, reviewed, and approved prior to development plan approval.
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, a single -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. Any structures that are allowed to remain shall be subject to evaluation and
possible reassignment of street addressing to be in compliance with MCC.
2.2.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting,
crossing or laying adjacent and contiguous to the area being subdivided shall be tiled per UDC
11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any
other applicable law or regulation.
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,
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 improvements related to public life, safety and health shall be completed prior to occupancy
of the structures. Where approved by the City Engineer, an owner may post a performance surety
for such improvements in order to obtain City Engineer signature on the final plat as set forth in
UDC 11-5C-3B.
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.
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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 design 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 A street light plan will need to be included in the civil construction plans. Street light plan
requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy
of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272.
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. Applicant must file an application for surety, which can be found on the
Community Development Department website. 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. Applicant must file an application for surety, which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-221.
3. POLICE DEPARTMENT
3.1 The Police Department has no comments on this application.
4. FIRE DEPARTMENT
4.1 One and two family dwellings not exceeding 3,600 square feet require a fire-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.
4.3 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 ½” 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’.
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f. Fire hydrants shall be placed 18” above finished grade to the center of the 4 ½” 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.
4.4 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.
4.5 Provide signage (“No Parking Fire Lane”) for all fire lanes in accordance with International Fire
Code Sections 503.4 & D103.6.
4.6 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth
in International Fire Code Section 304.1.2.
4.7 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.
4.8 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.
4.9 To increase emergency access to the site a minimum of two points of access will be required
for any portion of the project which serves more than 30 homes, as set forth in International
Fire Code Section D107.1. The two entrances should be separated by no less than ½ the
diagonal measurement of the full development as set forth in International Fire Code
Section D104.3.
4.10 All portions of the buildings located on this project must be within 150’ of a paved surface as
measured around the perimeter of the building as set forth in International Fire Code Section
503.1.1.
4.11 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.
4.12 Secondary emergency access routes shall be protected from illegal entry by a gate or
collapsible bollards as set forth in IFC 503.5. An example would be the MaxiForce Collapsible
bollards that is wrench activated or an approved equal.
5. REPUBLIC SERVICES
5.1 The applicant shall revise the landscape plan to include a concrete pad at the end of the common
drive no more than 5 feet behind the sidewalk that is of sufficient area to accommodate the
receptacles of the residences that take access from the common driveway. Please contact Bob
Olson at Republic Services (345-1265) for additional information.
6. PARKS DEPARTMENT
6.1 The applicant shall design and construct a multi-use pathway consistent with the location and
specifications (Chapter 3) set forth in the Meridian Pathways Master Plan unless otherwise approved
by the Parks and Recreation Director. The Master Plan requires a multi-use pathway along Five Mile
Creek for the length of the development.
6.2 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.
6.3 Provide a paved, accessible pedestrian connection between the McDermott Road sidewalk and
the westernmost end of the Five Mile Creek Pathway
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6.4 Prior to Certificate of Occupancy, the applicant shall record a public access easement for the multi-
use pathway(s) along Five Mile Creek and submit copy of said easement to the Planning
Department.
6.5 Prior to City Engineer signature on the final plat, the applicant shall depict a public access easement
for the multi-use pathway along Five Mile Creek, and [as needed] to connect to the McDermott Road
sidewalk on the final plat.
6.6 The applicant shall have an ongoing obligation to maintain all pathways.
6.7 Prior to Certificate of Occupancy, the applicant shall submit materials testing reports documenting
that construction of multi-use pathway complies with the City’s pathway design standards.
6.8 The 10’ multi-use pathway (dedicated 14’ easement) shall extend north from the Five Mile Creek
pathway within the street buffer along N. McDermott Road and east within the street buffer along
W. McMillan Road for access to the future overpass. The pathway may be constructed instead of
the sidewalk if allowed by ACHD.
7. ADA COUNTY HIGHWAY DISTRICT (ACHD) – DRAFT
7.1 Site Specific Conditions of Approval
7.1.1 Dedicate additional right-of-way to total 37-feet from centerline of McMillan Road abutting the
site.
7.1.2 Improve McMillan Road with 17-feet of pavement from centerline, a 3-foot gravel shoulder, a
borrow ditch and 5-foot wide detached sidewalk.
7.1.3 Dedicate additional right-of-way to total 37-feet from centerline of McDermott Road abutting the
site.
7.1.4 Construct McDermott Road as ½ of a 46-foot street section with vertical curb, gutter and 5-foot
wide detached sidewalk.
7.1.5 Provide a permanent easement for any public sidewalk placed outside of the dedicated right-of-
way on McMillan Road and McDermott Road. The easement shall encompass the entire area
between the right-of-way line and 2-feet behind the back edge of the sidewalk.
7.1.6 Construct the new north/south collector, Trident Avenue, located 200-feet west of the east
property line as a 36-foot street section with vertical curb, gutter, an 8-foot planter strip and 5-
foot wide detached concrete sidewalk within 50-feet of right-of-way. The right-of-way width can
be reduced to 2-feet behind the back of curb if the applicant constructs the detached sidewalk as
proposed.
7.1.7 Construct the new east/west collector, Quintale Drive, from the west property line to the east
property line as a 36-foot street section with vertical curb, gutter, an 8-foot planter strip and 5-
foot wide detached concrete sidewalk within 50-feet of right-of-way. The right-of-way width can
be reduced to 2-feet behind the back of curb if the applicant constructs the detached sidewalk as
proposed.
7.1.8 Construct Trident Avenue to intersect McMillan Road located approximately 918-feet east of
McDermott Road.
7.1.9 Construct Quintale Drive through the site to intersect McDermott Road located approximately
500-feet south of McMillan Road.
