CC - Staff ReportSTAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 2/19/2019
DATE:
TO: Mayor & City Council
FROM: Stephanie Leonard, Associate Planner
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2018-0118
Oakmore Subdivision (The Oaks North
PP -13-014)
LOCATION: Near the intersection of W. Gondola
Drive and N. Black Cat Road, in the NE
'/< of Section 28, Township 4N., Range
1W.
I. PROJECT DESCRIPTION
Rezone of 7.39 acres of land from the R-15 zoning district to the R-4 zoning district; and preliminary
plat consisting of eighteen (18) single family residential lots and six (6) common lots.
Page 1
II. SUMMARY OF REPORT
A. Project Summary
Acreage
Future Land Use Designation
Existing Land Use
Proposed Land Use(s)
Current Zoning
Proposed Zoning
Lots (# and type; bldg/common)
Phasing plan (# of phases)
Number of Residential Units (type
of units)
Density (gross & net)
Open Space (acres, total [%] /
buffer / qualified)
Amenities
Physical Features (waterways,
hazards, flood plain, hillside)
Neighborhood meeting date; # of
attendees:
History (previous approvals)
B. Community Metrics
Details
7.39
Medium Density Residential (MDR) (3-8 units/acre)
Rural residential and agricultural
Single-family residences
R-15
R-4
24 lots total; 18 building lots/6 common lots
18 single family detached homes
2.44 units/acre (gross); 3.25 units/acre (net)
0.50 acres/0.50 acres buffer/6.77% qualified
Staff is recommending micropath and ten -foot multi -use
pathway
None
9/19/18; no attendees
AZ -13-008, RZ-13-015 (DA Inst. No. 114030972); PP -13-
014
29
Description I Details Page
Ada Countv Hi2hwav District
• Staff report (yes/no) No
• Requires ACHD
Commission Action
Access (Arterial/Collectors/State
Hwy/Local)(Existing and Proposed)
Traffic Level of Service
Stub Street/Interconnectivity/Cross
Access
Existing Road Network
Existing Arterial Sidewalks /
Buffers
Proposed Road Improvements
Distance to nearest City Park (+
size)
Distance to other key services
Access via W. Webster Drive (local) and N. Oakstone Ave.
(local)
Stub streets proposed to the north into proposed Westbridge
Subdivision and to the south to the Jump Creek Subdivision.
Internal access through future phases of The Oaks North Sub.
None (undeveloped)
Approximately 2/3 of a mile to Keith Bird Legacy Park
Fire Service 29
• Distance to Fire Station Approximately 2 miles from Station No. 5
• Fire Response Time 6 minutes (does not meet response time requirements; level of
service expectation= 5 minutes)
• Resource Reliability 77% (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
Page 2
Description
Details
Page
• Accessibility
Does not meet all required access, road widths and
turnarounds; will need revisions to meet IFC requirements.
[Common drive is over 150' in length; two access points for
subdivisions over 30 buildable lots]
• Special/resource needs
An aerial device will not be required
• Water Supply
Requires 1,000 gallons per minute for two hours
• Other Resources
Police Service 29
• Distance to Police Station
8.5 miles from Meridian Police Department
• Police Response Time
4-5 minutes
• Calls for Service
10
• % of calls for service split
% of P3 CFS — 10%
by priority
% of P2 CFS — 90%
%ofPI CFS -0%
% of PO CFS — 0%
• Accessibility
Access for the Meridian Police Department is not an issue for
the proposed development in this area.
• Specialty/resource needs
No additional need
• Crimes
13 total
• Crashes
1
• Other Reports
West Ada School District
• Distance (elem, ms, hs)
Pleasant View Elementary (planned to open 2020):1/4 mile
Planned Middle School (SWC Chinden and Black Cat): +/- 1
mile
Owyhee High School (planned to open 2020): +/- 1 mile
• Capacity of Schools
• # of Students Enrolled
Grocery Store
Approximately 1 mile (Walmart)
COMPASS (Communities in
Motion 2040 2.0)
Page 3
2
C. Representative:
Engineering Solutions, LLP.
