CC - Commission Recommendation to Council 1-21
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HEARING
DATE:
January 21, 2020
Continued from
December 10, 2019
TO: Mayor & City Council
FROM: Bill Parsons, Current Planning
Supervisor
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2019-0068
Goddard Creek Townhomes
LOCATION: Northwest corner of W. McMillan Rd.
and N. Goddard Creek Way.
I. PROJECT DESCRIPTION
Modification to the recorded Development Agreement (Inst. #102012598) to allow the
development of single family attached homes and townhomes instead of offices;
Rezone of 5.03 acres of land from the R-4 to the R-15 zoning district; and,
Preliminary Plat consisting of 41 residential building lots and 8 common lots on 4.62 in an
proposed R-15 zone; and
Private street to provide access to the townhome development.
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
Page 2
II. SUMMARY OF REPORT
A. Project Summary
Community Metrics
Description Details Page
Acreage 4.62
Future Land Use Designation MU-C
Existing Land Use vacant
Proposed Land Use(s) Single-family residential
Current Zoning R-4
Proposed Zoning R-15
Lots (# and type; bldg/common) 41 SFR building/8 common
Number of Residential Units (type
of units)
41 (SF attached and townhome units)
Density (gross & net) 9.528.87 units/acre (gross); 11.92 (net)
Open Space (acres, total [%] /
buffer / qualified)
1.045 acres, 22.62%
Amenities Children’s play structure, pedestrian pathways, covered picnic
and barbeque area, passive open space and dog park
Physical Features (waterways,
hazards, flood plain, hillside)
None
Neighborhood meeting date; # of
attendees:
February 7, 2019; 10 attendees
History (previous approvals) This property was granted annexation, preliminary plat, and a
conditional use permit as part of the Lochsa Falls Subdivision
in 2002 (AZ-02-010, PP-02-009, CUP 02-012) and has a
development agreement (Instrument #103012598). These
approvals granted office uses in the R-4 district.
In 2017, the property received CPAM approval from Office
and High Density Residential to Mixed-use Community. A PP
and FP were also approved. A concurrent RZ, CUP and MDA
was proposed to develop the property with 76 multi-family
units however, that request was withdrawn. A PP and FP were
also approved (H-2017-0007 and H-2018-0014) to develop
the self-storage protion of the development.
Written Testimony Written response from 9 residents in opposition of the project
(see public record).
Description Details Page
Ada County Highway
District
Staff report
(yes/no)
Yes
Requires ACHD
Commission
Action (yes/no)
No
West Ada School
District
Distance (elem,
ms, hs)
Willow Creek Elementary: +/- 1 miles
Sawtooth Middle School: +/- 1.2 miles
Rocky Mountain High School: +/- 1.1 miles
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Capacity of
Schools
Willow Creek Elementary: 650 students
Sawtooth Middle School: 1000 students
Rocky Mountain High School: 1800 students
# of Students
Enrolled
Willow Creek Elementary: 685 students
Sawtooth Middle School: 1043 students
Rocky Mountain High School: 2485 students
Anticipated school
aged children
generated by this
development
The project is anticipated to add 35 students.
Wastewater
Distance
to Sewer
Services
0
Sewer
Shed
White Drain Trunkshed
Estimated
Project
Sewer
ERU’s
41
WRRF
Declining
Balance
13.69
Project
Consistent
with WW
Master
Plan/Facili
ty Plan
Yes
Impacts &
Concerns
None
Water
Distance
to Water
Services
0
Pressure
Zone
2
Estimated
Project
Water
ERU’s
41
Water
Quality
Concerns
Yes – The current plan results in two 330 LF dead ends which is a concern
for water quality. This concern can be mitigated by looping the water mains
together at the north edge of the site and connecting to existing water main
in W Apgar Creek Ln.
Project
Consistent
with Water
Master
Plan
Yes
Impacts &
Concerns
Applicant to extend and connect proposed water on the east side of the site
to the existing water in W Apgar Creek Ln to provide redundant
connection. Also, loop proposed water mains at the north edge of the site.
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Applicant to eliminate water mains in shared drives, replace with water
services.
Connect water to the north.
