PZ - Staff Report
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STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
DATE: 11/15/2018
TO: Planning & Zoning Commission
FROM: Sonya Allen, Associate Planner
208-884-5533
Bruce Freckleton, Development Services
Manager
208-887-2211
SUBJECT: H-2018-0112
Shelburne East
PROPERTY LOCATION:
4080, 4115, 4205, 4301 & 4330 E. Bott
Ln., in the SE ¼ of Section 28, Township
3N., Range 1E.
I. PROJECT DESCRIPTION
Annexation & zoning of 35.09 acres of land with R-4 (23.58 acres) and R-8 (11.52 acres) zoning
districts; and, Preliminary Plat consisting of 101 building lots and 21 common lots on 34.62 acres of
land in the proposed R-4 and R-8 zoning districts.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage
Future Land Use Designation Medium Density Residential (MDR) (3-8 units/acre)
Existing Land Use Rural residential and agricultural, zoned RUT in Ada County
Proposed Land Use(s) Single-family residences
Current Zoning RUT
Proposed Zoning R-4 and R-8
Lots (# and type; bldg/common) 122 lots total; 101 building lots/21 common lots
Phasing plan (# of phases) 3 phases
Number of Residential Units (type
of units)
101 (single family detached homes)
Density (gross & net) 3.10 units/acre (gross); 4.81 units/acre (net)
Open Space (acres, total [%] /
buffer / qualified)
5.25 acres (16%)
Amenities 20,000 SF grassy area, sports court, tot lot, community
garden, pond, three shade/picnic areas, open play field, micro-
pathway, 10-foot wide multi-use pathway
Physical Features (waterways,
hazards, flood plain, hillside)
Nine Mile Creek, Ten Mile Feeder Canal
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Description Details Page
Neighborhood meeting date; # of
attendees:
April 10, 2018; 12 attendees
July 2, 2018; 10 attendees
August 7, 2018; 10 attendees
History (previous approvals) None
B. Community Metrics (see Exhibit B for detailed information)
Description Details Page
Ada County Highway District
Staff report (yes/no) No
Requires ACHD
Commission Action
(yes/no)
Access (Arterial/Collectors/State
Hwy/Local)(Existing and Proposed)
S. Hillsdale Ave. (collector); E. Bott Ln. (local)
Traffic Level of Service
Stub Street/Interconnectivity/Cross
Access
Stub streets are proposed to adjacent parcels to the west and
south (see plat)
Existing Road Network
Existing Arterial Sidewalks /
Buffers
Proposed Road Improvements
Fire Service
Distance to Fire Station 1+/- mile to Station No. 4
Fire Response Time 4 minutes (level of service expectation= 5 minutes)
Resource Reliability 79% (does not meet the targeted goal of 85% or greater)
Risk Identification 1 (residential) – current resources would be adequate to
supply service to this propose project
Accessibility Does not meet all required road widths and turnarounds
Special/resource needs An aerial device will not be required
Water Supply Requires 1,000 gallons per minute for one hour
Other Resources
Police Service
Distance to Police Station 5 miles from Meridian Police Department
Police Response Time 5 minutes
Calls for Service 89
% of calls for service split
by priority
% of P3 CFS – 1.1%
% of P2 CFS – 65.2%
% of P1 CFS – 31.5%
% of P0 CFS – 2.2%
Accessibility Requesting two different points of public access.
Improve bridge to accommodate two lanes of traffic and
heavy vehicles.
Recommend that all roadway and bridge improvements be
completed before occupancy of homes.
