HomeMy WebLinkAboutCC - Staff Report for 5-20 COMMUNITY DEVELOPMENT C��fEPIDIAN*,,--,
DEPARTMENT REPORT
HEARING 5/20/2025 Legend
DATE: Project Location
TO: Mayor& City Council :::Area of Impact
q
City Limits ,
FROM: Linda Ritter,Associate Planner O Analysis
�N
208-884-5533 "
lritter@meridiancity.org
APPLICANT: Todd Tucker,Boise Hunter Homes
SUBJECT: FP-2025-0006
N
McKay Farm Subdivision
LOCATION: 5875 S. Eagle Road, on the west side
of S. Eagle Road between E. Amity
Road and E. Lake Hazel Road, in the
NE 1/4 of the SE 1/4 of Section 32,
Township 3N.,Range 1 E. (Parcel No.
S1132417211)
I. PROJECT OVERVIEW
A. Summary
Final plat consisting of 36 building lots and 8 common lots on 9.59 acres of land in the R-8
zoning district for McKay Farm Subdivision.
B. Issues/Waivers
None
C. Recommendation
Staff recommends approval of the proposed final plat with the conditions of approval in Section
IV of this staff report.
D. Decision
City of Meridian I Department Report 1. Project Overview
I1. COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Vacant -
Proposed Land Use(s) Residential -
Existing/Proposed Zoning R-8 VI.A.2
Adopted FLUM Designation Medium Density Residential VI.A.3
Note: See City/Agency Comments and Conditions Section and public record for all department/agency
comments received. McKay Farm Subdivision FP-2025-0006(copy this link into a separate browser).
Figure 1: One-Mile Radius Existing Condition Metrics
Reference Parcel:S1132417211 Date Retrieved:2025/4/23
Parcel Count Parcel Acreage Infill Indicator:
1,372 648 Surrounding Area
33% Not city
4b 40 E] City Limits
2,398 ❑ Not City
1 101
Household Change Household& Population Growth
Households 02020
Population Change:46.4%
Population ■Growth
(Household and Population Change
since 20 10 Decennial) 5,000 10,000 15,000
Use Types Residential Addresses All Addresses
Single-family
no
Multi family 0% 2%
is
® Commercial 41
Preliminary Plats(last 5-years) Conditional Use Permit(last 5-years)
Proposed Proposed
Pending Pending
Approved Approved
0 1000 2000 3000 4000 0 10 20 30 40
■ Single-family Multi-family
City of Meridian I Department Report II. Community Metrics
2.00 2,000
Single-family y
Residential
T 1.50 1,500
Parcel Diversity a 1.00 1,000 U
0 Parcel Count �, 0.50 0.66 500 L
0.315a
Average Acres 0.00 `$ 0.12 0
R-2 4 8 R-15
Average Single-family Density by Zoning Average
10.00
;v 8.03 Residential Net Density
V
� 5.00 05.44 �■��
❑ 0 3.25
1.52
0.00 Dwelling Units 1 Acre
R-2 R-4 R-8 R-15
Notes: See VII.Additional Notes&Details for Staff Report Maps,Tables,and Charts.
Figure 3: Service Impact Summary
ImpactService . .
Ready
Marginal —
Caution
°� � e ��
C�°Ka\
c� o10
Notes: See VII.Additional Notes&Details for Staff Report Maps,Tables,and Charts.
City of Meridian I Department Report II. Community Metrics
III. STAFF ANALYSIS
Staff has reviewed the proposed final plat(H-2025-0006) for substantial compliance with the
approved preliminary plat(H-2020-0030)as required by UDC 11-6B-3C.2.
The final plat,as submitted, is in substantial conformance with the previously approved preliminary
plat. The preliminary plat was approved with 42 buildable lots and nine common lots. The final plat
contains 36 buildable lots and eight common lots. The layout of the subdivision remains the same and
no changes were made to the public street or sidewalk dimensions. The applicant states the reduction
in the number of buildable lots comes from our desire to slightly increase the lot sizes to match
existing lots developed within the adjacent Sky Mesa No. 4 Subdivision located directly to the north
of this property. The majority of the lots on the approved preliminary plat were 50 feet wide and were
increased to 55 feet wide to accommodate a product line that has already been established in this area.
