PZ - Staff ReportSTAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 6/20/2019
DATE:
TO: Planning & Zoning Commission
FROM: Stephanie Leonard, Associate Planner
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2019-0062
Caldera Canyon
LOCATION: 1294 E. Leigh Field Dr., in the SE 1/4 of
the NE 1/4 of Section 31, Township 4N.,
Range IE.
I. PROJECT DESCRIPTION
C��fIEN!IANC.
Request for a preliminary plat consisting of sixteen (16) building lots and three (3) common lots on
2.83 acres of land in the R-8 zoning district; and request to modify the existing development
agreement to remove the subject property and to enter into a new agreement.
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)
Neighborhood meeting date; # of
attendees:
History (previous approvals)
Details
2.83
MU-N/N.C.
One (1) Single-family residence
SFR subdivision
R-8
R-8
19 total (16 bldg./3 common)
1 phase
16 SFR units
5.65 du/acre gross; 6.91 du/acre net
April 15, 2019; 7 attendees
Annexed with Quenzer North Subdivision (AZ -05-063, DA
Inst. No. 106064914; PP -05-063); final platted as Lot 7,
Block 31 of Quenzer Commons No. 10 (FP -06-020)
Page 1
B. Community Metrics
Description Details Page
Ada County Highway District
• Staff report (yes/no) No
• Requires ACHD No
Commission Action
Access (Arterial/Collectors/State
One (1) point of access to E. Leigh Field Dr. (collector)
Hwy/Local)(Existing and Proposed)
Stub Street/Interconnectivity/Cross
One (1) stub street proposed to the north
7
Access
Staff recommends a driveway extension to the west to
provide access to Lot 12, Block 2 and provision of a local
street stub to the east for future interconnectivity.
Existing Road Network
Existing Arterial Sidewalks /
Five-foot attached sidewalk along E. Leigh Field Dr.
Buffers
Distance to nearest City Park (+
3/4 mile to Champion Park
size)
— 1 mile to Settlers Park
Fire Service 20
• Distance to Fire Station
+/- 0.4 miles from Fire Station No. 3
• Fire Response Time
2 minutes (under ideal conditions)
• Resource Reliability
82% (does not meet target goal of 85% or greater)
• Risk Identification
1=residential
• Accessibility
Project meets all required access, road widths and
turnarounds. The common driveway will need to be signed
"No Parking Fire Lane". Coordinate with addressing
technician for common driveway sign.
• Special/resource needs
Project will not require an aerial device.
• Water Supply
1000 gal./minute for 1 hour required
Police Service 22
• Distance to Police Station
3 miles
• Police Response Time
3-4 minutes (under average response time in Meridian)
• Calls for Service
Between 4/1/2018-3/31/2019 PD responded to 485 calls for
service within a mile of the proposed development.
• % of calls for service split
See PD comments in Section VIII. D
by priority
• Accessibility
No issues with proposed access
• Specialty/resource needs
None
• Crimes
97
• Crashes
34 (41% injury related)
West Ada School District
• Distance (elem, ms, hs)
Prospect Elementary: +/-'/a mile
Pathways Middle School: +/- 1/3 mile
Rocky Mountain High School: +/- 1.65 miles
Wastewater
• Distance to Sewer Services
0 Ft.
• Sewer Shed
White Drain Trunkshed
• Estimated Project Sewer
See application for detail
ERU's
• WRRF Declining Balance
13.68
• Project Consistent with
Yes
WW Master Plan/Facility
Plan
Page 2
Description
Details
Page
• Impacts/Concerns
Flow commitments have been added (1,840 GPD avg. sanitary
flow; 59 GPD avg. infiltration flow). Ensure that water and
sewer service stubs meet the minimum horizontal separation
requirements.
Water
• Distance to Water Services
0 Ft.
• Pressure Zone
2
• Estimated Project Water
See application for detail
ERU's
• Water Quality Concerns
None
• Project Consistent with
Yes
Water Master Plan
• Impacts/Concerns
Water main size must be notated on the construction plans.
Water main in common drive must be eliminated and replaced
with water services to serve the homes off of the common
drive. What is proposed for the "Not-A-Part" lot 12 and how
will it ultimately be served for water?
