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Home My WebLink AboutCC - Department Report STAFF REPORT E COMMUNITY N -- COMMUNITY DEVELOPMENT DEPARTMENT .►A H O HEARING 6/16/2026 DATE: TO: Mayor&City Council FROM: Sonya Allen,Associate Planner 208-884-5533 fi SUBJECT: Creek No. 2 Tanner r k �o I AN N FP-2026-0011 0 ® mg LOCATION: Generally located on the north side of I- 84, 1/4 mile west of S. Meridian Rd., in SITE the NE 1/4 of Section 13, T.3N.,R.ON. INTERSTATE 84 D KLAN ROA OVE �I� �i,�Tf�� I. PROJECT DESCRIPTION Final plat consisting of 76 buildable lots and 7 common lots on 10.65 acres in the R-8 and R-15 zoning districts. This is the second phase of Tanner Creek Subdivision. II. APPLICANT INFORMATION A. Applicant Shari Stiles, Engineering Solutions— 1029 N. Rosario Street, Suite 100,Meridian,ID 83642 B. Owner: Corey Barton— 1977 E. Overland Road,Meridian, ID 83642 C. Representative: Same as Applicant III. STAFF ANALYSIS For the proposed final plat to be deemed in substantial compliance with the approved preliminary plat as set forth in UDC 11-6B-3C.2,the number of buildable lots cannot increase,and the amount of common area cannot decrease. Because there is no change to the number of buildable lots and no decrease in common open space in this phase, Staff deems the proposed final plat to be in substantial compliance with the approved preliminary plat(H-2022-0048), as required. The proposed plat is also consistent with the provisions in the development agreement. This phase of development was depicted as Phase 3 on the phasing plan approved with the preliminary plat. The development agreement(DA) allows flexibility in the phasing unless otherwise Page 1 restricted in the Cooperative DA with ACHD—the Applicant stated the proposed change to the phasing plan is allowed by ACHD. Therefore, Staff is amenable to the change. IV. DECISION Staff recommends approval of the proposed final plat with the conditions noted in Section VI of this report. V. EXHIBITS A. Preliminary Plat(dated: 7/5/23) .�.uL� _ _ rpge[Wd�m•^Y WM'Wig1 g1511R61 A+10 ua-�� YRRI..'W � � Vul 3un6"eFc cwa�ou'w Ro YL W 3 fJ�i/1 b 31LL A�1(�u Ml � � LLf SN01!l170 lYnd><adwwn3ddR a�^ � � _ �a '"�"' �� 1�V1N00ltl3NNYld � NOISIA1490S e aaa33tl 3o stl3NMa tl3dMIA K 9N!lI�dNI.9N� IR MLMI ! yK pp r2�� `s {y��yy�yy�v� �J�p,'� j@{ �+ �'� a�s■� 6®� � � @_" gg �e 3T�3 Oil ii qq� I � R r 13 � I ✓a ba v 6a e awi � L' aiw• 6 IY C Q .msa a.ss,md - •� 1 Sl4`I�1.Up .. i ,iR'CLO iSF OAR R �a as Page 3 B. Final Plat@(dated: 6/4/26) $ `J' ` "S n rh e a �' � �3 .WIG e $ $$ @I�� Oil �s MR �� 5g � +� ��ga se x��€�aa�LL�W� � �� g°I! n s Iz3 ;fie t � t' d $tl g s. sn 9t g a� a ya d Ruh - � ��u f- a ��sa # ` Ei y s e 14 I �2. sa :s 3❑ $ g s I ° w ka€ eg � g `x =R WR y €i5 u a3 � VO 0 s � � 04€ g o a C��4e4 pg6S— €3dgq gg€ " 9€'a ..nS Q 5 I o hgay ¢ �Ci R A k s E '1 ffi 7 a k S B a i k si � a v p 5 k 4 p ! pi 2 p i is a 2 gL Y 8 is '.9 �ti is13aa13s. � s. � 13s p F: F- K C p R F= F: 4 �l C E C p t K S i z k R 3 -t kI z o� Hass it, sa � a � � � ❑ � hs � s L � R�4 wnuxi Z7t5a IA.sZ.ecas ®•+v*� ��1 CC O .r ruv_or� mw, r'0 � 5-91� rp'—ni p4?� �mn, p�"' _ v� f.-.-----n„�-�---F� xv; l f� .s e� f�oo-e � r7Q I $ I! II- il� asaa . �e bsg " •..� 9 i >7$-a�gte�51's_��Sg-aR'sa� �F,' R '! J L J L J L1 J L J L—J L $Z ,I 1dU1 7d7R ypgij ASA7 p68F .ppy ]tliN Nl o O ° �rxr ieanuYSl s � NJ oLL,ID N w 9 Nil �n b �.._..-•max.-- � W z - IIIIl aw ; .u- tl9 bsa - plus I$ .-•man----J I S @°` ow I av 7[�Rg117 s - iN L---'m ce,----� � a 9 op � '-w.>arK> Ronx�` �I I i �� NJ w i �I rni a.-4 m is mroa— mx x � RR L.---mffiI__._.:J I �e V `� R — ') F. m}a.�3° r otr�¢ gra,xr h > s^. n � �i `�� I _�I . I :�I al ,�I �I �I �I a � �, �. .__apyl---J xx.-- g` x aI RlI �: 19ca;- g1 I I�l I -I �.