Specialty/resource needs No additional need
Crimes 22 total
Crashes 4
Other Reports
Distance to nearest City Park (+
size)
West Ada School District
Distance (elem, ms, hs) Hillsdale Elementary: ½ mile
Lake Hazel Middle School: 1.7 miles
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Description Details Page
Mountain View High School: 4 miles
Capacity of Schools Hillsdale Elementary: 650
Lake Hazel Middle School: 1,000
Mountain View High School: 1,800
# of Students Enrolled Hillsdale Elementary: 751
Lake Hazel Middle School: 1,015
Mountain View High School: 2,303
C. Project Area Maps
Future Land Use Map
Aerial Map
Zoning Map
Planned Development Map
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III. APPLICANT INFORMATION
A. Applicant:
Shelburne Properties, LLC. - 7440 E. Pinnacle Peak Rd., Ste. 142, Scottsdale, AZ 85255
B. Owner:
Jeffrey and Deanna Fulcher – 4330 E. Bott Lane, Meridian, ID 83642
Michael and Marleen Kingsley – 4301 E. Bott Lane, Meridian, ID 83642
David and Dixie Seegmiller – 4080 E. Bott Lane, Meridian, ID 83642
Shelburne Properties, LLC. – 4115 E. Bott Lane, Meridian, ID 83642
C. Representative:
John Carpenter, T-O Engineers – 332 N. Broadmore Way, Ste. 101, Nampa, ID 83687
IV. NOTICING
A. Newspaper notification published on: 10/26/2018
B. Radius notice mailed to properties within 300 feet on: 10/24/2018
C. Applicant posted notice on site on: 11/2/2018
D. Nextdoor posting: 10/23/2018
V. STAFF ANALYSIS
A. Comprehensive Plan Policies:
“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)
“Restrict private curb cuts and access points on collectors and arterial streets.” (3.06.02D)
“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)
“Require common area in all subdivisions.” (3.07.02F)
“Require pedestrian access in all new development to link subdivisions together and promote
neighborhood connectivity.” (3.07.02C)
“Develop pathways to connect Meridian with Boise, Nampa, Kuna and Eagle.” (6.01.02C)
B. Existing Structures/Site Improvements:
There are (4) existing homes and accessory structures on this site; all are proposed to be removed
except for the home on proposed Lot 9, Block 9 and the garage on proposed Lot 6, Block 7. A
new home is proposed to be built on Lot 9, Block 9 and the existing garage will serve as an
accessory structure to the home. The structures proposed to remain meet the required setbacks.
The remaining structures should be removed prior to signature on the final plat by the City
Engineer.
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C. Dimensional Standards: (UDC Tables 11-2A-5 and 11-2A-6)
Note: There are several lots that do not include a street frontage dimension and one lot (Lot 12, Block 1)
that doesn’t meet the minimum property size. All lots should comply with the dimensional standards
listed above, as applicable.
D. Specific Use Standards:
None
E. Traffic
Thompson Engineering prepared a traffic analysis for this development; a full Traffic Impact
Study was not required. The traffic analysis was reviewed by ACHD and taken into consideration
in their report.
F. Access: (UDC 11-3A-3)
Access is proposed via the future S. Hillsale Ave., a collector street, via E. Peaceful Pond Dr.
from E. Zaldia St.; and E. Bott Ln., currently a local street but designated as a future collector
street, via Cloverdale Rd. A new bridge is proposed on Bott Lane over the Ten Mile Feeder Canal
to replace the existing single-lane bridge. ACHD is requiring Bott Lane to be improved off-site
from the east property line, east to Cloverdale Rd., with 30 feet of pavement and 3-foot wide
gravel shoulders.
Stub streets for future extension and interconnectivity are proposed to the west to the Marsh
(#S1128427880) and Rasmussen (#R5070900400) properties; and to the south to the Williams
(S1128438500) property.
G. Parking: (UDC Table 11-3C-6)
Off-street parking should be provided in accord with the following standards:
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All garages are proposed to hold 3 cars and will have a parking pad outside the garage to
accommodate parking for each residence in accord with this requirement.
H. Common Driveways (UDC 11-6C-3D)
Three (3) common driveways are proposed that comply with UDC standards.
An exhibit is required to be submitted with the final plat application that depicts the
setbacks, fencing, building envelope and orientation of the lots and structures. Driveways
for abutting properties that aren’t taking access from the common driveway(s) should be
depicted on the opposite side of the shared property line away from the common driveway.