C. Project Area Maps
Future Land Use Map
Aerial Map
Zoning Map
Page 3
Planned Development Map
III. APPLICANT INFORMATION
A. Applicant/Owner:
Vanessa Klaus
1294 E. Leigh Field Dr.
Meridian, ID 83646
B. Representative:
Penelope Constantikes, Riley Planning Services, LLC.
P.O. Box 405
Boise, ID 83701
IV. NOTICING
Newspaper Notification
Radius notification mailed to
properties within 300 feet
Radius notification published on
Nextdoor posting
V. STAFF ANALYSIS
Planning & Zoning
Posting Date
5/31/2019
5/28/2019
6/7/2019
5/28/2019
City Council
Postin! Date
The development agreement modification proposes to remove the subject property from the terms of
the existing development agreement (Inst. #106064914, AZ -05-063 Quenzer North Subdivision) and
enter into a new development agreement for the proposed development. The applicant requests to
enter into a new development agreement as this property is going to be developed independently from
the Quenzer Commons Subdivision, in which it was originally annexed, zoned and platted. A legal
description and exhibit map will need to be submitted that incorporates the overall Caldera Canyon
development prior to the City Council hearing.
Page 4
The proposed preliminary plat consists of sixteen (16) building lots and three (3) common lots on
2.83 acres of land in an R-8 zoning district. The subdivision includes one (1) existing home and is
proposed to develop in one (1) phase.
A. Future Land Use Map Designation(hyps://www.meridiancity.org/compplan)
Mixed Use Neighborhood (MU -N) with a Neighborhood Center (N.C.) overlay — The purpose of
the MU -N designation is to assign areas where neighborhood -serving uses and dwellings are
seamlessly integrated into the urban fabric. N.C. overlays are intended to create a centralized,
pedestrian and service-oriented focal point for neighborhood scale development. N.C. areas are
conceptual and are intended to identify a maximum walking distance of 1/4 mile from the core of a
neighborhood center. The proposed development was originally annexed, zoned and platted as
Lot 31, Block 7 of the Quenzer Commons No. 10 Subdivision. Although the proposed development
is only 2.83 acres in size it proposes to extend a grid -like street to the north, which will provide
an opportunity for the property to the north to fulfill characteristics of the MU-N/N. C
designation. Since the parcel was already zoned R-8, is providing an opportunity for surrounding
properties to redevelop and reflects a similar design and layout to the original Quenzer
Commons No. 10 subdivision to the west, stafffinds the proposed subdivision is consistent with
the FL UM designations for the area.
Further, there is an existing five acre parcel on the east boundary that has not yet annexed into
the City. With future development of this property the City will be requiring additional
neighborhood serving uses and integrated land uses as envisioned by the Comprehensive Plan.
The proposed gross density is 5.65 du/acre while the net density is 6.91 du/acre, which falls
slightly below the MU -N target density of 6-12 units/acre and the N.C. target density of 8+
units/acre. Given the infill nature of the 2.83 acre site, staff is of the opinion that although the
density is slightly lower than the target density, the proposed development is generally consistent
with the MU -N, N.C. FLUM designation and is appropriate for this site.
B. Comprehensive Plan Policies (https://www.meridiancity.or /g compplan):
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):
• "Permit new development only where urban services can be reasonably provided at the time of
final approval and development is contiguous to the City." (3.01.0117)
Services to this area are available and can be reasonably provided since the MFD and MPD
are already servicing the area.
• "Review new development for appropriate opportunities to connect local roads and collectors
to adjacent properties (stub streets)." (3.03.020)
The applicant proposes to stub the local street bisecting the subject property to the north for
future extension. Staff's recommendation to extend the driveway from Lot 12, Block 2 and add
a stub to the property to the east would further enforce this action item and would increase
interconnectivity among developments.
• `Encourage infill development." (3.04.02B)
This site was originally platted as part of the Quenzer Commons No. 10 subdivision and is
located adjacent to several existing residential subdivisions. The applicant's proposal includes
similarly sized lots and will complement existing subdivisions.
Page 5
• "Consistent with the Transportation and Land Use Integration Plan, require all new residential
neighborhoods to provide sidewalks, curb and gutters, and complete streets." (3.07.02B)
The applicant has proposed a public roadway extending north/south through the development
with five-foot attached sidewalks to increase vehicular and pedestrian connectivity to future
developments.