1029 N. Rosario Street, Suite 100
Meridian, ID 83642
IV. NOTICING
Newspaper Notification
Radius notification mailed to
properties within 300 feet
Applicant posted notice on site on:
Nextdoor posting
V. STAFF ANALYSIS
Planning & Zoning City Council
Posting Date Posting Date
12/28/2018
2/1/2019
12/26/2018
1/29/2019
1/7/2019
2/9/2019
12/26/2018
1/29/2019
A. The applicant proposes to rezone 7.39 acres of land from the R-15 zoning districts to the R-8
zoning district and to construct eighteen (18) detached single-family dwellings on lots ranging in
size from approximately 9,500 square feet to 15,000 square feet for an average lot size of 11,495
square feet. Previously, multi -family was proposed with this phase of development, which was
consistent with R-15 zoning. The proposed rezone to the R-8 designation will allow for
dimensional standards consistent with the size of lots and type of development now proposed.
This subdivision is proposed to develop in one (1) phase. The legal description submitted with the
application, included in Exhibit VILA, shows the boundaries of the property proposed to be
rezoned.
The applicant has submitted a separate development agreement modification application (H-
2018-0117) to omit the multi -family component as conceptually approved with The Oaks North
preliminary plat (PP -13-014). That application will be heard before City Council on February 19,
2019 per UDC Table 11-5A-2.
The Oaks North plat included 653 single-family homes with two (2) multi -family phases on
approximately 252 acres of land. The currently proposed modification to The Oaks North and
South development agreement is replacing both multi -family phases proposed with The Oaks
North with single-family residential lots. The Oakmore Subdivision will add eighteen (18) single-
family homes, while the other phase that is proposed to develop with single-family residences
rather than multi family (Oakwind) will add eighty-two (82) single family homes. With the
substitution of 100 single family residences for the multi -family phases the total approximate
build -out (as currently proposed) of The Oaks North and South will include approximately 750
single family residences, which is approximately 150 more single family residences than
originally proposed and approved.
The concept plan (shown in Exhibit VII.D) included with the original preliminary plat for this
phase of development depicted approximately sixty (60) multi -family units which would have
required a minimum of 10% open space and approximately three (3) qualified site amenities.
The applicant is not proposing any qualified site amenities with this phase of development.
Without the added amenities that the multi family developments would have been required to
construct, approximately 750 single family residences within The Oaks North and South will be
utilizing the same package of amenities originally approved and shown on the concept plan in
Exhibit VII.D below. Staff is concerned that the lack of qualified site amenities provided with this
Page 5
phase of development will put undue strain on the existing and planned amenities for other
phases of The Oaks. Staff recommends that the applicant provide an updated list of amenities and
a concept plan depicting current and planned qualified open space and amenities prior to the
Council hearing. Further, Commission should determine whether there are adequate amenities
and open space for a subdivision that will have approximately 750 single family homes at
completion.
Typically, a minimum of 10% open space is required for subdivisions that are 5 acres or more in
size as set forth in UDC 11-3G-3. The applicant is proposing 0.50 acres of qualified open space
or 6.77% for this phase of development. 10% open space is not being provided with this phase of
development because it will be part of the overall Oaks North subdivision and open space was
determined for the entire development. The percentage of qualified open space provided with this
phase of development is consistent with that required with the original plat and development
agreement (10.72% of the total development or 27.03 acres). Staff would like the Commission to
determine the adequacy of planned qualified site amenities for the entire development.
B. Comprehensive Plan Policies(https://www.meridiancity.orglcompplan):
"Review new development for appropriate opportunities to connect local roads and collectors to
adjacent properties (stub streets)." (3.03.020)
"Require street connections between subdivisions at regular intervals to enhance connectivity and
better traffic flow." (3.03.03C)
"Restrict private curb cuts and access points on collectors and arterial streets." (3.06.02D)
"Require pedestrian access in all new development to link subdivisions together and promote
neighborhood connectivity." (3.07.02C)
C. Existing Structures/Site Improvements:
There is one existing rural residence on the site that is proposed to be removed. In the applicant's
narrative they indicate that the structures are vacant. Therefore, staff recommends that the
applicant obtain a demolition permit for the Building Division and remove all structures within 60
days of Council's approval of the rezone ordinance.
D. Proposed Use Analysis:
The applicant proposes to construct 18 single-family detached dwellings on lots ranging in size
from 9,000 to 15,099 square feet, one (1) common driveway lot and five (5) common lots.