--tea - M.Hr s +aXw & J L j 1 1 Ig _36�..J L.��..Jm'IN'I � �x n o•»rvx5 anwi r� 1:G•asn®'a:xan-yll C. Common Driveway Exhibits NOTE:IF A 6'SOLID FENCE IS INSTALLED ADJACENT TO THE COMMON DRNE A 5' �'_� LANDSCAPE BUFFER SHALL BE REQUIRED in \ LOT 9 �g�a 10 N CDRIVE o N W.JASCKSNIPE DR. N = 5 a DRNEWAY 15'{LNING)FROM - _ 15(LNING)FRONT- _ o 20'(GARAGE)FRONT r L 20'(GARAGE) RON FT1pr 15'---FRONT WILL NOT EXTEND PAST " 20'(C^RAGE)PROM V FRONT PLANE OF DWELLING, " ACCESS FROM " JACKSNIPE DR.PER - - r CITY OF MERIDIAN " UDC 11-6C-3D.5 io ie I i HOME ORIENTATION " HOME ORIENTATION HOME ORIENTATION HOME ORIENTATION r 10 � i 11 i � 12 i i 13 r 14 " BLOCK 7 i R _-E REAR `---- J -- 12' EAR---� L---12'REAR T 12' AR 12'REAR LOT LINE LOT LINE X X X X X X X X X TITIRXINATE LOCATION OF FENCE(SEE LANDSCAPE PLAN) TANNER CREEK 25 SUBDIVISION NO 2 (COMMON DRIVE EXHIBIT B) - - I-84 - - - - - - - - _ 1„ = 30' NOTE IF A 6'SOLID FENCE IS INSTALLED QS�,; ADJACENT TO THE COMMON DRIVE A 5' 28 g i LANDSCAPE BUFFER SHALL BE REQUIRED m / 5'CONIC.PATH <27 W.JASCKSNIPE DR. a N �� LOT 26 ii N s z COMMON 24 `4' - �� DRIVE .DDRIVEWAY IS'(LNING)FRONT 15'jLMI FRONT 15'(UMNG)FRONT 15'(LNING FRONT z o' 261 FRONT " 20"(GARAGE)FRONT 20'(GPRACE)FRONT 20'(CARACE)FRONT ACCESS FROM FENCE WILL NOT E)TENO PAST JACKSNIPE DR. PER FRONT PLANE OF DWELLING,(TYP.) " r CITY OF MERIDIAN UDC 11-6C-3D.5 " HOME ORIENTATION , HOME ORIENTATION �i HOME ORIENTATION , HOME ORIENTATION 21 , 22 23 , 24 " BLOCK7 r i r r J L_ -J L________ J L-___ ____J 12'REAR 12'REAR 12'REAR IT REAR LOT LINE LOT LINE •x x x x x x x x APPROAIMATE LOCATION OF FENCE(SEE LANDSCAPE PLAN) TANNER CREEK 25 SUBDIVISION NO 2 (COMMON DRIVE EXHIBIT A) I-84 - -- -- - - -, 1" = 30, Page 5 D. Landscape Plan(dated: 5/29/2026) OHVGI 'NVICIIH3N 3dV3S(3NV'l iV 2 3!RVHd l- Lbuui -L-L—I ---------1T7.4.---.. ..... .......................................... ..................................................................................................................... .............................................................. ............................ ............ ..................... .................... ..:..........:........PI......t..;........ ....... �.......... ....... ...... ............. ,............ ...............—........— .....N....N... ..........-.....-I....... —.......... ....... .................................. .......... ........ ................ ......-..-........--........-P--.....-...-.......... --........1-0-........ -.....- .. ........ ............. .......... .... - Ley Rai i .....0 2 NOISIMians 192OgVI "0 zo JU 1 , o L Op . . 11 . —'NI I. . .............. ..................... . . ........ ..... .....A,tN . ........................ .. ..... .. ............ .... .... ... ..... . ............ ....... .... .. C� ........... . ....... .... .......... . .... ........... ........... . .......... . mi T--- x OHtlO1 NVIO183W 3dV a a 1 OSONV� IV-Id -IVNH Z 3SVHd NOISIARIMS M92HO 82NNVI lu f@y5 fld a§k � Q�F pad - e T rvi�«u. - g 3l1Y1 °II � +I I I I I t I I I I f I i 444� I I I I I _ e�p e _ o 0O ❑ 0° `�� YAM 96h1� - ' I elm I ele i I I II ! 0 I I I I I I I — e — J ! I I I I i I TITnar I � — �� as I 1+ 114,..'•� ' . r a��dS �Ma9 h Page 7 OHV<31 'NVlUlH3A 3dVOSCINVI IV-ld -IVNlzl Z 3SVHd = ma = CV NOISIAiaens >192HO 82NNVI ka z ku -4 Cl 3NrIH%VW 73 171H;LVW I sn 1 lk. Ir'i, 91 4 M o' V1 yv.L4 A,%, 6L QNNMhl=S9NZ--A4 ----iW _ OHVal `NVI41a3W 3dVOSONVI ltlld 1tlNH r= m Z 3SVHd F v W F co NOISIMian5 M;198 J a3NNdl ao J E h - - H fiLL tj +a =k 4:= MUM iMo • rtrt § yy s � I �# � "��-�`E � •fir,. Cl 3NIIH:DIVW U 3NnH71tlW Page 9 VI. CITY/AGENCY COMMENTS & CONDITIONS A. Planning Division I. Applicant shall comply with all previous conditions of approval associated with this development [H-2022-0048,Development Agreement Inst. #2024-007677). 