The required open space for this subdivision is 15%,which equates to 1.44 acres. The applicant is
providing 1.22 acres of open space which is 12.72%. However,the applicant is including this
property into the CC&R's of the Sky Mesa development that is located to the north,west,and south
of the property. The Sky Mesa Development is comprised of three subdivision plats,the Southern
Highlands, Sky Mesa,and Sky Mesa Highlands.
Those three subdivisions are required to have 25.957 acres of open space, and 31.71 acres are
provided for an excess of 5.753 acres of open space. The addition of the McKay Farm Subdivision
brings the overall open space provided to 32.92 acres,which is 5.53 acres more than what is required
for all four subdivisions. Numerous amenities are provided throughout the Sky Mesa development.
There are two swimming pools,with accompanying changing facilities and restrooms, and open air
ramadas. A tot lot,paved basketball court, sports field, swing set,pedestrian pathways, dog waste
stations, and a multi-use pathway. In addition,we are adding a picnic area within the McKay Farm
subdivision. Based on the size of the overall Sky Mesa development we are required to provide 43
points worth of amenities. With existing amenities within Sky Mesa and the proposed picnic area
amenity in McKay Farm,47 points worth of amenities are provided.
Table 2:Proiect Overview
Description Details
History H-2020-0030(AZ,PP);DA Inst#2020-095243;TED-2022-0002;TECC-
2024-0001
Phasing Plan 1
Residential Units 36(a reduction from the original 42 lots)
Open Space 1.22 acres/12.72%-Residents will be able to utilize the amenities in the
Sky Mesa(Southern Highlands Subdivision).
Amenities Swimming pools,with accompanying changing facilities and restrooms,
and open air ramadas.;tot lot;paved basketball court; sports field; swing
set;pedestrian pathways;dog waste stations;multi-use pathway;and a
picnic area
Physical Features (Waterways,hazards,flood plain,hillside)
Acreage 9.59
Lots 44(36 buildable and 8 common)
Density 5.51 du/ac -
City of Meridian Department Report III. Staff Analysis
IV. CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
I. The applicant shall comply with all previous conditions of approval for this development H-2020-
0030 (AZ,PP); DA Inst. #2020-095243; TED-2022-0002; TECC-2024-0001.
2. Future development shall be consistent with the minimum dimensional standards listed in UDC
Table 11-2A-7 for the R-8 zoning district.
3. All common driveways shall meet the requirements of I I-6C-2-D including a perpetual
ingress/egress easement being filed with the Ada County Recorder,which shall include a
requirement for maintenance of a paved surface capable of supporting fire vehicles and
equipment.
4. All fencing shall be installed in accordance with UDC 11-3A-7.
5. Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-
3C-6 for single-family dwellings based on the number of bedrooms per unit.
6. Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A-
15,UDC 11-313-6 and MCC 9-1-28.
7. Upon completion of the landscape installation, a written Certificate of Completion shall be
submitted to the Planning Division verifying all landscape improvements are in substantial
compliance with the approved landscape plan as set forth in UDC 11-3B-14.
8. The applicant shall obtain the City Engineer's signature on the final plat within two (2)years of
the date of approval of the preliminary plat(i.e. June 23,2026), in accord with UDC I 1-613-7, in
order for the preliminary plat to remain valid; or, a time extension may be requested.
9. The Applicant shall comply with all conditions of ACHD.
10. Staff s failure to cite all relevant UDC requirements does not relieve the applicant from
compliance.
B. Meridian Public Works
SITE SPECIFIC CONDITIONS:
I. Water mains need to be on the north and east sides of the roads.
2. Ensure no permanent structures (trees, bushes, buildings, carports, trash receptacle walls,
fences, infiltration trenches, light poles, etc.) are not built within the utility easement.