Single-family detached dwellings are listed as a principal permitted use in the R-4 zoning district
per UDC Table 11-2A-2.
E. Traffic
A full traffic impact study (TIS) was prepared for The Oaks Subdivision. ACHD has indicated
that a further TIS is not necessary for Oakmore Subdivision.
F. Dimensional Standards (UDC I1-2):
The minimum street frontage required per lot is sixty (60) feet in the R-4 zoning district. Lots 6
and 9, Block 1 in the proposed preliminary plat shall be revised to comply with that minimum
requirement or access shall be taken from a common driveway.
The preliminary plat and future development is required to comply with the dimensional
standards listed in UDC Table 11-2A-5 for the R-4 district; minimum lots size is 8,000 sq. ft.
Buildable lots range in size from approximately 9,000-15, 000 square feet, with an average lot
size of 11, 495 square feet, exceeding UDC standards.
Page 6
G. Access (UDC 11 -3A -3,11-3H-4):
Stub streets are proposed into the proposed Westbridge Subdivision to the north and to the Jump
Creek Subdivision to the south. Internal access is proposed through future phases of The Oaks
North Subdivision. Direct lot access to N. Black Road is not proposed or approved.
The proposed access points are consistent with Comprehensive Plan action item #3.06.02D and
UDC 11-3A-3 which restricts access points on arterial streets; only one access is proposed via
the arterial street (i.e. N. Black Cat Rd.).
H. Common Driveways (UDC 11-6C-3
One common driveway is proposed that shall be revised to comply with UDC standards. Per
UDC 11 -6C -3D-3 common driveways may be a maximum of 150' in length. The proposed 187 -
foot driveway shall be modified to comply with this requirement with the final plat application
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 are not 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 for the common driveway(s) 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. Parking (UDC 11-3C):
Off-street parking is required to be provided for single-family dwellings based on the number of
bedrooms per unit (i.e. 2, 3 and 4 bedroom units require 4 per dwelling unit with at least 2 in an
enclosed garage, other spaces may be enclosed or on a minimum 10' x 20' parking pad) in accord
with the standards listed in UDC Table 11-3C-6. Two and three -car garages are proposed with
parking pads in front of the garages in accord with UDC standards.
J. Pathways ( UDC 11-3A-8):
A micropath is depicted in the eastern part of the site providing connection to a common lot
abutting N. Black Cat Rd.
An additional micropath shall be required in the western part of the development through the
common area in Lot 1, Block I to provide connection to the Jump Creek Subdivision to the south
and in accord with Comprehensive Plan Action Item #3.07.02C.
Additionally, per the Meridian Pathways Master Plan, a ten foot multi -use pathway shall be
constructed along the west side off. Black Cat Rd. adjacent to Lot 7, Block 2.
K. Sidewalks (UDC 11-3A-17):
Five-foot detached sidewalks with parkways are proposed along both sides of W. Webster Ct. and
adjacent to common lots, in accord with UDC standards.
L. Landscaping (UDC 11-3B):
A 35 -foot wide street buffer is required along N. Black Cat Rd., in accord with the development
agreement and landscaped per the standards listed in UDC 11 -3B -7C. Landscaping is proposed in
accord with UDC standards.
Page 7
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.
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 -3G -3B.5 and UDC
11-3A-17.
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-1 OC.5. The applicant shall contact Elroy Huff, City Arborist, at 888-
3579 to schedule an appointment to confirm mitigation requirements prior to removal of any
trees on the site The mitigation plan should be included on the landscape plan submitted with the
final plat application.
M. Qualified Open Space (UDC 11-3G):
Typically, properties over five (5) acres in size are required to comply with minimum open space
and site amenity requirements as set forth in UDC 11 -3G -3A.1. Based on the area of the
preliminary plat (7.39 acres), a minimum of 10% (or 0.74 acres) qualified open space and one (1)
qualified site amenity would be required to be provided with the development if constructed on
its own. Staff recommends additional qualified open space be included with this phase of
development as discussed in the qualified site amenities section below.
