HomeMy WebLinkAboutZ - Final Plat Approval COMMUNITY DEVELOPMENT WE PIDIAN ---
DEPARTMENT REPORT
HEARING 4/7/2026
Legend
DATE:
C3 Project Location
TO: Mayor& City Council Area of Impact
�= City Limits
FROM: Linda Ritter,Associate Planner O Analysis
208-884-5533
lritter@meridiancity.org
APPLICANT: Laren Bailey, Conger Group I—]
SUBJECT: FP-2026-0003
Newkirk No. 2 -FP 4
LOCATION: Located at the corner of N. San Marco i
Way and N. Zimmerman Way in the SE
'/4 of the SW '/4 of Section 10 Township
3N,Range I W,Parcel: S 1210346850
I. PROJECT OVERVIEW
A. Summary
Final Plat consisting of 104 lots(95 building lots, 9 common lots) on 10.43 acres of land in the
TN-R zoning district for Newkirk No. 2 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 I. Project Overview
II. COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Single Family Residential -
Proposed Land Use(s) Single Family Residential
Existing Zoning I Traditional Neighborhood—Residential(TN-R) VLA.2
Proposed Zoning Traditional Neighborhood—Residential (TN-R)
Adopted FLUM Designation Medium High Density Residential VLA.3
Proposed FLUM Designation Medium High Density Residential
Note: See City/Agency Comments and Conditions Section and public record for all department/agency
comments received.Newkirk No. 2 FP-2026-0003 (copy this link into a separate browser).
III. STAFF ANALYSIS
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat(H-2024-0043) 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.
City of Meridian I Department Report II. Community Metrics
IV. CITY/AGENCY COMMENTS &CONDITIONS
A. Meridian Planning Division
1. The applicant shall comply with all previous conditions of approval for this development H-
2022-0088 (AZ,PP); DA Inst. #2023-051358 and#2025-062110,A-2023-0135 and H-2024-
0043 (PP and MDA).
2. The final plat shown in Section VI.E,prepared by Sawtooth Land Surveying,LLC, stamped
on 2/16/2026 by Jeff Beagley,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 ACHD sidewalk easement.
b. Note#15: Include the instrument number for the City of Meridian water main easement.
c. Note#16: Include the instrument number for the City of Meridian water main and
emergency access easement.
4. The noncontiguous parcel (Parcel# S 1210346890)bisected by the Kennedy Lateral is
unbuildable and shall be maintained by the deed owner(either Nampa&Meridian Irrigation
District,Homeowners Association, or the current owner). Written documentation shall be
provided to the City prior to the City Engineer' s signature on the final plat.
5. The landscape plan prepared by Jensenbelts Associates on 3/9/2026 by Kimberly C.
Slegenthaler is approved as submitted.
6. All fencing shall be installed in accordance with UDC 11-3A-7.
7. The fencing along the Kennedy Lateral shall be a six(6)foot open vision fence per UDC I I-
3A-6C.3.
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 I I-
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 11-313-14.
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(expiration date: March 18, 2027), in accord
with UDC 11-6B-7, in order for the preliminary plat to remain valid; or, a time extension may
be requested.
12. A Design Review application shall be submitted for all single-family attached,townhouse
and multi-family structures within the development. Compliance with the design standards
listed in the Architectural Standards Manual and any applicable guidelines in the TMISAP is
required. The single-family attached and townhome structures are not required to incorporate
porches along 30%of the front facades, and front-loaded 2-car garages do not have to be 20
feet behind the primary facade or designed with two(2) separate garage doors.
13. The Applicant shall comply with all conditions of ACHD.
14. Staffs failure to cite all relevant UDC requirements does not relieve the applicant from
compliance.
B. Meridian Public Works
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
City of Meridian I Department Report IV. City/Agency Comments &Conditions
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-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 11-1-4B.