3. Ensure no sewer services pass through infiltration trenches.
4. Water lines,fire hydrants and services up the meter require 20' easements.Easement to extend
10' beyond fire hydrant,water meters or termination of the main.
GENERAL CONDITIONS:
I. Sanitary sewer service to this development is available via extension of existing mains adjacent
to the development. The applicant shall install mains to and through this subdivision; applicant
shall coordinate main size and routing with the Public Works Department,and execute standard
forms of easements for any mains that are required to provide service. 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.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
2. Water service to this site is available via extension of existing mains adjacent to the
development. The applicant shall be responsible to install water mains to and through this
development, coordinate main size and routing with Public Works.
3. 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.
4. Upon installation of the landscaping and prior to inspection by Planning Department staff,the
applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A.
5. A letter of credit or cash surety in the amount of 110% will be required for all incomplete
fencing, landscaping,amenities,pressurized irrigation,prior to signature on the final plat.
6. The City of Meridian requires that the owner post with the City a performance surety in the
amount of 125% of the total construction cost for all incomplete sewer, water 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 applicant shall be required to enter into a Development Surety
Agreement with the City of Meridian. 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.
7. 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 water infrastructure for a
duration of two years. This surety amount will be verified by a line item final cost invoicing
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.
8. In the event that an applicant and/or owner cannot complete non-life,non-safety and non-health
improvements, prior to City Engineer signature on the final plat and/or prior to occupancy, a
surety agreement may be approved as set forth in UDC 11-5C-3C.
9. 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.
10. 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.
11. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
12. Developer shall coordinate mailbox locations with the Meridian Post Office.
13. All grading of the site shall be performed in conformance with MCC 11-1-413.
14. 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.
15. The 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.
16. 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
City of Meridian I Department Report IV. City/Agency Comments &Conditions
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.
17. 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.
18. Street light plan requirements are listed in section 6-7 of the Improvement Standards for Street
Lighting (http://www.meridiancity.org/public_works.aspx?id=272). All street lights shall be
installed at developer's expense. Final design shall be submitted as part of the development
plan set for approval, which must include the location of any existing street lights. The
contractor's work and materials shall conform to the ISPWC and the City of Meridian
Supplemental Specifications to the ISPWC. Contact the City of Meridian Transportation and
Utility Coordinator at 898-5500 for information on the locations of existing street lighting.
19. 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 I I" 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 signature of the final plat by the City Engineer.
20. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
21. Any wells that will not continue to be used must be properly abandoned according to Idaho
Well Construction Standards Rules administered by the Idaho Department of Water
Resources. The Developer's Engineer shall provide a statement addressing whether there are
any existing wells in the development,and if so,how they will continue to be used, or provide
record of their abandonment.
22. Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9 4 8. Contact the Central District Health Department for
abandonment procedures and inspections.
23. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water(UDC 11-3B-6.). 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 development plan approval.
24. 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.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
C. Meridian Park's Department
1. The project developer shall design and construct multi-use pathways consistent with the location
and specifications set forth in the Meridian Pathways Master Plan Map and Master Pathways Plan
Document Chapter 3). Any proposed adjustments to pathway alignment shall be coordinated
through the Pathways Project Manager unless being constructed by the Ada County Highway
District.
2. Prior to final plat approval the applicant shall dedicate a public access easement for a 10' wide,
detached multi-use pathway along S. Eagle Rd. for the length of the project frontage.
Easements shall be a minimum of 14' wide(10' pathway+2' shoulder each side). All pathways
shall be located outside of irrigation district easements unless permission is specifically obtained
from the governing irrigation district. Easement need only be dedicated for multi-use pathways
that lie outside the public ROW.
Use standard City template for public access easement. Submit all easements online through
Citizen's Access Portal.
NOTE: This pathway requirement was previously noted in PREAPP-2024-0017 (Feb. 2024)
which requested a time extension for the Preliminary Plat.