2. The applicant shall obtain the City Engineer's signature on the final plat within two (2)years of the City Engineer's signature on the previous phase final plat as set forth in UDC 11-613-7 in order for the preliminary plat to remain valid; or, a time extension may be requested. 3. Prior to submittal for the City Engineer's signature,have the Certificate of Owners and the accompanying acknowledgement signed and notarized. 4. The final plat shown in Section V.B prepared by Land Solutions Land Surveying and Consulting, stamped on 6/4/2026 by Clinton W. Hansen, shall be revised as follows: a. Note#11: Include the recorded instrument number of the ACHD temporary license agreement. b. Note#13: "Common lots Lot 9 and-34 27 in Block 7 are subject to a perpetual ingress egress shared driveway easement for the benefit of Lots 10, 11,4-2-,22,23, and 24 in Block 7 . . ." c. The public alleys shall have a concrete ribbon curb,not a rolled curb and gutter, as set forth in UDC 11-6C-3B.5—revise the construction drawings accordingly. The entrance to the alley from the public street shall provide a minimum twenty-eight-foot inside and forty-eight-foot outside turning radius.No parking shall be allowed on either side of the street within 50 feet of the alley entrance as measured from the centerline of the alley— the curb should be painted red to signify no parking or signage shall be erected accordingly. d. Include the Book and Page numbers of the Tanner Creek Subdivision No. I plat graphically depicted on Sheet 1. e. Include the recorded instrument number of the 33' access easement graphically depicted on Sheet 1. f. If Lot 12, Block 7 isn't taking access from the adjacent common driveway, the street frontage shall be a minimum of 30 feet, measured as a chord measurement, as set forth in UDC 11-2A-3B.I. g. The common driveway lots(i.e.Lots 9 and 27,Block 7)shall be extended further in length to allow for vehicles to back out and turn around. An electronic copy of the revised plat shall be submitted with the Final Plat Mylar Signature application. 5. The landscape plan shown in Section V.C,prepared by Jensen Belts Associates,dated 5/29/26, shall be revised as follows: a. The common driveway lots(i.e. Lots 9 and 27,Block 7) shall be extended further in length to allow for vehicles to back out and turn around. An electronic copy of the revised landscape plan shall be submitted with the Final Plat Mylar Signature application. 6. Submit a copy of the"final"Ada County Street Name Review letter for the final plat. 7. A 14-foot wide public pedestrian easement for the multi-use pathway shall be submitted to the Planning Division for approval by City Council and subsequent recordation prior to submittal of the final plat for City Engineer signature. 8. Address signage shall be provided at the public street for homes accessed via common driveways for emergency wayfinding purposes. 9. Comply with the common driveway exhibits included in Section V.0 above and the associated standards in UDC 11-6C-3D for common driveways. 10. All fencing shall comply with the standards of UDC 11-3A-7C. 11. All development shall comply with the dimensional standards for the R-8 and R-15 zoning district, as applicable, listed in UDC Tables 11-2A-6 and 11-2A-7,respectively. 12. The Developer shall widen W. Waltman Lane and reconstruct and widen the bridge across the Ten Mile Creek after the Phase 1 improvements have been made,which include the Corporate Drive extension, as required in the Cooperative Development Agreement with ACHD, as set forth in the development agreement. 13. No building permits shall be issued for this development until the property has been subdivided as set forth in the development agreement. 