Solid fencing adjacent to common driveways is prohibited unless separated by a minimum
5-foot wide landscaped buffer.
A perpetual ingress/egress easement is required to 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. A copy of the easement should be submitted to the Planning
Division prior to signature on the final plat.
I. Sidewalks/Parkways: (UDC 11-3A-17)
Detached sidewalks with parkways are proposed along S. Hillsdale Ave. and E. Bott Ln.,
collector streets, and adjacent to some common lots; attached sidewalks are proposed along the
majority of local streets within the development.
J. Pathways: (UDC 11-3A-8, 11-3B-12C)
A segment of the City’s multi-use pathway system is proposed along the east side of the Ten Mile
Feeder Canal in accord with the Pathways Master Plan; a 14-foot wide public pedestrian
easement is required to be submitted to the Planning Division for the pathway (coordinate
details with Kim Warren, Park’s Dept. 208-888-3579).
K. Landscaping (11-3B)
A 20-foot wide street buffer is required along E. Bott Ln. and S. Hillsdale Ave., both collector
streets, in accord with UDC Table 11-2A-5 and 11-2A-6 and landscaped per the standards listed
in UDC 11-3B-7C. Landscaping is proposed in accord with UDC standards.
Landscaping is required along pathways in accord with the standards listed in UDC 11-3B-12C. A
minimum 5-foot wide landscape strip is required along each side of the pathway consisting of a
mix of trees, shrubs, lawn and/or other vegetative groundcover. A minimum of (1) tree is required
per 100 linear feet of pathway. Landscaping needs to be included on the west side of the multi-use
pathway along the Ten Mile Feeder Canal.
Stormwater swales are required to be vegetated and designed in accord with the standards listed
in UDC 11-3B-11C.
Common open space areas are required to be landscaped with lawn (either seed or sod) and a
minimum of one deciduous shade tree per 8,000 square feet as set forth in UDC 11-3G-3E.
Parkways are required to be landscaped per the standards listed in UDC 11-G-3B.5.
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Mitigation is required for all existing healthy trees 4” caliper or greater that are removed from the
site with equal replacement of the total calipers lost on site up to an amount of 100% replacement
in accord with UDC 11-3B-10C.5. Mitigation calculations are included on the landscape plan in
accord with UDC standards.
L. Qualified Open Space: (UDC 11-3G-3B)
A minimum of 10% (3.4 acres) qualified open space is required; a total of 5.25 acres (or 16%) is
proposed consisting of a community orchard, a pond, collector street buffers, parkways along
collector/local streets, stormwater detention facilities, and open grassy areas at least 50’ x 100’ in
area. (See Exhibit D in Section VII.)
M. Qualified Site Amenities: (UDC 11-3G-3C)
A minimum of (2) qualified site amenities are required; several amenities are proposed from each
of the three categories (i.e. quality of life, recreation, and pedestrian or bicycle circulation system)
as follows: (3) picnic areas with shelters and tables, a sports court (i.e. pickleball), a segment of
the City’s multi-use pathway system along the Ten Mile Feeder Canal, internal pathways and
micro-paths, a pond with a bench, a tot lot with children’s play equipment, a community orchard
with picnic tables, and an additional 20,000 square feet of common open space area. (See Exhibit
E in Section VII.)
N. Waterways: (UDC 11-3A-6)
The Ten Mile Feeder Canal and the Nine Mile Creek cross this site. The canal is proposed to
remain open and not be piped; the creek is proposed to be piped. However, the UDC requires
creek corridors to remain open and be improved as a natural amenity in all residential
designs.
O. Storm Drainage: (UDC 11-3A-18)
An adequate storm drainage system is required in all developments in accord with the City’s
adopted standards, specifications and ordinances. Design and construction shall follow best
management practice as adopted by the City as set forth in UDC 11-3A-18.