3. Construct multi-use pathways per paving section based on existing site conditions as
recommended by project civil engineer in accord with UDC 11-3A-8 and 11-313-12. Prior to final
approval the applicant's engineer shall provide written documentation(stamped plans depicting
recommended paving section)that the pathway segment was constructed per the recommended
specifications.
4. The owner(or representative association) of the property affected by each public access easement
shall have an ongoing obligation to maintain the multi-use pathway.
5. 6' high open vision fencing shall be installed between pathways and(live)water irrigation canals
and laterals as detailed in the Meridian Pathways Master Plan, Chapter 3,page 3-5. All other
fence details per UDC I I-3A-7.
6. Project developer shall be responsible for obtaining license agreement and other permission(s) as
required for constructing within irrigation district easements.
7. Should any discrepancy exist between these conditions of approval and the requirements of the
irrigation district,the developer shall work with Pathways Project Manager to achieve a pathway
design that meets both City and irrigation district objectives. City requirements as stated shall not
(nor are they intended to) override those of the irrigation district having jurisdiction over the
project area.
D. Idaho Department of Environmental Quality(DEQ)
https://weblink.meridiancity.org/WebLink/Browse.aspx?id=392034&dbid=0&repo=MeridianCit
X
E. Idaho Transportation Department(ITD)
https://weblink.meridiancit .00rg/WebLink/Browse.aspx?id=392034&dbid=0&repo=MeridianCit
X
City of Meridian I Department Report IV. City/Agency Comments &Conditions
V. ACTION
A. Staff:
Staff recommends approval of the proposed final plat with the conditions of approval in Section
IV of this staff report.
B. City Council:
Pending
City of Meridian I Department Report V. Action
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5. Map Notes
Nearby Recent Preliminary Plats(within last 5-years)
H-2018-0087 H-2019-0119 H-2019-0134 H-2020-0095 H-2021-0020 H-2021-0062
H-2022-0036 H-2023-0051 H-2024-0007 H-2024-0035 H-2024-0044
Nearby Recent Conditional Use Permits(within last 5-years)
H-2019-0106 H-2019-0123 H-2020-0009 H-2020-0030 H-2020-0035 H-2020-0064
H-2019-0134 H-2018-0115 H-2020-0057 H-2020-0127 H-2021-0046 H-2021-0087
H-2021-0086 H-2017-0068 H-2018-0043 H-2017-0129 H-2020-0056 H-2018-0017
H-2022-0036 H-2023-0047 H-2023-0050 H-2024-0014
City of Meridian I Department Report VI. Exhibits
B. Preliminary Plat(date: 8/4/2020)
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C. Final Plat(date: 4/3/2025)
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Mckay Farms Subdivision
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D. Landscape Plan(date: Click here to enter a date.)
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E. Qualified Open Space Exhibit(date: 4/3/2025)
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City of Meridian Department Report VI. Exhibits
F. Amenity Detail Exhibit
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City of Meridian I Department Report VI. Exhibits