14. At no time shall construction traffic associated with the development of this site be allowed to access this site using Ruddy Dr. through The Landing Subdivision, as set forth in the development agreement. 15. The rear and/or sides of new homes facing Interstate 84 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 that are visible from the subject public streets per the development agreement. Single-story structures are exempt from this requirement. 16. Staff s failure to cite specific ordinance provisions or conditions from the preliminary plat and/or development agreement does not relieve the Applicant of responsibility for compliance. Page 11 B. Public Works c:,EN ERA L CONDITIONS: 1. Sanitary sewer service to this dcvclopnrcnt is avai lab]e 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. 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 Iinlxrovemeats relayed to pkiblic Iife, 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 fot such improvcments in order to obtain City Engineer signature on the final plat as set forth in UDC 1 l-5C-3B, 4. Upon installation of the landscaping and prior to inspection by Planning Department staff, the applicant shall provide a written certificate orcompletion as set forth in UDC 11-3B-14A, 5. A letter of credit or cash surety in the amount of 110%evil l 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. Tho applicant shall be required to enter into a Development Surety Agrectnent with the City of Mendian. 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 Depanmcnt websiic. Please contact Land Development Service for more information at 987.221 1. 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 fours of an irrevocable letter of credit, cash deposit or bond. Applicant roust 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 appro,•LA 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- 19. All grading of the site shall be performed in conformance with MCC I 1-1-48_ 14. Compaction test rosults shall be submitted Lo 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 niinimum 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. I& 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 jurisdiciion of an irrigation district or ACHD. The design engineer shall provide certification ilia(the faci Iities have been instal led 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. I& Street light plan requirements are listed in section 6-7 of the Improvement Standards for Street Lighting (hitp:lfwww.meiidlancity.orgy'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 coutractoris work and materials shall conform to the 1SPWC 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 waterlsewer mains outside of public right of way (include all water services and hydrants). The casement widths shall be 20-feet wide for a single utility,or 30-feet wide for two. Tice easements shall not be dedicated via the plat, but rather dedicated outside the plat process using the City of Merid1an's standard forms. The easement shall he graphically depicted on the plat for reference purposes. Submit an executed easement (an 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 81i2"x I I- map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sea]cd, signed and dated by a Professional i.and 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. Envirnnmentai Protection Agency. 21, Any -,N.clls that will not continue to be used must be properly abandoned according to Idaho We11 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 9-14 and 9 4 S. 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 Page 13 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 watenvays, 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.