HomeMy WebLinkAboutCC - Staff Report 12-9 COMMUNITY DEVELOPMENT C��fEPIDIAN*,,--,
DEPARTMENT REPORT
HEARING 12/9/2025 Legend
DATE: \
Project Location
TO: Mayor& City Council Area of Impact
= City Limits
FROM: Linda Ritter,Associate Planner O Analysis
208-884-5533
Iritter@meridiancity.org "P.
APPLICANT: Ella Passey, The Land Group --- -
SUBJECT: FP-2025-0025 t
Baratza Subdivision No. 2-FP
LOCATION: Located near the southeast corner of N. -
Black Cat Road and W. McMillian Road
in the North '/2 of the NE '/4 of Section __ .
34,Township 4N.,Range 1W.parcels
1 PROJECT OVERVIEW
A. Summary
Final Plat consisting of 90 lots(84 building lots, 6 common lots)on 16.41 acres of land in the R-8
zoning district for Baratza Subdivision No. 2.
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
COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Vacant -
Proposed Land Use(s) Single-Family Residential -
Existing Zoning Olin R-8 VI.A.2
II. Future Land Use Designation Medium Density Residential VI.A.3
Note: See City/Agency Comments and Conditions Section and public record for all department/agency
comments received. Baratza Subdivision No. 2 FP-2025-0025 (copy this link into a separate browser).
City of Meridian I Department Report II. Community Metrics
STAFF ANALYSIS
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat(H-2024-0016) as required by UDC 11-6B-3C.2. The submitted final plat is for the second phase
of construction for the approved preliminary plat;therefore,the proposed plat is in substantial
compliance with the approved preliminary plat as required.
ui. CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
1. The applicant shall comply with all previous conditions of approval for this development FP-
2025-0010; H-2024-0016(AZ,PP); DA Inst.No. 2025-013529.
IV.
2. The final plat shown in Section V.B,prepared by The Land Group, stamped on 8/29/2025 by
James R.Washburn, shall be revised prior to signature on the final plat by the City Engineer,
as follows:
a. Note#12: Include the instrument number for the CC&Rs.
b. Note#13: Include the instrument number for the ACHD permanent easement.
c. Note#14: Include the instrument number for the ACHD temporary license agreement
d. Add the recorded instrument number of the City of Meridian sewer and water easement.
e. Add a note stating direct access to Black Cat Road is prohibited.
4. Prior to signature on the Phase 2 Final Plat by the City Engineer,the roundabout at
McMillan Road and Black Cat Road shall be constructed and operational.
5. The landscape plan prepared by The Land Group, stamped on 11/19/2025 by Matthew T.
Adams is approved as submitted.
6. The rear and/or sides of 2-story structures that face N. Black Cat Road and N. Grand Lakes
Way shall incorporate articulation through changes in two or more of the following:
modulation(e.g. projections,recesses, step-backs,pop-outs),bays,banding,porches,
balconies,material types,or other integrated architectural elements to break up monotonous
wall planes and roof lines. Single-story structures are exempt from this requirement.
7. All fencing shall be installed in accordance with UDC 11-3A-7.
8. 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.
9. 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.
10. 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.
11. 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. January 7,2025), in accord with UDC I I-
6B-7,in order for the preliminary plat to remain valid; or, a time extension may be requested.
12. The Applicant shall comply with all conditions of ACHD.
13. Staff s failure to cite all relevant UDC requirements does not relieve the applicant from
compliance.
City of Meridian I Department Report III. Staff Analysis
B. Meridian Public Works
SITE SPECIFIC CONDITIONS:
1. The bottom of structural footing shall be set a minimum of 12-inches above the highest
established normal ground water elevation.
2. Maintenance of any irrigation and/or drainage pipes or ditches crossing a lot is the
responsibility of the lot owner unless such responsibility is assumed by an irrigation/drainage
entity or lot owner's association.
GENERAL CONDITIONS:
1. 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.
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-313.
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
City of Meridian I Department Report IV. City/Agency Comments &Conditions
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 I I-1-4B.
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 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 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
City of Meridian I Department Report IV. City/Agency Comments &Conditions
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.
C. Idaho Department of Environmental Quality(DEQ)
https:llweblink.meridiancity.orglWebLink/Browse.aspx?id=420806&dbid=0&repo=MeridianCit
X
D. Idaho Transportation Department(ITD)
https:llweblink.meridiancity.orglWebLink/Browse.aspx?id=420806&dbid=0&redo=MeridianCit
v. X
ACTION
A. Staff:
Staff recommend 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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B. Final Plat(date: 9/3/2025)
Lebead Final Plat for met"
Baratza Subdivision Phase 2
Located in the North 1/2 of the Nortwest 1/4 of Section 34,
Township 4 North,Range 1 West,Boise Meridian,
City of Meridian,Ada County,Idaho
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2025
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City of Meridian j Department Report V1. Exhibits
Final Plat for
Baratza Subdivision Phase 2
2025
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Baratza Subdivision Phase 2
2025
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City of Meridian Department Report VI. Exhibits
Final Plat for
Baratza Subdivision Phase Z
2025
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City of Meridian Department Report VI. Exhibits
C. Preliminary Plat(date: 5/17/2024)
Baratza Subdivision
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City of Meridian Department Report VI. Exhibits
D. Landscape Plan(date: 9/2/2025)
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City of Meridian I Department Report VI. Exhibits
E. Qualified Open Space Exhibit(date: 11/19/2024)
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City of Meridian I Department Report VI. Exhibits
F. Building Elevations(date: 11/19/2024)
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City of Meridian Department Report V1. Exhibits
21 40-Ff WIDE LOTS
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2025 FARMHOUSE 1577 TRADITIONAL 1870 CRAFTSMAN 2025 TRADITIONAL 1870 FARMHOUSE
31 BO-FT WIDE LOTS -
26017RAOI710NAL 2801 CRAFTSMAN 2542 FARMHOUSE 1910 FARMHOUSE
City of Meridian Department Report VI. Exhibits
G. Emergency Access Exhibit(date: 11/19/2024)
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City of Meridian Department Report VI. Exhibits