7.1.10 Provide a permanent easement for any public sidewalk placed outside of the dedicated right-of-
way on Trident Avenue and Quintale Drive. The easement shall encompass the entire area
between the right-of-way line and 2-feet behind the back edge of the sidewalk.
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7.1.11 Construct all local internal streets as 33-foot street sections with curb, gutter, and an 8-foot wide
planter strip and 5-foot wide detached concrete sidewalk within 47-feet of right-of-way. The
right-of-way width can be reduced to 2-feet behind the back of curb if the applicant constructs the
detached sidewalk as proposed.
7.1.12 Construct the cul-de-sac at the terminus of Los Flores Court with a minimum turning radius of
45-feet.
7.1.13 Provide a permanent right-of-way easement for public sidewalks placed outside of the dedicated
right-of-way on the local streets. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk.
7.1.14 The two existing paved driveways from the site onto McDermott Road located approximately
690-feet and 770-feet from McMillan Road are to remain open.
7.1.15 Construct a 25-foot wide shared driveway onto Trident Avenue located approximately 220-feet
south of McMillan Road. Pave the driveway its full width and at least 30-feet into the site beyond
the edge of pavement of the roadway.
7.1.16 Direct lot access is prohibited to McMillan Road, McDermott Road, Trident Avenue and Quintale
Drive other than the access specifically approved with this application and shall be noted on the
final plat.
7.1.17 Payment of impact fees is due prior to issuance of a building permit.
7.1.18 Comply with all Standard Conditions of Approval.
7.2 Standard Conditions of Approval
7.2.1 All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all
easements). Any existing irrigation facilities shall be relocated outside of the ACHD right -of-
way (including all easements).
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.
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 ACHD 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.
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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 ACHD
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 a waiver/variance of the requirements or other legal relief is granted by the ACHD
Commission.
8. IDAHO TRANSPORTATION DEPARTMENT (ITD)
A letter has not yet been received from ITD on this application.
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Exhibit C: Legal Description & Exhibit Map for Annexation & Zoning Boundary
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D. Required Findings from Unified Development Code
1. COMPREHENSIVE PLAN AMENDMENT FINDINGS:
Upon recommendation from the Commission, the Council shall make a full investigation and
shall, at the public hearing, review the application. In order to grant an amendment to the
Comprehensive Plan, the Council shall make the following findings:
a. The proposed amendment is consistent with the other elements of the Comprehensive
Plan.
Staff finds that the proposed map amendment from Office to Medium Density Residential is
consistent with other elements of the Comprehensive Plan as noted in Section VII above.
b. The proposed amendment provides an improved guide to future growth and
development of the city.
Staff finds that the proposal to modify the Future Land Use Map to allow for medium
density residential uses will be compatible with existing abutting residential uses.
c. The proposed amendment is internally consistent with the Goals, Objectives and
Policies of the Comprehensive Plan.
Staff finds that the proposed amendment is internally consistent with the Goals, Objectives,
and Policies of the Comprehensive Plan (see Section VII for detailed analysis).
d. The proposed amendment is consistent with the Unified Development Code.
Staff finds that the proposed amendment is consistent with the Unified Development Code.
e. The amendment will be compatible with existing and planned surrounding land uses.
Staff finds the proposed amendment will be compatible with adjacent existing and future
residential uses.
f. The proposed amendment will not burden existing and planned service capabilities.
Staff finds that the proposed amendment will not burden existing and planned service
capabilities in this area of the city. Sewer and water services are available to be extended to
this site.
g. The proposed map amendment (as applicable) provides a logical juxtaposition of uses
that allows sufficient area to mitigate any anticipated impact associated with the
development of the area.
Staff finds the residential development of this property is consistent with the proposed map
amendment and will not significantly impact development in this area and provides a logical
juxtaposition of uses.
h. The proposed amendment is in the best interest of the City of Meridian.
For the reasons stated in Sections VII, VIII, and IX and the subject findings above, Staff
finds that the proposed amendment is in the best interest of the City.
2. REZONE FINDINGS:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant a rezone, the
Council shall make the following findings:
a. The map amendment complies with the applicable provisions of the Comprehensive
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Plan;
Staff finds that the proposed map amendment to the R-8 zoning district is consistent with the
MDR FLUM designation for this site and should be compatible with existing and future
residential uses in the area. Therefore, Staff finds the amendment is consistent with the
applicable provisions of the Comprehensive Plan (see section VII above for more
information).
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Staff finds that the proposed map amendment to R-8 zoning district is consistent with the
purpose statement of the residential districts as detailed in Section VIII above.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff finds that the proposed zoning amendment will not be detrimental to the public health,
safety, or welfare if the site is developed in accord with the conditions of approval in Exhibit
B. City utilities will be extended at the expense of the applicant. Staff recommends that the
Commission and Council consider any oral or written testimony that may be provided when
determining this finding.
d. The map amendment shall not result in an adverse impact upon the delivery of services
by any political subdivision providing public services within the City including, but not
limited to, school districts; and,
Staff finds that the proposed zoning amendment will not result in any adverse impact upon
the delivery of services by any political subdivision providing services to this site.
e. The annexation is in the best of interest of the City (UDC 11-5B-3.E).
This application is for a rezone; therefore, this finding is not applicable.
3. PRELIMINARY PLAT:
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 and transportation. 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 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 developer at
their own cost, Staff finds that the subdivision will not require the expenditure of capital
improvement funds.
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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, 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
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.
ACHD and ITD consider road safety issues in their analyses. Staff recommends that the
Commission and Council consider any public testimony that may be presented when
determining whether or not the proposed subdivision may cause health, safety or
environmental problems of which Staff is unaware.
f. The development preserves significant natural, scenic or historic features.
Staff is unaware of any significant natural, scenic or historic features that may exist on this
site that need to be preserved.