HomeMy WebLinkAboutZ - FP Approval COMMUNITY DEVELOPMENT WE PI
DEPARTMENT REPORT
HEARING 7/7/2026 Legend - o
DATE: ® @
Project Location
TO: Mayor& City Council
,_. Area of Impact
'a: City Limits "
FROM: Linda Ritter,Associate Planner O Analysis -
208-884-5533
lritter@meridiancity.org �® � '" �
APPLICANT: Kent Brown, Kent Brown Planning
Services ` `
SUBJECT: FP-2025-0028
PAW Subdivision
LOCATION: 1680 W.Ustick Road
Located in the SE 1/4 of the SE 1/4 of
Section 35 T. 4N,R.1W,Parcel No.
SO435449705
I. PROJECT OVERVIEW
A. Summary
Final Plat consisting of 33 residential lots,2 lots for vertically integrated buildings containing 12
residential units(6 units per building), one commercial lot and 13 common lots on 4.77 acres in
the C-C and R-40 zoning districts.
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
11. COMMUNITY METRICS
Table 1•Land Use
Description Details Map Ref.
Existing Land Use(s) Vacant -
Proposed Land Use(s) Townhomes,Vertically Integrated Residential,and -
Commercial
Existing Zoning R-40/C-C zoning Districts VILA.2
Proposed Zoning R-40/C-C zoning Districts
Adopted FLUM Designation Mixed-Use Community(MU-C) VII.A.3
Proposed FLUM Designation Mixed-Use Community(MU-C)
Note: City/Agency Comments and Conditions Section and public record for all department/agency
comments received. PAW Final Plat FP-2025-0028 (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-2024-0073)as required by UDC 11-613-3C.2. Staff finds the proposed plat is in substantial
compliance with the approved preliminary plat as required.
IV. CITY/AGENCY COMMENTS& CONDITIONS
A. Meridian Planning Division
A. PLANNING DIVISION
1. The preliminary plat approval shall become null and void if the applicant fails to either: 1)
obtain the City Engineer signature on a final plat within two years of the date of the
approved findings(July 22,2027); or 2)obtain approval of a time extension as set forth in
2. UDC 11-6B-7.
3. Applicant shall comply with all previous conditions of approval associated with this
development: H-2021-0102 (AZ); DA Inst#2022-063228; and H-2024-0073.
4. 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.
5. All common lots and streets shall meet the requirements of UDC 11-6C-3.
6. No building permits shall be submitted until the final plat is recorded.
7. The final plat shown in Section VI.G,prepared by Bailey Engineering,Inc., stamped on
2/3/2025 by Clinton W. Hansen, 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 Sanitary Sewer and Water Easement to
the City of Meridian.
b. Remove Notes#15 and 23 as Lots 5,Block 1 and Lot 8 Block 2 are common lots not
private roads.
c. Note#16: Add who is responsible for the maintenance and operation of the private road
ingress-egress and emergency access easement.
d. Note#17: Include the instrument number for the ACHD license agreement.
e. Note#18: Include the instrument number for the Meridian Development agreement.
f. Note#19: Include the instrument number for the City of Meridian sidewalk easement.
g. Graphically depict the zero lot lines on the plat map.
3. The Landscape Plan prepared by Stack Rock Group, dated April 21,2026, and signed by
Willet C. Howard shall be revised as follows:
a. Show the full width of the required pathway along N. Linder Road.
b. Call out the width of the landscape buffers along Linder Road and Ustick Road.
4. At the time of CZC or final plat submittal, an executed shared-parking agreement between the
commercial lots and the vertically integrated structures shall be submitted.
5. Future development shall be consistent with the minimum dimensional standards listed in
UDC Table I I-2A-8 for the R-40 zoning district and 11-2B-3 for the C-C zoning district.
City of Meridian I Department Report III. Staff Analysis
6. The applicant shall construct all proposed fencing and/or any fencing required by the UDC,
consistent with the standards as set forth in UDC 11-3A-7 and 11-3A-6B,as applicable.
7. Off-street vehicle parking shall be provided on the site in accord with UDC 11-3C-4 and
UDC 11-3C-6 for townhouses, commercial buildings and vertically integrated projects.
8. The development shall comply with all subdivision design and improvement standards as set
forth in UDC 11-6C-3, including but not limited to driveways,easements,blocks, street
buffers, and mailbox placement.
9. An administrative design review will be required for all townhomes prior to issuance of a
building permit.