P. Open Water Ponds (11-3G-3B.8)
An irrigation pond is proposed on Lot 13C, Block 4 and will bypass flow from the Nine Mile
Creek and will be designed to serve as an amenity. All ponds with a permanent water level are
required to have recirculated water and be maintained such that it doesn’t become a
mosquito breeding ground.
Q. Fencing: (UDC 11-3A-6C and 11-3A-7)
Five-foot tall privacy fence is proposed along the perimeter of the subdivision and adjacent to
common areas that are visible from the street; 5-foot and 6-foot tall view fence is proposed
adjacent to the Ten Mile Feeder Canal and internal common areas in accord with UDC standards.
R. Irrigation Easements:
Irrigation easements wider than10 feet are required to be included in a common lot that is
a minimum of 20 feet wide and outside of a fenced area, unless modified by City Council
at a public hearing with notice to surrounding property owners. There is a 15-foot wide
irrigation easement depicted along the southern boundary of Lots 2-9, Block 4 and
along the north boundary of Lot 9, Block 3 that should be placed in a common lot
unless otherwise approved by City Council.
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S. Utilities: (UDC 11-3A-21)
Connection to City water and sewer services is proposed. Street lighting is required to be installed
in accord with the City’s adopted standards, specifications and ordinances.
The existing home proposed to remain on Lot 9, Block 9 is required to hook up to City water and
sewer service within 60 days of it becoming available as set forth in MCC 9-1-4 and 9-4-8.
T. Building Elevations
Conceptual building elevations were submitted for future homes within this development; the
architectural style will be a continuation of those in Shelburne Subdivision to the west. Building
materials consist of stucco and board-and-batten siding with some stone veneer accents. Most of
the homes will be a single-story in height with some 2-story, will range in size from 1,800 to
3,000 square feet, contain 3-4 bedrooms and have 3-car garages (see Exhibit F in Section VII.)
Because the rear and/or sides of 2-story homes will be highly visible from the collector
streets (i.e. Hillsdale Ave. and Bott Ln.), staff recommends articulation is incorporated
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.
VI. DECISION
A. Staff:
The legal description submitted with the annexation application shows the boundaries of the
property contiguous to land that has been annexed into the City and is within the Area of City
Impact boundary.
The proposed density (3.10 units/acre) of the subdivision is at the low end but consistent with that
desired in MDR designated areas. Common open space and site amenities are dispersed
throughout the development and are substantially above the minimum required standards.
Pathways provide pedestrian connections to internal common areas throughout the development
and to adjacent properties.
For these reasons, staff recommends approval of the proposed AZ and PP applications with the
requirement of a Development Agreement per the provisions in Section VII.
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VII. EXHIBITS
A. Legal Description & Exhibit Maps for Annexation Boundary
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B. Preliminary Plat (dated: 9/17/18)
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C. Landscape Plan (dated: 9/12/18)
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D. Qualified Open Space Exhibit and Calculations
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E. Site Amenities
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F. Conceptual Building Elevations
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VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
1. Comments/Site Specific Conditions
1.1 A Development Agreement (DA) is required as a provision of annexation and zoning of these
properties. Prior to approval of the annexation ordinance, a DA shall be entered into between the
City of Meridian, the property owner(s) at the time of ordinance adoption, and the developer.
Currently, a fee of $303.00 shall be paid by the applicant to the Planning Division prior to
commencement of the 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 the rezone. The DA shall, at
minimum, incorporate the following provisions:
a. Development shall substantially comply with the preliminary plat, phasing plan, landscape
plan, qualified open space exhibit and conceptual building elevations included in Section VII
and the associated conditions of approval in the staff report.
b. The existing home proposed to be retained on Lot 9, Block 9 shall hook up to City water and
sewer service within 60 days of it becoming available as set forth in MCC 9-1-4 and 9-4-8.
c. The existing garage on Lot 6, Block 7 is allowed to remain as an accessory structure to the
future home to be constructed on that lot and shall not be used as a residence.
d. The rear and/or sides of 2-story homes visible from the collector streets (i.e. Hillsdale Ave.
and Bott Ln.) 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.
e. The Nine Mile Creek shall remain open and be improved as a natural amenity as set forth in
UDC 11-3A-6.