C. Existing Structures/Site Improvements:
There is one (1) existing home on this site that is proposed to remain and is located on Lot 12,
Block 2. The existing structure meets the required setbacks of the R-8 zoning district; any
additions to the lot will be subject to R-8 zoning district dimensional standards.
Any remaining structures aside from the home and ancillary structures on Lot 12 shall be
removed prior to signature on the final plat by the City Engineer.
The applicant has submitted a concept of possible redevelopment for the site should the property
owner leave the premises in the future (see Exhibit VILE). If the site does redevelop, the common
driveway length shall be approved by the Meridian Fire Department in accord with UDC 11 -6C -
3D3.
D. Proposed Use Analysis:
The applicant proposes to construct fifteen (15) single-family detached dwellings with one (1)
existing home to remain at the southwest portion of the site (Lot 12, Block 2), with three (3)
common lots, one (1) of which is a common driveway. Single-family detached dwellings are
listed as a principally permitted use in the R-8 zoning district per UDC Table 11-2A-2.
E. Dimensional Standards (UDC 11-2):
This development is subject to the R-8 zoning district dimensional standards in UDC Table 1I -
2A -6 (see below). Buildable lots range in size from approximately 4,032 square feet to
approximately 5,372 square feet, excluding the existing lot at 34,668 square feet, complying with
the UDC minimum dimensional standard of 4, 000 square feet per dwelling unit.
Page 6
R-8 Standard
Requirement
Minimum property sizeldwelling unit (in square feet]
4,000
Minimum street frontage (in feet):
4D
9 With alley loaded garage, side entry garage, or private mew lots
32
Street setback' to garage (in feet):
20
Loral
2D
Collector 25
Alley
Interstate
Street setback' to living area (in feet):
Maximum building freight {n feet)
Local 10
9 Collector 25
A Alley
Interior side setback (in feet)
Rear setback (in feet]
12
Street landscape buffeT2 (in feet):
Collector
20
Arterial
25
Entryway corridor
35
Interstate
a0
Maximum building freight {n feet)
35
F. Access (UDC 11-3A-3):
A public street is proposed to extend to the north from E. Leigh Field Dr. and will be stubbed to
the property to the north (parcel #R1608650331) for future extension should redevelopment
occur.
UDC 11 -3A -3A.3 requires all subdivisions provide local street access to any use that currently
takes access from a collector road. The existing home on Lot 12, Block 2 proposes to retain their
direct access to E. Leigh Field Dr. as part of this project. Staff recommends that the applicant
extend the driveway from Lot 12, Block 2 to N. Heritage View Ave. and extend a stub street to
Ada County parcel to the east.
The applicant is seeking a council waiver to allow the existing home to maintain access and to
refrain from extending a stub to the east in accord with UDC 11-3A-3. If Council does not grant
the access waiver for both requests, the applicant shall redesign their plat to provide local street
access to Lot 12, Block 2 and the parcel to the east.
NOTE: If the streets are extended as recommended by staff, this may require the applicant to
lose several lots which reduces the density even further than what is desired in the MU -N
designated area as noted above.
G. Sidewalks (UDC 11-3A-17):
The five-foot attached sidewalk adjacent to E. Leigh Field Dr. was constructed with the
development of Quenzer Commons Subdivision No. 10. The applicant proposes to construct
five-foot attached sidewalks within the development along the local street extending north (N.
Heritage View Ave.) in accord with UDC standards.
Page 7
H. Landscaping (UDC 11-3B):
UDC 11-2A-6 requires a 20 -foot landscape buffer along E. Leigh Field Dr. There is an existing
landscape buffer that was installed with Heritage Commons No. 1. The 20 -foot landscape buffer
was placed in an easement with the approval of Heritage Commons No. 1. In accord with UDC
11-313-7, the applicant proposes to place a majority of the landscape buffer within a common lot
that is to be owned and maintained by the home owner's association. A portion of the eastern
part of the landscape buffer along E. Leigh Field Dr. is located within an easement; the
landscape buffer shall be located within a common lot extended from Lot 1, Block 2, or the
applicant shall be required to seek alternative compliance prior to final plat approval.
Additionally, if the applicant is not granted a waiver for direct access to E. Leigh Field Dr. for
Lot 12, Block 2, the applicant will be required to convert the frontage into a 20 foot landscape
buffer located within a common lot in accord with UDC standards.