H. Building Elevations(date: Click here to enter a date.)
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I. Common Drive Exhibit
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City of Meridian I Department Report VI. Exhibits
J. Service Accessibility Report
PARCEL S1132417211 SERVICE ACCESSIBILITY
Overall Score: 25 15th Percentile
Description
Location In City Limits GREEN
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Extension Sewer Trunkshed mains -< 500 ft.from parcel GREEN
Floodplain Either not within the 100 yrfloodplain c: > a�: e4 GREEN
Emergency Services Fire Response time 5-9 min. YELLOW
Emergency Services Police Meets response time goals some of the time YELLOW
Pathways Within 1/4 mile of current pathways GREEN
Transit Not within 1/4 of current or future transit route RED
Arterial Road Buildout Status Ultimate configuration (#of lanes in master streets YELLOW
plan) > existing (-# of lanes) & road IS in 5 yr work plar
School Walking Proximity Within 1/2 mile walking GREEN
Either a High School or College within 2 miles OR a
School Drivability Middle or Elementary School within 1 mile driving GREEN
(existing or future)
Either a Regional Park within 1 mile OR a Community 9
Park Walkability Park within 1/2 mile OR a Neighborhood Parkwithin GREEN
114 mile walking
City of Meridian I Department Report VI. Exhibits
VII. ADDITIONAL NOTES & DETAILS FOR STAFF REPORT MAPS,TABLES,AND CHARTS
(link to Community Metrics)
A. One-Mile Radius Existing Condition Notes
This data is automatically derived from enterprise application and GIS databases, and exported
dynamically. Date retrieved notes generally reflect data acquired or processed within the last 30-
days.Analysis is based on a one-mile radius from the centroid of the identified parcel. Parcel
based data excludes certain properties and represents land as it exists now. Properties considered
are only those with a total assessed value greater than 0(i.e. excludes most HOA area,transitional
development, government,and quasi government facilities). The following values also constrain
included property acreage to reduce outliers and non-conforming instances from distorting
averages: R-2<5.0; R-4<2.0; R-8< 1.0; R-15 <0.5; R-40<0.25.
Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as
they may be for the same project, approved at different times through multiple application types.
Consider each independently or review prior application approvals. Some approved entitlements,
and particularly older ones,may be constructed.
Decennial population counts and household counts are based on the most recent Decennial
Census. Current population and current household values are COMPASS estimates,usually for
the year previous, and are based on traffic analysis zone boundaries(TAZ's).
B. Mixed Use Analysis Notes
This data is derived from enterprise application and GIS databases, and exported dynamically.
Data considered for analysis are only those areas overlapping the overall Mixed Use boundary
area. Mixed Use areas across arterial roadways are distinct, separate, and not considered as they
do not meet the mixed use principles in the Comprehensive Plan(e.g.pedestrian safety,
transportation efficiency, etc.). Mixed Use parcel areas may be greater or smaller than the future
land use area designation boundary due parcel size,configuration,right-of-way, and other factors.
Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as
they may be for the same project, approved at different times through multiple application types.
Consider each independently or review prior application approvals.
C. Service Assessment Notes
This data represents existing conditions derived from our enterprise application and GIS database,
exported through dynamic reporting. The system references the most recent available data from
various sources, including sewer main lines, sewer trunksheds, floodplain, fire service areas and
response times,police crime reporting,pathway information,existing and planned transit,
roadway improvements, school and park proximity, and other resources.
The tool provides context for project review,using multiple indicators consistently. Data from
similar topics may vary based on different levels of review.
The overall score is based on weighted criteria(not a ranked order), and the percentile score
compares the parcel to others in the city(higher is better). This tool was developed as a City
Council priority and outcome of the 2019 Comprehensive Plan. Scores,whether high or low, are
just one data point and should not be the sole basis for decisions.
D. ACHD Roadway Infographic Notes
The Ada County Highway District utilizes a number of planning and analysis tools to understand
existing and future roadway conditions.
• Existing Level of service(LOS).LOS indicator is a common metric to consider a
driver's experience with a letter ranking from A to F.Letter A represents free flow
conditions, and on the other end Level F represents forced flow with stop and go
City of Meridian I Department Report VII. Additional Notes&Details for Staff Report
Maps, Tables, and Charts
conditions. These conditions usually represent peak hour driver experience. ACHD
considers Level D, stable flow,to be acceptable. The LOS does not represent conditions
for bikes or pedestrians, nor indicate whether improvements: are possible; if there are
acceptable tradeoffs; or if there is a reasonable cost-benefit.
• Integrated Five Year Work Plan (IFYWP).The IFYWP marker(yes/no) indicates
whether the specified roadway is listed in the next 5-years. This work may vary, from
concept design to construction.
• Capital Improvement Plan(CIP).The CIP marker(yes/no)indicates whether the
specified roadway is programmed for improvement in the next 20-years.
City of Meridian I Department Report VII. Additional Notes&Details for Staff Report
Maps, Tables, and Charts