N. Qualified Site Amenities (UDC 11-3G):
Proposed amenities for The Oaks North Subdivision consist of the following: The City's ten -foot
multi -use pathway along Five Mile Creek, a community swimming pool, children's play
structure, picnic shelter, pocket parks with amenities and additional qualified open space. As
mentioned in the analysis above, Staff is concerned that the qualified site amenities originally
approved may not be adequate for the number of single family residences proposed for the entire
development. Staff is recommending that a micropath be added to the western part of the site and
the continuation of the ten foot multi -use pathway along N. Black Cat Rd. be provided as
additional amenities for this phase of development. Additionally, Staff does recommend that the
Commission determine the adequacy of site amenities for the entire development during the
hearing January 17, 2019.
O. Fencing (UDC 11-3A-6, 11-3A-7):
Fencing is proposed within the development as depicted on the landscape plan. Six-foot tall
closed vision fencing is proposed at the rear of building lots along the boundary of the
subdivision and adjacent to existing and future subdivisions. Five-foot wrought -iron fencing is
proposed along the pathway to the common lot in the eastern part of the subdivision. The
proposed fencing is in compliance with UDC standards.
P. Waterways (UDC 11-3A-6):
The West Tap Sublateral crosses Lots 2-3, Block 1 and Lot 1, Block 3 in the proposed plat. The
lateral shall be piped or otherwise covered in accord with UDC 11 -3A -6B-3. Any required
easement shall be depicted with the final plat submittal.
Page 8
Q. 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.
R. 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.
See Section VIII -B Below for Public Works comments/conditions.
S. Building Elevations (UDC 11-3A-19 I Architectural Standards Manual):
Conceptual building elevation renderings were submitted for future detached homes within the
development, single -story and 2 -stories in height. Building materials consist of a mix of materials
with different types/styles of siding with stone veneer accents (see Exhibit F in Section VII.)
Because the rear and/or sides of 2 -story homes will be highly visible from the arterial street
(i.e. N. Black Cat Rd.), 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. NOTE: the proposed elevations
in this staff report are similar to the ones that are already approved and tied to the recorded
development agreement.
VI. DECISION
A. Staff:
The proposed density (2.44 gross units/acre) of the subdivision is at the below the desired density
in MDR designated areas (3-8 units/acre). However, when this phase is included with entire The
Oaks North subdivision the density aligns with the desired density for MDR and adds lot
diversity to the subdivision. The proposed rezone from R-15 to R-8 will allow for dimensional
standards consistent with the type of development now proposed.
For these reasons, Staff recommends approval of the proposed RZ and PP applications per the
provisions in Section VII.
B. Commission:
The Meridian Planning & Zoning Commission heard these items on January 17, 2019. At the
public hearing, the Commission moved to recommend approval of the subiect RZ and PP
requests.
a. Summary of Commission Public Hearing:
L In favor: Becky McKay, Applicant's Representative;
ii. In opposition: None
iii. Commenting: Becky McKay, Applicant's Representative
iv. Written testimony: None
y. Staff presenting application: Stephanie Leonard
vi. Other staff commenting on application: Bill Parsons
b. Key issue(s) of Public Testimony:
L None
Page 9
c. Key Issues of Discussion by Commission:
i. Open space and site amenities provided with this phase of development. Addition of
open space in the northwest corner of the development.
ii. Current common driveway length of 187' needs to be shortened to comply with Fire
Dept. standards.
d. Commission Change(s) to Staff Recommendation:
i. Add a condition that the common lot at the northwest corner of the plat extend into the
subdivision to the west to provide a larger common lot.
e. Outstanding Issue(s) for City Council:
i. The Commission recommends that the need for an additional amenity be discussed
during the Council hearing February 19, 2019.
Page 10
k1VA I = 0114 is 11.11 1 Ill
A. Legal Description and Exhibit Map for Zoning Boundary
LEGAL DESCRIPTION
OAKMORE SUBDIVISION
A parcel of land located in the NL- % of Section 28, T. 4N., R. WI-, E -M, Meridian, Ada
County, Idaho, more particularly descrlbed as tDllo+n+s'.