The 20 -foot landscape buffer currently includes mature arborvitaes, the applicant's narrative
proposes to include trees and vegetative groundcover in compliance with UDC 11 -3B -7C-3
requirements. The applicant shall revise the landscape plan to include four (4) additional trees to
comply with these requirements.
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 coordinate with Elroy Huff, City Arborist
to confirm mitigation requirements.
I. Qualified Open Space/Site Amenities (UDC 11-3G):
UDC 11-3G-2 does not require open space or amenities for developments under five (5) acres in
size. The subject property is 2.83 acres in size, as such, open space and amenities are not
required.
J. Fencing (UDC 11 -3A -6,11-3A-7):
A six-foot vinyl fence is proposed along the north and east boundaries of the subject site; six-foot
fencing constructed with Quenzer Commons exists along the west boundary. Proposed fencing
complies with UDC standards.
K. Common Driveways (UDC 11 -6C -3D):
The applicant is proposing a common driveway for the development to provide access to four (4)
of the sixteen (16) proposed homes in the development. The common driveway is proposed to be
extended from a proposed local public street (N. Heritage View Ave.) from the east.
Common driveways shall be a maximum of one -hundred -fifty feet (150') in length unless
otherwise approved by the Meridian Fire Department. The proposed length of the driveway
measures approximately 140' in compliance with UDC standards. However, the current edge
of pavement measures approximately 25 feet short of two (2) building lots accessing the
common driveway at the west part of the site (Lots 7 and 11, Block 2). The common driveway
exhibit (see Exhibit VII. C) depicts the driveways of Lots 7 and 11, Block 2 curving at an angle,
which do not appear to align with the paved area of the common driveway. The applicant shall
clarify the alignment of the subject driveways with the common driveway and, if applicable,
shall adjust the edge of pavement accordingly with approval from the Fire Department.
For all common driveways, 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 that easement shall be submitted to
the Planning Division prior to the City Engineer's signature on the final plat.
Page 8
Lots 5 and 9, Block 2 are not proposed to take access via the common drive, however are required
to adhere to the common driveway requirements in UDC 11 -6C -3D.5. All driveways for
properties abutting a common 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 wide landscape buffer.
L. Pressurized Irrigation System (UDC 11-3A-15):
An underground pressurized irrigation (PI) system is required to be provided for each lot within
the development.
The current proposal depicts the PI pump station within a buildable lot (Lot 9, Block 2). UDC 11-
3B -6E requires that pressurized irrigation stations be placed on a lot solely dedicated to the pump
station; the applicant shall reconfigure the lots to include a common lot for the pump station.
M. 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.
N. Building Elevations (UDC 11-3A-19 I Architectural Standards Manual):
Conceptual building elevations were submitted for the future homes within this development.
Building materials consist of stucco, hardy plank and board -and -batten siding with some stone
accents (see Exhibit VILE). Proposed homes will be single -level and will complement existing
homes in surrounding neighborhoods. Single -story homes are exempt from review from the
Planning Division on those lots adjacent to E. Leigh Field Drive.
VI. DECISION
A. Staff:
Staff recommends approval of the proposed development agreement modification and preliminary
plat requests for this site with the modified development agreement provisions and conditions
listed in Section VIII of this report in accord with the findings contained in Exhibit D.
Note: The driveway access for the existing home via E. Leigh Field Dr. and current
configuration of the plat in regard to the property to the east requires Council approval of a
waiver to UDC 11-3A-3, which limits access via collector streets when access via a local street
is available. In this case, access is available via one (1) proposed local street (N. Heritage View
Ave.). If a waiver is not approved, the plans submitted with the final plat application should be
revised accordingly.
Page 9
VII. EXHIBITS
A. Preliminary Plat (date: 4/11/2019)
PRFIAMINARV PLAT FOR
CALDERA CANYON SUBDIVISION
LOT 7, BLOCK S1 OF QUENZER COMMONS SUBDIVISION NO. 10
LOCATED IN THE SE Ifo OF THE NE 1/4 OF SECTION 31
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LANDSCAPE PLAN FOR
CALDERA CANYON SUBDIVISLON
LOT 7, BLOCK SI OF QUEMEB COMMONS SUBDIVISION N0, 10
LOCATED IN THE SE 114 OF THE NE 114 OF SECTION 31
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Page 12
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E. Redevelopment Exhibit
PRM'WWARYPLAT FOR
CALDERA rAhYnu SUBDIVISION
LOT 7, BLOCK 31 OF QUENZER COMMONS SURDIVISJOK NO. 00
LOCATED IN THE SE 114 OF THE NF 114 OF SECTION 31
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A. PLANNING DIVISION
1. A new Development Agreement (DA) is required as a provision of the request for a
modification to the existing DA to exclude this property from the existing agreement (Inst.