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B. Project Area Maps
III. APPLICANT INFORMATION
A. Applicant/Owner:
Gibson Family Revocable Living Trust
PO Box 88
Notus, ID 83656
Future Land Use Map
Aerial Map
Zoning Map
Planned Development
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B. Representative:
Scott Noriyuki, Northside Management
6810 Fairhill Pl.
Boise, ID 83714
IV. NOTICING
Planning & Zoning
Posting Date
City Council
Posting Date
Newspaper Notification 9/13/2019 1/3/2020
Radius notification mailed to
properties within 300 feet 9/17/2019 12/31/2019
Public hearing notice sign posted
on site 10/14/2019 1/10/2020
Nextdoor posting 9/17/2019 12/31/2019
V. STAFF ANALYSIS
Comprehensive Plan:
The subject property is designated MU-C on the future land use map. The purpose of this designation
is to allocate areas where community-serving uses and dwellings are seamlessly integrated into the
urban fabric. The intent is to integrate a variety of uses, including residential, and to avoid mainly
single-use and strip commercial type buildings. Non-residential buildings in these areas have a
tendency to be larger than in Mixed Use - Neighborhood areas, but not as large as in Mixed Use –
Regional areas. Goods and services in these areas tend to be of the variety that people will mainly
travel by car to, but also walk or bike to (up to three or four miles). Employment opportunities for
those living in and around the neighborhood are encouraged.
When the FLUM was changed in 2017, staff had analyzed the viability of three different land uses on
the subject property. At the time, of the FLUM change, the plan consisted of multi-family and a self-
service storage facility. In determining the appropriateness of the land use change staff determined
that other commercial and office uses approved next to the storage and multi-family development
would serve as the third land use type to support the requested FLUM change. Prior to City Council’s
action on the previous development, the applicant of the multi-family project withdrew their CUP
application. Therefore, the subject 4.62 acre parcel is still governed by the original development
agreement which allows office to develop on the property.
The applicant now desires to develop the site with 41 single family attached and townhome units.
Staff has evaluated the existing land uses and zoning in the area to determine if this stand-alone
residential project is attainable. This area is primarily developed with single-family homes with the
exception of the apartment complex to the north. Because the applicant is proposing to provide
housing diversity in the area and include useable open space and amenities as part of the
development, staff believes the plan is consistent with the MU-C designation. The project also falls
within the target density of 6 and 15 dwelling units per acre; as proposed gross density is 8.87
dwelling units to the acre.
DESIGN: The design of structures on this site is required to comply with the design standards listed in
UDC 11-3A-19 and the City of Meridian Architectural Standards Manual. The development should
incorporate high quality architectural design and materials consistent with the MU-C designation.
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GOALS, OBJECTIVES, & ACTION ITEMS: Staff finds the following Comprehensive Plan policies to
be applicable to this application and apply to the proposed use of this property (staff analysis in
italics):
“Support a variety of residential categories (low-, medium-, medium-high and high-density
single-family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the
purpose of providing the City with a range of affordable housing opportunities.” (3.07.01E)
The proposed development will contribute to the variety of residential categories that
currently exist in this area (i.e. low and medium density). Staff is unaware of how
“affordable” the units will be.
“Provide housing options close to employment and shopping centers.” (3.07.02D)
Because of its location in close proximity to nearby shopping centers (the corner of N. Ten
Mile Road and W. McMillan Road), and major transportation corridors, this property is
“Require common area in all subdivisions.” (3.07.02F)
The subject property is under 5 acres in size and the UDC does not require that the applicant
provide common open space. To ensure the project is compatible with the adjacent
neighborhoods, the applicant is proposing to provide 24 percent common open space for the
development and include three amenities as follows: tot lot, covered picnic area and dog
park.
“Amend the Unified Development Code and Comprehensive Plan Future Land Use Map to
ensure a wide variety of housing types can be developed and properly zoned and land is
available” (3.07.01A)
The area in the vicinity of W. McMillan Road and N. Ten Mile Road is limited in housing
options. The proposed project would promote housing diversity and provide greater
opportunities for residents to live near their place of employment and shopping centers.
“Adopt land use designations that will allow for housing opportunities for all income levels.”
(3.07.01D)
Few of the major employment areas within the City are adequately supported with enough
housing options. Density near employment centers allow for workforce housing and promote
community resiliency, potentially reducing commute times and expenses, and allowing for
increased community and economic engagement.
“Restrict private curb cuts and access points on collectors and arterial streets.” (3.06.02D)
The UDC (11-3A-3) restricts access to arterial streets when access is available from a local
street. Access tto and from the development is provide along the north boundary via a private
street (W. Apgar Creek Lane). Access is not proposed to McMillan Road.