1.2 The preliminary plat, dated 9/17/18, shall be revised as follows:
a. The 15-foot wide easement along the southern boundary of Lots 2-9, Block 4 and along the
north boundary of Lot 9, Block 3 is required to be placed in a common lot that is a minimum
of 20 feet wide and outside of a fenced area, unless modified by City Council per UDC 11-
3A-6D.
b. Revise the two (2) turn-arounds on E. Davin St. to comply with Appendix D of the IFC.
c. Lot 1C, Block 10 should not be included as a common lot and should be shown as right-of-
way.
1.3 The landscape plan, dated 9/12/18, shall be revised as follows:
a. Remove the landscaping in the middle of the cul-de-sac on S. Trenton Pl. per requirement of
Fire Dept.
b. Depict landscaping along all pathways in accord with the standards listed in UDC 11-3B-
12C.
c. Stormwater swales are required to be vegetated and designed in accord with the standards
listed in UDC 11-3B-11C.
d. Remove the common area strip on the west side of Lot 1, Block 8.
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e. Staff recommends a common lot for landscaping is provided on Lot 6, Block 7 along the
frontage of S. Trenton Ave. for continuity.
1.4 All ponds with a permanent water level are required to have recirculated water and be maintained
such that it doesn’t become a mosquito breeding ground.
1.5 All existing structures proposed to be removed shall be removed prior to signature on the final
plat by the City Engineer.
1.6 Install “No Parking – Fire Lane” signs on all 48’ radius cul-de-sacs per requirement of the Fire
Dept.
1.7 A 14-foot wide public pedestrian easement shall be submitted to the Planning Division for the
multi-use pathway along the Ten Mile Feeder Canal prior to signature on the final plat.
Coordinate the details of the easement with Kim Warren, Park’s Department (208-888-3579).
1.8 A perpetual ingress/egress easement is required to 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. A copy of the easement should be submitted to the Planning Division prior to
signature on the final plat.
1.9 An exhibit shall be submitted with the final plat application for lots accessed by common
driveways that depict the setbacks, fencing, building envelope and orientation of the lots and
structures in accord with UDC 11 -6C-3D. Driveways for abutting properties that aren’t taking
access from the common driveway(s) should be depicted on the opposite side of the shared
property line away from the common driveway. Solid fencing adjacent to common driveways is
prohibited unless separated by a minimum 5-foot wide landscaped buffer.
2. General Conditions of Approval
2.1 Comply with all bulk, use, and development standards of the R-4 zoning district listed in UDC
Table 11-2A-5.
2.2 Comply with all provisions of 11-3A-3 with regard to access to streets.
2.3 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set
forth in UDC 11-3A-6.
2.4 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.
2.5 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
2.6 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J.
2.7 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B-
7C.
2.8 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-
11C.
2.9 Construct all parkways consistent with the standards as set forth in UDC 11-3A-17E, 11-3G-3B5
and 11-3B-7C.
2.10 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.
2.11 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.
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2.12 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle.
3. Ongoing Conditions of Approval
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.
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.
3.3 The project is subject to all current City of Meridian ordinances.
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.
3.5 The applicant shall have an ongoing obligation to maintain all pathways.
3.6 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 11-3A-11.
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.
4. Process Conditions of Approval
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.
4.2 The applicant shall complete all improvements related to public life, safety, and health as set forth
in UDC 11-5C-3B. A surety agreement may be accepted for other improvements in accord with
UDC 11-5C-3C.
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.
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 (if applicable).
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.
4.6 Upon installation of the landscaping and prior to inspection by Planning Division staff, the
applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A.
B. PUBLIC WORKS DEPARTMENT
1. Site Specific Conditions
1.1 A street light plan will need to be included in the final plat application. Street light plan
requirements are listed in section 6-7 of the City's Design Standards. A copy of the standards can
be found at http://www.meridiancity.org/public_works.aspx?id=272.