No. 106064914). A new DA shall be entered into between the City of Meridian, the property
owner, 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 approval. The DA shall, at minimum, incorporate the following
provisions:
a. Future development of this site shall comply with the preliminary plat, redevelopment
plan for Lot 12, Block 2, landscape plan and conceptual building elevations included in
Section VII and the provisions contained herein.
b. Direct lot access to E. Leigh Field Drive is prohibited unless waived by City Council in
accord with UDC 11-3A-3.
2. The preliminary plat included in Section VII.A, shall be revised as follows:
a. The applicant shall include the pump station within a common lot in accord with UDC
11 -3B -6E.
b. Lot 12, Block 2 shall take access from N. Heritage View Ave. in accord with UDC 11-
3A -3A.3, unless waived by City Council.
c. The applicant shall provide a stub street to the property to the east (parcel
#RI608650375) for future interconnectivity unless waived by City Council in accord
with UDC 11 -3A -3A.3.
d. Include a note stating ownership and maintenance responsibilities for the common lots.
e. Include a note stating access via common driveway is restricted to Lots 6, 7, 10, and 11,
and if applicable, a lot that may result from redevelopment of Lot 12.
£ The applicant shall clarify the alignment of the driveways to Lots 7 and 11, Block 2 with
the common driveway and, if applicable, shall coordinate with the Fire Department and
adjust the edge of pavement accordingly.
g. The landscape buffer currently depicted as an easement along E. Leigh Field Dr. shall be
located within a common lot extended from Lot 1, Block 2 in accord with UDC 11 -3B -
7C, or the applicant shall be required to seek alternative compliance prior to final plat
approval.
h. If the applicant is not granted a waiver for direct access to E. Leigh Field Dr. for Lot 12,
Block 2, the applicant shall convert the frontage into a 20 -foot landscape buffer located
within a common lot in accord with UDC 11 -3B -7C.
3. The landscape plan included in Section VII.B shall be revised as follows:
a. Four (4) trees shall be added within the street buffer along E. Leigh Field Dr. in accord
with UDC 11-313-7C.3b.
Page 16
b. The applicant shall coordinate with Elroy Huff, City Arborist, to confirm any mitigation
requirements for trees proposed to be removed. The mitigation plan shall be referenced
on the landscape plan submitted with a final plat application.
c. The landscape buffer currently depicted as an easement along E. Leigh Field Dr. shall
buffer be located within a common lot extended from Lot 1, Block 2 in accord with UDC
11 -3B -7C, or the applicant shall be required to seek alternative compliance prior to final
plat approval.
d. If the applicant is not granted a waiver for direct access to E. Leigh Field Dr. for Lot 12,
Block 2, the applicant shall convert the frontage into a 20 -foot landscape buffer located
within a common lot in accord with UDC 11-313-7C.
4. A legal description and exhibit map will need to be submitted that incorporates the overall
Caldera Canyon development prior to the City Council hearing.
5. Depict fencing on building lots adjacent to common open space lots in residential areas to
distinguish common from private areas as set forth in UDC 11 -3A -7A.7.
6. A perpetual ingress/egress easement for the common driveway(s) 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. A copy of the easement shall be
submitted to the Planning Division prior to signature on the final plat.
7. All driveways for properties abutting a common 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 wide landscape
buffer.
8. Comply with all bulk, use, and development standards of the R-8 zoning district listed in
UDC Table 11-2A-5.
9. Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as
set forth in UDC 11-3A-6.
10. Provide a pressurized irrigation system consistent with the standards as set forth in UDC I I -
3A-15, UDC 11-3B-6 and MCC 9-1-28.
11. Comply with the sidewalk standards as set forth in UDC 11-3A-17.
12. Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-313-51
13. Construct storm water integration facilities that meet the standards as set forth in UDC I I -
3B -11C.
