HomeMy WebLinkAboutCC - Staff Report for 12-9 COMMUNITY DEVELOPMENT C��fEPIDIAN*,,--,
DEPARTMENT REPORT
HEARING 12/9/2025 Legend
DATE:
Project Location
TO: Mayor& City Council :::Area of Impact
4= City Limits -
FROM: Linda Ritter,Associate Planner ®Analysis -_
208-884-5533 -Irifter@meridiancity.org �r
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APPLICANT: Gregg Davis,Breckon Land Design
SUBJECT: FP-2025-0026 --- �
Mondt Meadows Subdivision-FP ,
LOCATION: 6101 and 6162 S. Tarrega Lane, located
in the SE '/4 of the SW '/4 of Section 31,
T.3N,R.IE,Parcels S1131346650 and
S1131346605 --
I. PROJECT OVERVIEW
A. Summary
The Final Plat for Mondt Meadows Subdivision includes ten(10)building lots(nine [9] new and
one [1] existing) and six(6)common lots on approximately 7.91 acres of land within the R-2 and
R-4 zoning districts. The applicant has revised the preliminary plat to eliminate one previously
proposed buildable lot, converting it into a common lot to accommodate an irrigation pond.
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) Residential -
Proposed Land Use(s) Residential -
Existing Zoning R-2 and R-4 VLA.2
Proposed Zoning R-2 and R-4
Adopted FLUM Designation Low Density Residential VLA.3
Note: See City/Agency Comments and Conditions Section and public record for all department/agency
comments received. Mondt Meadows Subdivision FP-2025-0026 (copy this link into a separate browser).
City of Meridian I Department Report II. Community Metrics
III. STAFF ANALYSIS
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat(H-2024-0067) as required by UDC 11-6B-3C.2. The submitted final plat is for construction of
the approved preliminary plat;therefore,the proposed plat is in substantial compliance with the
approved preliminary plat as required.
IV. CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
I. The applicant shall comply with all previous conditions of approval for this development H-
2024-0067 (AZ, CPAM,PP); DA Inst.No.2025-041186.
2. No building permits shall be issued prior to the plat being recorded.
3. The final plat shown in Section V.B,prepared by Accurate Surveying&Mapping, stamped
on 10/21/2025 by Nathan J. Dang,PLS, shall be revised prior to signature on the final plat by
the City Engineer,as follows:
a. Note#14: Include the instrument number for the water and sewer easements.
b. Add the recorded instrument number for any ACHD permanent easements.
c. Add the recorded instrument number for any ACHD license agreements.
d. Add the recorded instrument number any City of Meridian sewer and water
easements.
e. The 30-foot easement on the north property boundary shall be vacated prior to the
City Engineer's signature and the depiction of the easement removed from the plat,
including the deletion of note 16 on sheet 2 of 4.
4. The landscape plan prepared by Jon Breckon stamped on 9/17/2025, is approved.
5. The Open Space amenities as shown in Exhibit VI.G shall meet the following requirements:
the picnic area shall include tables,benches,landscaping, and a structure for shade; and the
outdoor fire ring shall meet fire safety standards, is located on a noncombustible surface and
includes fixed seating.
6. The rear and/or sides of 2-story structures that face Sublimity Avenue 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. The property owners of parcel(s) S 1131346650 and S 1131346605 shall relinquish their rights
to access and utilize the private road Tarrega Lane. Written documentation shall be submitted
prior to the City Engineer's signature on the final plat.
8. The existing homes shall connect to City water and sewer service within 60 days of it
becoming available and disconnect from private service, as set forth in MCC 9-1-4 and 9-4-8.
This includes the home located at 6101 S. Tarrega Lane.
9. The single-family structure on parcel S 1131346605 located at 6162 Tarrega Lane can remain
in its current location once the following easements have been relinquished:
o There is a thirty(30)foot wide access easement(Instrument No. 7520424&2021-
049475),that runs across the north boundary of both parcels in the project, as well as the
west thirty(30)feet of each parcel. These easements are no longer required and will be
relinquished with the recordation of the final plat.
City of Meridian I Department Report III. Staff Analysis
o The existing thirty(30)foot wide access easement,(Instrument No. 9037915),which
runs across the east 302.15' of the south boundary of parcel S 1131346650 will be
relinquished with the recordation of the final plat due to the public road improvements in
the same location.
Written documentation to relinquish the easements listed above shall be submitted
prior to the City Engineer's signature on the final plat.
10. 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.
11. The private streets are approved subject to completion of the tasks listed in UDC 11-3F-3
within one year. Documentation of such shall be submitted to the Planning Division in order
to receive final approval.
12. The private streets within the development shall be 26-feet wide and constructed in accord
with the standards listed in UDC 11-3F-413.2.
13. The Applicant shall install no parking signs along the private street.
14. 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.
15. 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 11-313-14.
16. 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. May 13, 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.
17. The Applicant shall comply with all conditions of ACHD.
18. Staff's failure to cite all relevant UDC requirements does not relieve the applicant from
compliance.
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.
3. A gate is allowed to cross a City utility easement but it must be wide enough to allow the City
to have access to the full width of the easement.No post are allowed in the easement.City must
have ability to open gate at all time. Provide note stating how the City is to have access on the
Utility Plan.
4. Shafer View Ridge shows PI system in conflict with the hydrant location.PI system must be at
least 10' from the hydrant and hydrant lateral.
5. Sewer main in Mont Meadows must end with a manhole.
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
City of Meridian I Department Report IV. City/Agency Comments &Conditions
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-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
City of Meridian I Department Report IV. City/Agency Comments &Conditions
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 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
(IDWR). The Developer, Owner, or project 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.If wells are to be abandoned,the project owner
or their representative must contact the IDWR Groundwater Protection Section(Aaron Skinner,
Hydrogeologist 208-287-4972) BEFORE any work is done to decommission an existing well
(even if it is believed that the well is less than 18 ft deep).Proof of communication with IDWR
must be submitted to the City prior to any work being done to decommission the well. Failure
to communicate with IDWR may result in additional work and expense to decommission the
well.
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
City of Meridian I Department Report IV. City/Agency Comments &Conditions
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. Irrigation Districts
1. Boise Kuna Irrigation District
hops://weblink.meridianciU.ory/WebLink/DocView.gyp x?id=423010&dbid=0&repo=Meridi
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V. ACTION
A. Staff:
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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C. Preliminary Plat(date: 4/7/2025)
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F. Qualified Open Space Exhibit(date: 8/8/2025)
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G. Amenities Exhibit
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City of Meridian Department Report VI. Exhibits
H. Building Elevations(date: 12/13/2024)
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