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.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
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 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 11-313-6.). The applicant should be required to use any existing surface
City of Meridian I Department Report IV. City/Agency Comments &Conditions
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.or zlWebLink/Browse.aspx?id=434675&dbid=0&repo=MeridianCit
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D. Idaho Transportation Department(ITD)
https:llweblink.meridiancity.or lWebLink/Browse.aspx?id=434675&dbid=0&repo=MeridianCit
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City of Meridian I Department Report IV. City/Agency Comments &Conditions
V. 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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5. Map Notes
Nearby Recent Preliminary Plats(within last 5-years)
H-2018-0110 H-2019-0076 H-2019-0089 H-2020-0010 H-2020-0099 H-2020-0113
H-2021-0035 H-2021-0063 H-2021-0081 H-2018-0125 H-2021-0096 H-2022-0079
H-2023-0020 H-2023-0018 H-2023-0054 H-2024-0006 H-2024-0010 H-2024-0011
H-2024-0018 H-2024-0030 H-2024-0026 H-2024-0051 H-2025-0026
Nearby Recent Conditional Use Permits(within last 5-years)
H-2019-0066 H-2019-0120 H-2020-0039 H-2020-0060 H-2020-0074 H-2020-0099
H-2020-0113 H-2020-0120 H-2021-0063 H-2021-0081 H-2018-0125 H-2021-0096
H-2022-0004 H-2022-0001 H-2022-0088 H-2022-0084 H-2022-0079 H-2023-0045
H-2023-0053 H-2023-0049 H-2024-0010 H-2023-0071 H-2024-0029 H-2025-0024
H-2025-0006
City of Meridian I Department Report VI. Exhibits
B. Service Accessibility Report
PARCEL S1210346850 SERVICE ACCESSIBILITY
Overall Score: 35 79th Percentile
Criteria Description Indicator
Location In City Limits
Extension Sewer Trunkshed mains ¢ 500 ft. from parcel
Floodplain Either not within the 100 yr floodplain or > 2 acres
Emergency Services Fire Response time 5-9 min. YELLOW
Emergency Services Police Reporting District meets response time goals most of
the time
Pathways Within 114 mile of current pathways
Transit Within 114 mile of current transit route
Arterial Road Buildaut Status
Ultimate configuration (# of lanes in master streets
plan) matches existing (#of lanes)
School Walking Proximity Within 112 mile walking
Either a High School or College within 2 miles OR a
School ❑rivability Middle or Elementary School within 1 mile driving
(existing or future)
Either a Regional Park within 1 mile OR a Community
Park Walkability Park within 112 mile OR a Neighborhood Park within
114 mile walking
Report generated on 02-19-2026 by MERIDIAN\h1er
City of Meridian I Department Report VI. Exhibits
C. Preliminary Plat(date: 1/1/2026)
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G. Site Amenities
Newkirk 2
A. Quarter Acre Dog Park (Block 3, Lot 6) (11,880 sq ft)
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City of Meridian I Department Report VI. Exhibits
The Newkirk and Newkirk 2 Neighborhood residents have access to all amenities in both developments.
Newkirk (approved in 2023)
A. Large One-Acre Play Park —The Newkirk Neighborhood Park will contain the following recreation facilities:
• Play Structure
• Swings
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B. Pathways—The Newkirk Neighborhood will
include the following pedestrian pathways:
• 5'Wide Separated Pedestrian
Pathway on Both sides of N.San
Marco Way—2,770 LF
Pedestrian pathways within the Newkirk F�
Neighborhood will total over one half
mile in length. —
5' PATH HAY C. Pathway Park-The Newkirk
(TYP) Neighborhood Park will contain a small pedestrian
ei Ra + park including:
• Shade Structure
• Additional Pathway
• Seating Areas
• Attractive Landscaping
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City of Meridian Department Report VI. Exhibits
H. Building Elevations
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City of Meridian Department Report VL Exhibits
I. Emergency Access Exhibit
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City of Meridian 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.
City of Meridian I Department Report VII. Additional Notes&Details for Staff Report
Maps, Tables, and Charts
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
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
Development Application Transmittal
Link to Project Application: Newkirk Sub. No. 2 FP-2026-0003
Hearing Date: 4-7-2026
Assigned Planner: Linda Ritter
To view the City of Meridian Public Records Repository, Click Here
The above "Link to Project Application" will provide you with any further information on
the project.
The City of Meridian is requesting comments and recommendations on the application
referenced above. To review the application and project information please click on the
application link above. The City of Meridian values transparency and makes a variety of
information available to the public online through our public records repository.
We request that you submit your comments or recommendations prior to the hearing
date specified above. When responding, please reference the file number of the project.
If responding by email, please send comments to comment(a�meridian city.org.
For additional information associated with this application please contact the City of
Meridian Planner identified above at 208-884-5533.
Thank you,
City Clerk's Office
33 E. Broadway Ave., Meridian, Idaho 83642
Phone: 208.888.44331Email: cityclerk(a-meridiancity.org
Built for Business, Designed for Living
All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law,
in regards to both release and retention, and may be released upon reauest, unless exempt from disclosure by law.