14. 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.
15. 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.
16. Comply with all provisions of UDC 1 I -3A-3 with regard to maintaining the clear vision
triangle.
17. The applicant and/or assigns shall have the continuing obligation to provide irrigation that
meets the standards as set forth in UDC I1 -3B-6 and to install and maintain all landscaping
as set forth in UDC I1 -3B-5, UDC 11-313-13 and UDC 11-3B-14.
Page 17
18. The project is subject to all current City of Meridian ordinances.
19. 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.
20. 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.
21. 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.
22. The final plat, and any phase thereof, shall substantially comply with the approved
preliminary plat as set forth in UDC 11 -6B -3C2.
23. 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.
24. 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
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.meridianci , .or / ublic_works.aspx?id=272
1.2 Applicant shall be required to establish a new water service directly to the existing water
main in E. Leigh Field Drive for Lot 12, Block 2, and abandon the existing service from
N. Heritage View Avenue per the Meridian Design Standards. Due to the size of the
existing structure on Lot 12, Block 2, and the potential for increased demand on this lot, a
one -inch single service/meter will be required.
1.3 Independent sewer and water services lines for each lot shall be required in the common
driveway Lot, Block 2 in lieu of mainlines as proposed.
2. General Conditions of Approval
2.1 Applicant shall coordinate water and sewer main size and routing with Suez Water Idaho,
and the Meridian 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 sewer mains outside of public right
of way. The easement widths shall be 20 -feet wide for a single utility. The easements
shall not be dedicated via the plat, but rather dedicated outside the plat process using the
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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 may be necessary.
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, and road base approved by the Ada County Highway District prior to issuance
of building permits.
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.
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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, 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.
C. FIRE DEPARTMENT
hyp://weblink. meridianciU.ory/web link8/0/doc/161916/Pa el�.aspx
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MERIDIAN FIRE DEPARTMENT
:STAFF REPORT
DATE: 5!23!2019
TO, Stephanie Leonard
P.E.V11✓WEX: Joseph Bo4oeno, deputy Chief of Prevention 208-885-1234
SUBJECT; H-2019-0159
PROJECT NAME., Caldera C'anya3i PP
Fire Dcrrarimcni Summary of Rewert:
I, wire Response Tfine Travel time from nearest fire station {Ic%,cl of scrvicc expwation goal= 5 mi nut,-.-,,)
This develupmem is !:viii miokttes (under ideal c:undWons) from the Fit -crest firr slalion — Fire Station
3, This fire sta<tiun is appruxitnatcly 0.4 miles from the project. If approve d, the Firc Drupartmcnt can
meet the response time goals.
?. Resource reliability Current reliability of closest Iirc station (Rcliabiility° goal is 85% or greater)
This devOupmenl ix closest tv Fire Statiou 03. Current reliability is 82% from this station. and dues
not rneel lite targeted goal of 85% or grr:iter.
3. Risk Identification Rik Factor { l mickrntial, 2=residcntial with hazards, 3=4;vmmc:rcia1,
4=comm rcial with hazards, 5=industrial)
This propnzcd "ommercial development has a risk factpr of 1, in which current rkwsurtx� n mild be
adequate to suppler sen -ice ter this propose project. Other hazards may be found once the de+elopement
is completed.
d. €Citicihilit► Raaaulwaly rake sm, tniflia
This project mee:�ts all required access, road-Aidlhs and ternarounds. The eonknion driveway Will need
to be signed "No Parking Fire Lane- per appendix D of the IFC. Work With the addressing; agent to
identify a sign fear the common driveway so fire, EMS and police can readily find the addresses down
the common driveway.
5. !'y cial(YRc.y2urcc ntvd!j
a. Aerial device tweded for development (snore than 30" in height)'.'