REZONE
The applicant requests to rezone of the 5.03 acres of land from the R-4 zone to the R-15 zone
consistent with the MU-C FLUM designation.
DEVELOPMENT AGREEMENT MODIFICATION
The applicant is requesting to modify the recorded Development Agreement (Inst. #102012598)
to development the site with 41 single family attached homes and townhomes instead of offices.
The applicant is requesting to exclude the subject property from the boundary recorded DA and
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enter a new one that governs the site. Staff’s recommended DA provisions are include in Exhibit
VIII. below.
PRELIMINARY PLAT
The proposed preliminary plat consists of 41 building lots and 8 common lots on 4.62 acres in a
proposed R-15 zone.
Dimensional Standards (UDC 11-2):
The proposed plat and subsequent development is required to comply with the minimum
dimensional standards listed in UDC Tables 11-2A-7 for the R-15 zoning district. The proposed
plat complies with these standards.
Access (UDC 11-3A-3):
Access is proposed via a private street, W. Apgar Creek Lane and access via McMillan Road is
prohibited. Therefore, internal private streets are proposed on Lot 34, Block 1 for internal access
within the development. Private streets are not typically intended for single-family developments;
however, because the development is proposed to be designed with a common mew and access is
restricted to McMillan Road, staff is of the opinion the internal private street is appropriate.
However, the townhome units proposed for lots 36-49 should be oriented with the front of
the units on the mew.
Private streets are required to comply with the design and construction standards listed in
UDC 11-3F-4. The proposed private street is 24 feet wide with 5-foot sidewalks on both
sides. To ensure adequate guest parking is provided, the applicant is proposing a guest
parking area along the north side of the private street across from Lots 16-20, Block 1.
Additionally, the private street standards prohibit common driveways from taking access
from private streets, unless approved by the director with an alternative compliance
application. Alternative compliance has been requested in accord with 11-3F-4A.6, to allow
the two (2) common driveways to be accessed off the private street. Because this a mew
development and is a small compact, infill development, the Director approves the request
for alternative compliance.
Common Driveways (UDC 11-6C-3)
All common driveways are required to comply with the standards listed in UDC 11-6C-3D. Two
(2) common driveways are proposed that comply with UDC standards. Common driveways
should be a maximum of 150’ in length or less, unless otherwise approved by the Fire Dept.
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.
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Signage should be provided at the ends of the common driveways for emergency wayfinding
purposes as requested by the Fire Department.
Landscaping (UDC 11-3B):
Landscaping is required within street buffers (11-3B-7C), and within common open space areas
(11-3G-3E) in accord with UDC standards. Note: The only required landscaping for the site is
the 25-foot wide landscape buffer along McMillan Road.
Qualified Open Space (UDC 11-3G-3):
The UDC does not require the applicant to provide any qualifying open space because the project
is less than 5 acres. However, the applicant recognizes that this is an infill development and the
surrounding residential developments have ample open space. In order to complement the
surrounding developments, the applicant is proposing to provide approximately 20% of qualified
open space within the development; this also includes the following amenities: tot lot, covered
picnic shelter and dog park.
The existing utilities to serve this development are stubbed in from McMillan Road. The
alignment of these utility stubs are offset from the central open lot (Lot 18). In order to
facilitate, the logical expansion of City services, staff recommends that the applicant
relocate this open space along the east boundary of lot 20. Further, the applicant should
coordinate with the fire department to determine if the access road for the Public Works
Department can be utilized as the secondary emergency access.
Staff is supportive of the amenity package and qualified open space for this development.
Parking (UDC 11-3C):
Parking for single-family dwellings is required based on the number of bedrooms per unit. For 1-
bedroom units, a minimum of 2 spaces per unit are required with at least one of those spaces in an
enclosed garage, other space may be enclosed or a minimum 10’ x 20’ parking pad. For 2-3
bedroom units, a minimum of 4 spaces per unit are required with at least 2 of those spaces in an
enclosed garage, other spaces may be enclosed or a minimum 10’ x 20’ parking pads. Each of the
units are required to comply with the parking standards set forth in UDC 11-3C-6.
Because of the proposed 24-foot wide street section, on street parking is restricted. As mentioned
above, the applicant is providing 16 guest parking stalls to provide additional parking for the
development. Parking stalls are required to measure 9’ x 19’ in accord with UDC Table 11-3C-5.