Commencing at a brass cap merking the southeast corner of said NEA from which
an aluminum cap marking the northeast corner oI said NE 1/a bears N 0"29'289 E a distance of
2638.62 feet;
Thence N 0°29'20" E along the easterly boundary of said NE'K a distance of 214.94
feet to the POINT OF BEGINNING;
feet;
Thence leaving said easterly boundary North 89'21'07' West a distance of 1312.30
Thence N 0°36'34" E a distance of 444.28 feet;
Thence S 89°22'11" E a distance of 175-08 feet;
Thence S 0°29'26" W a distance of 230.00 feet;
Thence S 89°22°02" E a distance of 1138.34 feet to a point on said easterly boundary
of the said Section 28;
Thence S 0'29"20" W along said easterly boundary a distance of 214.64 feet to the
POINT SOF BEGINNING.
This parcel contains 7.39 acres and is subject to any easements existing or in use.
Clinton W. Hansen. FL5
Land Solutions, PG
Wober 8, 2018
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Page 11
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LEGAL DESCRIPTION
OAKMORE SU13D1VIS10N Rl"ZONE — R-8
A parcel of land located in the NE'/ of Section 28, T. 4N., R,1W_, B.M., Meddian, Ada
County, Idaho, more particularly described as follows:
Commencing at a brass cap marking the southeast corner of said NE'1, from which
an aluminum cap marking the northeast corner of said NE's gears N 0°29'20" E a distance of
263I3.62 feet;
Thence N 0°29`20" E along the easterly boundary of said NE'l4. a distance of 214.94
feet to the POINT OF BEGINNING,
feet,
Thence leaving said easterly boundary North 89'21'07" West a distance of 1312.36
Thence N W36'34" E a distance of 444,28 feet;
Thence S 89°22'111" E a distance of 176.88 feet;.
Thence S 0429'20"'u'U' a distance of 2 30.0 0 feet;
Thence 5 89°22'02" E a distance of 1136.34 feet to a point on se id easterly boundary
of the said Section 28;
Thence 8 0°29'20'° W slang said easterly boundary a distance of 214.64 feet to the
POINT OF BEGINNING.
This parcel contains 7,39 acres and is subject to any easements exirAing or in use.
Clinton W_ Hansen, PLS
Land Solutions, PC s T '
Oct€rber 8, 2018 -
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Page 12
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Page 13
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Page 13
B. Preliminary Plat (dates 0,19Q0) Revised: 2/8/2019
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Page 16
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LAND5CAPE CALCULATIONS
D. Approved Concept Plan for The Oaks North (PP -13-014)
THE OAKS NORTH SUBDIVISION
MERIDIAN, IDAHO PRELIMINARY PLAT LANDSCAPE PLAN ..Z nom, Saeun�xs_
Page 17
E. Building Elevations
C'[l[WMYSIDE COLLECTION — EXAMPLE PLE ELE'LVATIQNS
The Bennett
The Mathison
The Iu glsley
Page 18
The Carlisle
The Kinast an
The Alexander
Page 19
The Wescott
The Ricl3.L—md
Page 20
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GARDEN COLLECTION
THE OLIVER
Page 22
GARDEN COLLECTION
THE OLIVER
Page 23
WOODL --N D C OLLECTIONT— EXAMPLE ELEVATIONS
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The Barrett
The Chapman
The Emerson
The Gilbert
Page 24
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Page 26
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A. PLANNING DIVISION
1. The applicant shall comply with all conditions of previous approvals (AZ -13-008, RZ-13-
015, DA Inst. No. 114030972; PP -13-014) associated with this property.
2. The preliminary plat included in Section VII.B, shall be revised as follows:
a. Note #10 shall be revised to include the name of the organization or entities responsible
for maintaining the common driveway serving Lots 2 and 3, Block 3.
b. Note #6: Revise to include the approved addendum to the development agreement (Inst.
No. 11403 0972) and omit the previous development agreement.
c. The West Tap Sublateral crossing Lots 2 and 3, Block 1 and Lot 1, Block 3 shall be piped
or otherwise covered in accord with UDC 11 -3A -6B-3. Any required easements resulting
from the relocation of the lateral shall be depicted with the final plat submittal.
d. Lots 6 and 9, Block 1 shall have a minimum 60 -foot wide street frontage unless access is
to be provided via the common driveway.
e. The common lot at the northwest corner of the plat shall extend into the subdivision to
the west to provide a larger common lot.