10. An administrative design review and certificate of zoning compliance will be required for any
commercial buildings or vertically integrated buildings prior to issuance of a building permit.
11. A conditional use permit shall be required for the drive-through establishment shown on the
commercial lot once a user has been identified.
12. The developer shall comply with the specific use standards for vertically integrated projects
as listed in UDC 11-4-3-41.
13. Direct access to Linder Road and Ustick Road is prohibited other than the access specifically
approved with this development. All existing curb cuts shall be replaced with curb, gutter and
sidewalk.
14. Protect any existing trees on the subject property that are greater than four-inch caliper and/or
mitigate for the loss of such trees as set forth in UDC 11-3B-10.
15. The Applicant shall have a maximum of two (2)years to commence the townhomes as
permitted in accord with the conditions of approval listed above. If the townhomes have not
begun within two(2)years of approval(July 22,2027), a new conditional use permit must be
obtained prior to operation or a time extension must be requested in accord with UDC 11-5B-
6F.
16. Outdoor lighting shall comply with the standards listed in UDC 11-3A-11. Lighting details
shall be submitted with the Certificate of Zoning Compliance application that demonstrates
compliance with these standards.
17. Provide a pressurized irrigation system consistent with the standards as set forth in UDC 1I-
3A-15,UDC 11-3B-6 and MCC 9-1-28.
18. 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.
19. The Applicant shall comply with all ACHD conditions of approval.
20. Staff s failure to cite all relevant UDC requirements does not relieve the applicant from
compliance.
B. Meridian Public Works
SITE SPECIFIC CONDITIONS:
1. Sewer and Water in Parallel require 30ft easement.
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
City of Meridian I Department Report IV. City/Agency Comments &Conditions
10' beyond fire hydrant,water meters or termination of the main.
5. Streetlights must be activated and record drawings approved prior to any form of occupancy.
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-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 11-313-14A.
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.
It. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
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
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 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 11-313-6.). 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
City of Meridian I Department Report IV. City/Agency Comments &Conditions
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. 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. Interactive Pathways Map
2. Prior to final approval the applicant shall dedicate a public access easement for a multi-use
pathway(10' wide detaehe sidewalk)along the north side of Ustick Rd to connect the
existing pathway at the west project boundary to the intersection at Linder and Ustick Road.
Pathway may be attached in this location,per follow-up conversation(Jan 2026).
Demo existing sidewalk on Ustick Rd. and re-pour. New sidewalk/pathway may be narrowed
to a min. 8'if needed to skirt irrigation boxes. If minimum 8'width cannot be maintained,
irrigation boxes will need to be relocated or reconfigured.
Note: any existing asphalt pathway at the west edge of the project(along Ustick Rd)that is
not in optimal condition must be replaced with 10'concrete sidewalk.
Existing sidewalk along Linder may be retained, as-is. Because there is bike lane in this
location,the sidewalk functions as part of a complete pedestrian facility.
Limit the number of connections between private sidewalks and the multi-use pathway.
10' wide detaehed sidewalk will also be required alefig the length of the Linder-Rd. fr-epAage.
Easements shall be a minimum of 14' wide(10' pathway+2' shoulder each side).
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.
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 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.
D. Idaho Department of Environmental Quality(DEQ)
https:llweblink.meridiancioy.orb/WebLink/Browse.aspx?id=447508&dbid=O&repo=MeridianCit
X
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. Service Accessibility Report
Criteria Description
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.
Emergency Services Police
Reporting District meets response time goals most of
the time
Pathways Within 1/4 mile of current pathways
Transit Within 1/4 mile of future transit route
Arterial Road Buildout Status Ultimate configuration (# of lanes in master streets
plan) matches existing (# of lanes)
School Walking Proximity Within 1/2 mile walking
Either a High School or College within 2 miles OR a
School Drivability 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 1/2 mile OR a Neighborhood Park within
1/4 mile walking
City of Meridian I Department Report VI. Exhibits
A Final Plat(date: 10/17/2025)
PLAT SHOWING
PAW SUBDIVISO,N
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City of Meridian I Department Report VI. Exhibits
PAW SUBDIVISION
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City of Meridian Department Report VI. Exhibits
PAW SUBDIVISION
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City of Meridian Department Report VI. Exhibits
E. Preliminary Plat(date: 3/4/2025)
p PRELIMINARY PLAT FOR
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G. Qualified Open Space Exhibit(date: 3/4/2025)
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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 V11. 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