NOTE: Parking is concern in the area. The City has received multiple complaints from
residents in the area because the existing apartment complex does not have adequate
parking.
Fencing (UDC 11-3A-7):
All fencing constructed on the site is required to comply with the standards listed in UDC 11-3A-
7.
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.
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Pressurized Irrigation System (UDC 11-3A-15):
An underground pressurized irrigation system is required to be provided for each lot within the
development.
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.
Building Elevations (UDC 11-3A-19 | Architectural Standards Manual):
Conceptual building elevations are proposed as shown for the townhomes. The applicant has not
provided elevations for the single-family attached units. As noted above, staff also recommends
that the applicant orient the front of townhomes abutting the mew. The townhomes submitted
with the application do not contemplate this design. Therefore, staff recommends that the
applicant provide three distinct elevations for the development. Prior to the Commission
hearing, the applicant should provide the two additional elevations planned for the
development.
All structures within the development are required to comply with the residential design
standards listed in the Architectural Standards Manual. An administrative design review
application must be submitted to the Planning Division and approved prior to submittal of
building permit applications; one design review application may be submitted for the
overall development.
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VI. DECISION
A. Staff:
Staff recommends approval of the proposed rezone, development agreement modification and
preliminary plat and the Director approved the private street and alternative compliance
applications per the conditions included in Section VIII. in accord with the Findings in Section
IX .
B. The Meridian Planning and Zoning Commission heard these items on October 24, and November
7, 2019. At the public hearing, the Commission moved to recommend denial of the subject RZ
and PP requests.
1. Summary of Commission public hearing:
a. In favor: Scott Noriyuki
b. In opposition: Bennett Hadden, Tami Kruger, Yori Del Rosa, Bernadette Reisbeck, Pam
Fiscus, Penny Fisher, Rod and Angie Ludlow, Danner and Tina Patchell, Craig and
Roxanne Patchell, Scott Gill, Lars Smith, Sayward Rowley, Chris and Connie Wilson,
Chris Zimmer, Bre Forsythe, Ray Bradshaw, Mark, Allyce and Amber Mullenbach,
Janie Pollman and signed petition with 46 signatures
c. Commenting: Ryan Kruger, Laurie Bower, Janie Pollman, Dan and Penny Fisher,
Danner Patchell and John Bellamy
d. Written testimony: See above
e. Staff presenting application: Bill Parsons
f. Other Staff commenting on application: None
2. Key issue(s) of public testimony:
a.
b.
c.
d.
Saturation of higher density residential in the area.
Increased traffic on already congested streets.
Proposed parking for the development.
Preference to develop office uses as currently allowed under the development
agreement.
3. Key issue(s) of discussion by Commission:
a.
b.
c.
d.
e.
f.
g.
h.
i.
Continuing the project because parent teacher conferences were occurring the same
night as the October 24, 2019 hearing.
Overcrowded schools in the area and the possibility of busing students to other schools.
Current thresholds of the roads and impacts that this development will have on them.
Shifting the central open space along McMillan to the east as recommended by staff.
Differences between townhomes and multi-family developments.
Uses allowed under the Lochsa Falls planned unit development.
Commission’s action on the previous Goddard Creek applications; CUP denial of the
apartments and CUP approval for the storage units.
Office uses provides the third land use in conjunction with the Selway Apartments and
storage facility in compliance with the MU-C land use designation.
Supportive of the design, open space and guest parking but wrong location.
4. Commission change(s) to Staff recommendation:
a. Commission recommended denial of the townhome project in favor of office uses as
allowed under the current PUD.
5. Outstanding issue(s) for City Council:
a. None
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VII. EXHIBITS
A. Rezone Legal Description and Exhibit Map
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B. Preliminary Plat (date: 10/15/2019)
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C. Landscape Plan (date: 10/18/2019)
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D. Rendering & Conceptual Elevations
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VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
1. Within six (6) months of Council’s approval of the findings for the rezone and prior to
submittal of a final plat application, the developer shall sign and obtain Council approval
of the development agreement with the following provisions:
a. Future development of this site shall comply with the preliminary plat, landscape plan,
color rendering and conceptual building elevations included in Section VII and the
provisions contained herein.
2. The preliminary plat included in Section VII.B, dated 10/15/19 shall be revised as follows:
a. The existing utilities to serve this development are stubbed in from McMillan Road.