3. The landscape plan included in Section VII.0 shall be revised as follows:
a. The West Tap Sublateral crossing Lots 2 and 3, Block 1 and Lot 1, Block 3 shall be piped
or otherwise covered in accord with UDC 11 -3A -6B-3. Any required easements resulting
from the relocation of the lateral shall be depicted with the final plat submittal.
b. Include mitigation information on the plan for any existing 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 one hundred percent replacement as set forth in UDC 11-313-1OC.5; contact
Elroy Huff, City Arborist, (208-489-0589) to schedule an inspection to determine
mitigation requirements prior to removal of any trees from the site.
c. A micropath shall be depicted within Lot 1, Block 1.
d. Provide a ten -foot multi -use -pathway with a public use easement to the west of N. Black
Cat Road.
e. The common lot at the northwest corner of the plat shall extend into the subdivision to
the west to provide a larger common lot.
Page 27
4. If there are any irrigation easements greater than ten -feet in width, they shall be included in a
common lot that is a minimum of 20 feet in width and outside of a fenced area, unless
modified by City Council per UDC 11 -3A -6D.
For lots accessed by common driveways, 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.
6. A perpetual ingress/egress easement is required to be filed with the Ada County Recorder for
all common driveways, 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.
Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-
6B-7.
8. The amended development agreement shall be recorded prior to submittal of a final plat
application for the proposed development.
9. Prior to final plat approval, the applicant shall submit a public access easement for a
detached, multi -use pathway running the length of the development on the west side of N.
Black Cat Road to the Planning Division for Council approval and subsequent recordation.
The easement shall be a minimum of 14' wide (10' pathway + 2' shoulder each side) and may
fall within the required landscape buffer.
10. The amended development agreement shall be recorded prior to submittal of a final plat
application for the proposed development.
11. The preliminary plat is approved contingent upon City Council approval of the associated
modification to the Oaks North and South development agreement.
12. The final plat, and any phase thereof, shall substantially comply with the approved
preliminary plat as set forth in UDC 11 -6B -3C2.
B. PUBLIC WORKS DEPARTMENT
1 Site Specific Conditions of Approval
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.oMIgublic_works.aspx?id=272
1.2 As proposed, the water distribution network can supply 1,500 gpm flow at build -out. If a
fire flow greater than 1,500 gpm is needed, applicant shall contact the Public Works
Department to determine availability. Each phase will need to be modeled individually at
the time of platting.
1.3 Any existing water mainline stubs from Black Cat Road must be abandoned at the
mainline in Black Cat Road per Meridian Public Works Standards.
2 General Conditions of Approval
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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 addressed 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.
Page 29
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
Page 30
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.
C. FIRE DEPARTMENT
http: //weblink. meridian ci ty. org/weblink8/0/doc/159192/Pagel. asvx
D. POLICE DEPARTMENT
http://weblink. meridian ciV. orgwweblink8/0/fol/158920/Rowl.aspx
E. PARKS DEPARTMENT
(��VEF,IDIAN�-�
Parks and Recreation
Reviewer: Kim Warren f Pathways Project Manager
Planner Assigned: Bill Parsons
ProjectName,. Oakmore Sub File No: H -201B-0118 Date: 11 Jan 2019
The following will be required for development of the proposed project;
CONDITIONS OF APPROVAL - PATHWAYS
1. The project developer shall design and construct a multi -use pathway consistent with the
location and specifications set forth in the Meridian Pathways Master Plan (Chapter 3). Any
proposed adjustments to pathway alignment shall be coordinated through the Pathways
Project Manager.
2. Prior to final approval, the applicant shall submit a public access easement for a detached,
multi -use pathway running the length of the development on the west side of Black Cat Road to
the Planning Division for Council approval and subsequent recordation. The easement shall be
a minimum of 14` wide (ICY pathway t 2' shoulder each side) and may fall within the required
landscape buffer. Use standard Chy template for public access easement. Easement checklist
must occompany all easement submittals.
3. Prior to City Engineer signature on the final plat, the applicant shall depict a public access
easement for the multi -use pathway(s) [described above] on the final plat.
4. Construct multi -use pathway per typical paving section(s) shown in the Meridian Pathways
Master Plan Chapter 3.
5. The owner (or representative association) of the property affected by the public access
easement shall have an ongoing obligation to maintain the multi -use pathway.