1.2 An off-site water main connection to the water main in E. Amity Rd must be made with phase 3
of the current phasing plan. Final plat for each phase must be modeled to ensure fire flow. If
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water main in E Clayden Street cannot be built with phase 1, per current phasing plan, then the
water main in S Langdon Street and E Fratello Street must be upsized to 12-inch diameter.
2. General Conditions
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 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.
2.3 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. All easements must be
submitted, reviewed, and approved prior to development plan approval.
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.
2.5 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.
2.6 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.
2.7 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.
2.8 Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and
inspections (208)375-5211.
2.9 Street signs are to be in place, 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.
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2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, etc., prior to signature on the final plat.
2.11 All 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.
2.12 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
2.13 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
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.
2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H.
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.
2.18 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.
2.19 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.
2.20 At the completion of the project, the applicant shall be responsible to submit record drawings per
the City of Meridian AutoCAD standards. These record drawings must be received and approved
prior to the issuance of a certification of occupancy for any structures within the project.
2.21 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.
2.22 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.
2.23 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 887-2211.
Page 41
C. FIRE DEPARTMENT
http://weblink.meridiancity.org/weblink8/0/doc/157207/Page1.aspx
D. PARK’S DEPARTMENT
No comments were received.
E. DEPARTMENT OF ENVIRONMENTAL QUALITY (DEQ):
http://weblink.meridiancity.org/weblink8/0/doc/156947/Page1.aspx
F. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO (COMPASS)
http://weblink.meridiancity.org/weblink8/0/doc/157017/Page1.aspx
G. WEST ADA SCHOOL DISTRICT (WASD)
http://weblink.meridiancity.org/weblink8/0/doc/157972/Page1.aspx
H. CENTRAL DISTRICT HEALTH DEPARTMENT (CDHD)
http://weblink.meridiancity.org/weblink8/0/doc/157028/Page1.aspx
I. BOISE PROJECT BOARD OF CONTROL
http://weblink.meridiancity.org/weblink8/0/doc/156890/Page1.aspx
J. IDAHO TRANSPORTATION DEPARTMENT (ITD)
http://weblink.meridiancity.org/weblink8/0/doc/157781/Page1.aspx
K. NAMPA MERIDIAN IRRIGATION DISTRICT (NMID)
http://weblink.meridiancity.org/weblink8/0/doc/157048/Page1.aspx
L. NEW YORK IRRIGATION DISTRICT
http://weblink.meridiancity.org/weblink8/0/doc/156399/Page1.aspx
M. ADA COUNTY HIGHWAY DISTRICT (ACHD)
http://weblink.meridiancity.org/WebLink8/DocView.aspx?id=158096&dbid=0
Page 42
IX. FINDINGS
A. Annexation 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 annexation, the
Council shall make the following findings:
1. The map amendment complies with the applicable provisions of the Comprehensive
Plan;
The Applicant is proposing to annex the subject 35.1 acres of land with R -4 and R-8 zoning
districts and to develop 101 new single-family residential homes. Staff finds that the
proposed map amendment complies with the provisions of the Comprehensive Plan, is
consistent with Medium Density Residential and should be compatible with adjacent
residential uses (see section VII above for more information).
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Staff finds that the proposed map amendment to the R-4 and R-8 zoning districts is consistent
with the purpose statement for the residential districts as detailed in Section VIII above.
3. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff finds that the proposed zoning map amendment will not be detrimental to the public
health, safety, or welfare. 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.
4. 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 the adverse impact upon the
delivery of services by any political subdivision providing public services within the City.
5. The annexation is in the best of interest of the City (UDC 11-5B-3.E).
Staff finds that the annexation of the site is in the best interest of the City.
B. 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:
1. 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.
2. 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.)
Page 43
3. 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.
4. 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.)
5. 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’s or Council’s attention.
ACHD considers road safety issues in their analysis. 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.