The alignment of these utility stubs are offset from the central open lot (Lot 18). In
order to facilitate, the logical expansion of City services, the applicant shall relocate
this open space on the east boundary of Lot 20. Further, the applicant shall
coordinate with the fire department to determine if the access road for the Public
Works Department can be utilized as the secondary emergency access.
b. Depict zero lot lines on those lots that have shared walls.
3. The landscape plan included in Section VII.C, dated 10/18/19 shall be revised as follows:
a. Provide the details of the site amenities with the submittal of the final plat application.
b. Applicant shall relocate Lot 18 further to the east per site specific condition 2a. above.
c. Applicant shall provide the common open space and amenities as proposed.
d. All fencing constructed in the development shall comply with UDC 11-3A-7.
4. Private streets within the development are required to comply with the design and
construction standards listed in UDC 11-3F-4. Exception: Alternative Compliance was
approved to UDC 11-3F-4A.6 to allow the common driveways off of the private street.
5. Parking is only allowed in the designated guest parking area as shown on the attached
plans. The private streets shall be posted with “no parking” signs.
6. Off-street parking shall be provided for this site as set forth in UDC Table 11-3C-5 and
11-3C-6.
7. An exhibit shall be submitted with the final plat application for the lots accessed by the
common driveway that depicts the setbacks, fencing, building envelope and orientation of
the lots and structures in accord with UDC 11-6C-3D. Driveways for abutting properties
that are not taking access from the common driveway(s) shall 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.
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8. Provide address signage at the street for homes on Lots 11-14 and 21-23, Block 1 accessed
by the common driveway for emergency wayfinding purposes.
9. A perpetual ingress/egress easement shall be filed with the Ada County Recorder for the
common driveway, which shall include a requirement for maintenance of a paved surface
capable of supporting fire vehicles and equipment. A copy of the recorded easement shall
be submitted to the Planning Division prior to signature on the final plat by the City
Engineer.
10. All structures within the development are required to comply with the residential design
standards listed in the Architectural Standards Manual. An administrative design review
application shall be submitted to the Planning Division and approved prior to submittal of
building permit applications; one design review application may be submitted for the
overall development.
11. The front of the townhome units proposed on Lots 36-49, Block 1shall be oriented
towards the mew.
12. The applicant shall provide three (3) distinct elevations for the development. Prior to
the Commission hearing, the applicant shall provide the two additional elevations
proposed for the development.
B. PUBLIC WORKS
Site Specific Conditions of Approval
1. As currently proposed, the water and sewer serving this project connects to existing mains in
W. McMillan Road and then traverses northerly into the development. Meridian city
standards requires a minimum of a 14-foot wide compacted gravel roadways over each utility
within a 20-foot wide easement (30-feet for two utilities). No large trees are allowed within
the easement area. Applicant should reconsider the location of Common Lot 20, Block 1 to
be in alignment with the existing sewer and water mainline stubs.
2. The current plan results in two 330 LF dead ends which is a concern for water quality. This
concern shall be mitigated by looping the water mains together at the north edge of the site
and connecting to existing water main in W Apgar Creek Lane. Applicant to eliminate water
mains in shared drives, replace with water services.
General Conditions of Approval
3. 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.
4. 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.
5. 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
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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.
6. 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.
7. 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.
8. 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.
9. 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.
10. 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.
11. 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.
12. 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.
13. 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.
14. 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.
15. 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.
16. Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
17. Developer shall coordinate mailbox locations with the Meridian Post Office.
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18. All grading of the site shall be performed in conformance with MCC 11-12-3H.
19. 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.
20. 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.
21. 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.
22. 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.
23. 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.
24. 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.
25. 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.
3. FIRE DEPARTMENT
1. Work with the addressing agent to install city approved signs at the common driveways.
2. The Common driveways shall be signed "No Parking Fire Lane".
3. Fire Flow: One and two family dwellings not exceeding 3,600 square feet require a fire-
flow of 1,000 gallons per minute for a duration of 1 hours to service the entire project.
One and two family dwellings in excess of 3,600 square feet require a minimum fire flow
as specified in Appendix B of the International Fire Code. Fire Hydrant spacing shall be
provided as required by Appendix C of the International Fire Code.
4. Roadways: All entrances, internal roads, drive aisles, and alleys shall have a turning
radius of 28’ inside and 48’ outside, per International Fire Code Section 503.2.4.
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5. Roadways: Private Alleys and Fire Lanes shall have a 20’ wide improved surface capable
of supporting an imposed load of 80,000 lbs. All roadways shall be marked “No Parking
Fire Lane” per International Fire Code Sections 503.3 & D103.6.