Page 31
F. DEPARTMENT OF ENVIRONMENTAL QUALITY (DEQ)
http: //weblin k. meridianciU. org/weblink8/0/doc/159241/Page1.aspx
G. IDAHO TRANSPORTATION DEPARTMENT (ITD)
http://weblink.meridiancity.org/weblink8/0/doc/160261/Pa eg l.aWx
H. ADA COUNTY HIGHWAY DISTRICT (ACHD)
D. Site Soecific Conditions of Atmroval
1, Dedicate right-of-way to total 48 -feet from the centerline of Black Cat Road abutting the site.
Compensation -mill be not provided for the rightrof--way dedication.
2. Construct a S -foot wide detached concrete sidewalk on Black Cat Road located a minimum of 41 -
feet from the centerline of Black Cat Road abutting the Site- Provide a pemaanent right-of-way
easement for the detached sidewalk located outside the dedicated right-of-way
3. Extend Webster Drive and Oakstone Avenue into the site, as proposed.
4. Construct the internal local Streets as 33 -foot wide Street sections with curia, gutter, and minimum
5 -foot wide concrete Sidewalks within 47 -feet of right -of -way -
5. Construct the coal -de -sac at the terminus of Webster Court with a minimum radius of 45-feet-
Oakmore Subdivision
6. Construct one stub street to the north- Oakstone Avenue- located 770 -feet west of Black Cat
Road, as proposed. Install a sign at the terminus of Oakstone Avenue stating that, `THIS ROAD
WILL BE EXTENDED IPI THE FUTURE.
Direct lot access to Black Cat Load is prohibited .and shall be noted on the final plat.
8. Submit civil plans to ACHD Development Services for review and; approval- The impact fee
assessment will not be released until the civil plans are approved by ACHD.
9. Payment of impact fees is due prior to issuance of a building permit.
10. Comply with all Standard Conditions of Approval -
I. CENTRAL DISTRICT HEALTH DEPARTMENT (CDHD)
http://Weblink.meridiancity.org/weblink8/0/doc/159660/Pa eg l.aspx
Page 32
I k: W10111101M
A. Annexation and/or Rezone (UDC 11-513-3E)
Required 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 and/or rezone, the council shall make the following findings:
The map amendment complies with the applicable provisions of the comprehensive
plan;
The Applicant is proposing to rezone the subject 7.39 acres of land from the R-15 to the R-4
zoning district and to develop eighteen (18) new single-family residential homes. The
Commission finds that the proposed rezone complies with the provisions of the Comprehensive
Plan and future land use map (see section VII above for more information).
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The Commission finds that the proposed map amendment to the R-4 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;
The Commission 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.
The Commission recommends that the 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
The Commission 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 (as applicable) is in the best interest of city.
This finding is not applicable as the property is already annexed into the City.
B. Preliminary Plat (UDC 11-6B-6)
In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the
decision making body shall make the following findings: (Ord. 05-1170, 8-30-2005, eff. 9-15-
2005)
1. The plat is in conformance with the comprehensive plan and is consistent with this
unified development code; (Ord. 08-1372, 7-8-2008, eff. 7-8-2008)
The Commission finds that the proposed plat is in substantial compliance with the adopted
Comprehensive Plan in regard to land use, transportation, and circulation. Please see
Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for more
information.
Page 33
Public services are available or can be made available and are adequate to
accommodate the proposed development;
The Commission finds that public services will be provided to the subject property upon
development. (See Exhibit B of the Staff Report for more details from public service providers.)
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, the Commission 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;
The Commission recommends the Council rely upon comments from the public service
providers (i.e., Police, Fire, ACHD, etc.) to determine this finding. (See Exhibit B for more
detail.)
5. The development will not be detrimental to the public health, safety or general welfare;
and
The Commission is not aware of any health, safety, or environmental problems associated
with the platting of this property that should be brought to the Council's attention. ACHD
considers road safety issues in their analysis. The Commission recommends that the Council
consider any public testimony that may be presented when determining whether or not the
proposed subdivision may cause health, safety or environmental problems of which the
Commission is unaware.
6. The development preserves significant natural, scenic or historic features. (Ord. 05-
1170, 8-30-2005, eff. 9-15-2005)
The Commission is unaware of any significant natural, scenic or historic features that need to
be preserved with this development.
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