I. if vcs, is one available within a 12 minute travel time goal
This proposed project will not require an aerial -device. The closest truck company is 4 minutes travel
time (under ideal conditions) to the proposed dt luparacnt. and therel'ure the Fire I imi-tmcaat ran,
meet this need In the required timteframe if a truck company Is required. This fire statlun Is
approximately 4 utiles from the project
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D. POLICE DEPARTMENT
http://weblink.meridiancity.orglweblink8/0/docll62994IPa eg l.aspx
Meridian Police Department-- Caldera Canyon Sub
Location of neva developmei : 1194 L LOghfield Dr
Time Frame • 04/l/2018-03/31/2019
Level of 5ervi€e {LoSj- Delivered By ReportinE Uistrict SRL] - IN7231
Calls for Service (CF51: Response Times: Dispatch to Arrival
(all units)
Average Response Tinges by Priority: "City of Meridian'
Pnonty 3
4.03
Priority 2
7.10
Priority 1
10.50
Average Response Times by Priority -_'M723'
Priority .3
3,29
Priority 2
$.37
Prior;ry I
9.19
Calls for 5erwice (CF51: Calls Occurring In FCD 'M1723'
CFS Count Total
495
% of Calls far Service split by Priority in W723'
% of P3 CF5
22%
of P2 Cir5
60,0%
% of P1 CF3
37$%
96 of PO CFS
1.2%
Crimes
Crimi- Cnunr Tata!
97
Crashes
*Crash Count Total
34
Analyst Note fs}:
Re$Wnse Time and r_qUkJW Service (t F5)V_l3_r1d717t3�_ IVleSt frequent priority call type5;
• Priority 3 calls rnost frequently involve Injury Type Crashes and ProbieM with $ubjeet,
- Priority 2 calls most frequently involve Traffic St®psr Welfare Checkr and Non -Injury Crashes.
* Priority 1 cal Is most frequently involve Citizen Assist, Fallow Up Calls, and Civil Situation.
Crime - Most frequent crimes involved;
*All Other Offenses Leaving Scene of Accidents, Juvenile Beyond Control, & Resisting & Obstructing Officers),
* Drug/Narcotic Violations, and
* Residential b-urgl,ary..
- Most frequent crashes were;
* 41.2%injury type crashes.
* 41.2% involve non-reportabletype crashes, .and
* 17,5%were property damage reports.
Priority Resporxse Times defined:
Priority o type call s are no priority type of calls.
Priority i type calls are for nun-ernergency type of calix where the officer will arrive at the earliest convenience, and
Priority 2 type calls require an urgent response where the officer will arrive as soon as practical, and should obey all
traffic laws -
Priority 3 type calls are an emergency response in which the lights and siren and driving as authorized for an
emergency vehicle by Ida No Code to facilitate the quick and safe arrival of an officer to tfue scene.
Page 22
E. SETTLERS IRRIGATION DISTRICT
http: //weblink. meridiancity. ory;/weblink8/0/doc/169289/PageI. aspx
Please submit plans to the Parkins Nourse Lateral Users Association. A Land Use Change Application and Single
Assessment form will need to be submitted to Settlers Irrigation District.
Contact info for the Parkins Nvurse:
HANDY SPIWAK 386-212-7123
F. CENTRAL DISTRICT HEALTH DEPARTMENT (CDHD)
http://weblink.meridiancitZorg/weblink8/0/doc/169385/Pa e�px
G. DEPARTMENT OF ENVIRONMENTAL QUALITY (DEQ)
http: //weblink. meridiancity. org/weblink8/0/doc/169451/PageI.aspx
H. NAMPA MERIDIAN IRRIGATION DISTRICT (NMID)
http: //weblink. meridiancitr. org/weblink8/0/doc/173000/PageLaspx
IX. FINDINGS
Preliminary Plat (UDC 11-613-6)
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)
Staff finds the proposed plat is generally in conformance with the UDC if the Applicant
complies with the conditions of approval in Section VIII.
2. Public services are available or can be made available ad are adequate to accommodate the
proposed development;
Staff finds public services can be made available to the subject property and will be adequate
to accommodate the proposed development.
3. The plat is in conformance with scheduled public improvements in accord with the city's
capital improvement program;
Stafffinds the proposed plat is in substantial conformance with scheduled public
improvements in accord with the City's CIP.
4. There is public financial capability of supporting services for the proposed development;
Staff finds there is public financial capability of supporting services for the proposed
development.
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5. The development will not be detrimental to the public health, safety or general welfare; and
Stafffinds the proposed development will not be detrimental to the public health, safety or
general welfare.
6. The development preserves significant natural, scenic or historic features. (Ord. 05-1170, 8-
30-2005, eff. 9-15-2005)
Staff is unaware of any significant natural, scenic or historic features that need to be
preserved with this development.
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