6. Roadways: To increase emergency access to the site a minimum of two points of access
will be required for any portion of the project which serves more than 30 homes, as set
forth in International Fire Code Section D107.1. The two entrances should be separated
by no less than ½ the diagonal measurement of the full development as set forth in
International Fire Code Section D104.3. The applicant shall provide an additional stub
street to the property.
7. Roadways: Emergency response routes and fire lanes shall not be allowed to have traffic
calming devices installed without prior approval of the Fire Code Official. National Fire
Protection IFC 503.4.1.
8. Access: Secondary emergency access routes shall be protected from illegal entry by a
gate or collapsible bollards as set forth in IFC 503.5. An example would be the
MaxiForce Collapsible bollards that is hydrant wrench activated or an approved equal.
4. WEST ADA SCHOOL DISTRICT (WASD)
http://weblink.meridiancity.org/WebLink8/0/doc/177333/Page1.aspx
5. ADA COUNTY HIGHWAY DISTRICT (ACHD)
http://weblink.meridiancity.org/WebLink8/0/doc/177314/Page1.aspx
IX. FINDINGS
A. REZONE (UDC 11-5B-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:
1. The map amendment complies with the applicable provisions of the comprehensive plan;
The Commission finds the proposed density and associated R-15 zoning designation is not
consistent with the applicable provisions of the Comprehensive Plan in regard to the MU-C
future land use map designation for this site and supports office uses developing on the site.
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The Commission does not find that the proposed map amendment and subsequent
development will contribute to the range of housing opportunities available in the northern
portion of the City.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
The Commission finds that the proposed zoning amendment will be materially detrimental to
the public health, safety, or welfare with the increase traffic.
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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 any adverse
impact upon the delivery of services by any political subdivision providing services to this
site.
5. The annexation (as applicable) is in the best interest of city.
Because this application is for a rezone, this finding is not applicable.
B. PRELIMINARY PLAT (UDC 11-6B-6)
1. The plat is in conformance with the comprehensive plan and is consistent with this unified
development code;
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.
2. Public services are available or can be made available ad 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 developer 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 Staff and
Commission are unaware.
6. The development preserves significant natural, scenic or historic features.
The Commission is unaware of any significant natural, scenic or historic features that need
to be preserved with this development.
C. PRIVATE STREET (UDC 11-3F-4)
In order to approve the application, the Director shall find the following:
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1. The design of the private street meets the requirements of this Article;
The design of the proposed private streets complies with the standards listed in UDC 11-3F-4.
See analysis in Section V for more information.
2. Granting approval of the private street would not cause damage hazard, or nuisance, or
other detriment to persons, property, or uses in the vicinity; and
Staff does not anticipate the proposed private streets would cause any hazard, nuisance or
other detriment to persons, property or uses in the vicinity if they are designed as proposed
and constructed in accord with the standards listed in UDC 11-3F-4B.
6. The use and location of the private street shall not conflict with the comprehensive plan
and/or the regional transportation plan.
The location of the private streets does not conflict with the Comprehensive Plan and/or the
regional transportation plan. Both ACHD policy and the UDC prohibits access to McMillan
Road if local street access is provided. With the development of the property to the north,
staff finds that local street access has been provided via a private street.
4. The proposed residential development (if applicable) is a mew or gated development.
The proposed residential development includes a mew.
D. ALTERNATIVE COMPLIANCE
In order to grant approval for alternative compliance, the director shall determine the
following findings:
1. Strict adherence or application of the requirements is not feasible; OR
Access to this development is provided by a private street and the UDC restricts access to
McMillan Road, an arterial street. Because the property is not served by internal public
streets, the Director finds strict adherence to the UDC is not feasible and approves the request
for the common driveways to take access from the private streets as proposed.
2. The alternative compliance provides an equal or superior means for meeting the
requirements; and
The Director finds the infill development proposed by the applicant as a whole provides an
equal or superior means for meeting the requirements in that it contributes to the unique
character of the area, provides open space and amenities in excess of UDC standards and
provides diversity in housing types available within the City.
3. The alternative means will not be materially detrimental to the public welfare or impair
the intended uses and character of the surrounding properties.
The Director finds that the proposed alternative means will not be detrimental to the public
welfare or impair the intended use/character of the surrounding properties and will actually
contribute to the character and variety of housing types in this area of the City.