Accomodations Subdivision PP-14-020CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND
DECISION & ORDER
CE IDIAN*
IDAHO
In the Matter of the Request for Preliminary Plat Consisting of 14 Single Family Residential
Building Lots and 3 Common Lots on 4.71 Acres of Land in a R-4 Zoning District, Located on the
south side of E. Falcon Drive and east of S. Eagle Road, by Providence Management, LLC.
Case No(s). PP -14-020
For the City Council Hearing Date of. February 17, 2015 (Findings on March 3, 2015)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of February 17, 2015, incorporated
by reference)
2. Process Facts (see attached Staff Report for the hearing date of February 17, 2015, incorporated
by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of February 17,
2015, incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of February 17, 2015, incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use
Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (LC. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code codified at
Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by
ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of
Meridian, which was adopted April 19, 2011, Resolution No. 11-784 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A.
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions of approval are imposed.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). PP -14-020
-I-
6. That the City has granted an order of approval in accordance with this Decision, which shall be
signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the
Planning Department, the Public Works Department and any affected party requesting notice.
7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of February 17, 2015, incorporated by reference. The conditions are concluded to be
reasonable and the applicant shall meet such requirements as a condition of approval of the
application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon
the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that:
1. The applicant's request for preliminary plat is hereby conditionally approved per the conditions
of approval in the attached Staff Report for the hearing date of February 17, 2015, attached as
Exhibit A.
D. Notice 2015 Time Limits
Notice of Preliminary Plat Duration
Please take notice that approval of a preliminary plat, combined preliminary and final plat, or
short plat shall become null and void if the applicant fails to obtain the city engineer's signature
on the final plat within two (2) years of the approval of the preliminary plat or the combined
preliminary and final plat or short plat (UDC 11 -6E -7A).
In the event that the development of the preliminary plat is made in successive phases in an
orderly and reasonable manner, and conforms substantially to the approved preliminary plat,
such segments, if submitted within successive intervals of two (2) years, may be considered for
final approval without resubmission for preliminary plat approval (UDC 11 -6E -7B).
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-613-7.A, the Director may authorize a single extension of time to obtain the City
Engineer's signature on the final plat not to exceed two (2) years. Additional time extensions up
to two (2) years as determined and approved by the City Council may be granted. With all
extensions, the Director or City Council may require the preliminary plat, combined
preliminary and final plat or short plat to comply with the current provisions of Meridian City
Code Title 11. If the above timetable is not met and the applicant does not receive a time
extension, the property shall be required to go through the platting procedure again (UDC 11-
6E -7C).
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, denial of a development
application entitles the Owner to request a regulatory taking analysis. Such request must be in
writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the
final decision concerning the matter at issue. A request for a regulatory takings analysis will
toll the time period within which a Petition for Judicial Review may be filed.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). PP -14-020
-2-
2. Please take notice that this is a final action of the governing body of the City of Meridian.
When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person
who has an interest in real property which may be adversely affected by the final action of the
governing board may within twenty-eight (28) days after the date of this decision and order
seek a judicial review as provided by Chapter 52, Title 67, Idaho Code.
Attached: Staff Report for the hearing date of February 17, 2015
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). PP -14-020
-3-
By action of the City Council at its regular meeting held on the day of
2015.
COUNCIL PRESIDENT CHARLIE ROUNTREE VOTED
COUNCIL VICE PRESIDENT KEITH BIRD
VOTED
COUNCIL MEMBER DAVID ZAREMBA
VOTED 1A
MEMBER JOE BORTON
OTEDCCOUNCIL
VOTED--Tl--
COUNCIL
OUNCIL MEMBER LUKE CAVENER
VOTED1'
COUNCIL MEMBER GENESIS MILAM
VOTED
MAYOR TAMMY de WEERD
VOTED
(TIE BREAKER)
Attest:
1�
U A
Jaycee Iman
STl1
City Clerk
Copy served upon Applicant, The Planning Division, Public Works Department and City Attorney.
By: Cly _ Dated: �/S��U1S
City �Clerl s Office
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). PP -14-020
-4-
EXHIBIT A
STAFF REPORT
Hearing Date: February 17, 2015 wWEIDIANN
TO: Mayor and City Council I DLA
H O `
FROM: Bill Parsons, Planning Supervisor
208-884-5533
Bruce Freckleton, Development Services Manager
(208)887-2211
SUBJECT: PP -14-020 —Accommodations Subdivision
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Providence Management, LLC, is requesting preliminary plat approval of fourteen (14)
residential lots and three (3) common lots on approximately 4.71 acres in the R-4 zoning district.
IL SUMMARY RECOMMENDATION
Staff recommends approval of the proposed preliminary plat application in accord with the conditions
of approval in Exhibit B and the Findings of Fact and Conclusions of Law in Exhibit C. The
Meridian Planning and Zoning Commission heard this item on January 15, 2015. At the public
hearing, the Commission moved to recommend approval of the subject PP reauest.
a. Summary of Commission Public Hearing:
i. In favor: Zach Evans and Scott Wonders
ii. In opposition: Brady Turner testified in opposition
iii. Commenting: Bob Aldridge and Harold Krasinski
iv. Written testimony: Rick Stott submitted written testimony in opposition
v. Staff presenting application: Bill Parsons
vi. Other staff commenting on application: None
b. Key Issue(s) of Discussion by Commission:
i. Transitional lot sizes on the south boundary.
ii. Traffic congestion on S. Eagle Road.
iii. Maintaining surface water delivery to property on the cast boundary.
iv. The fencing materials (tan vinyl) proposed for the development.
C. Key Commission Change(s) to Staff Recommendation:
i. None
d. Outstanding Issues) for City Council:
i. None
The Meridian City Council heard this item on February 17.2015. At the public hearing. the
Council approved the subject PP request
aSummary of City Council Public Hearing:
i. In favor: Zach Evans and Scott Wonders
ii n opposition: Tammy, Conk, Michelle Stott and Michelle Reedy
iii, Commenting: Bob Aldridge and Rex Conk
iy, Written testimpnv: Rick and Michelle Stout. Brady and Terry Turner and Rrad
L Staff presenting application: Bill Parsons
ys Other staff commenting on application: None
Li Key Issues of Discussion by Council:
Accommodations Subdivision—PP-14-020 Page 1
C<
EXHIBIT A
L Iransitional lots sizes on the south hn ndary
1h Comparison of the proposed lot layout vs. the previous Harcourt Suhdiyision lot lavo t
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number PP -14-
020, as presented in the staff report for the hearing date of February 17, 2015, with the following
modifications: (Add any proposed modifications).
Denial
After considering all staff, applicant and public testimony, I move to deny File Number PP -14-020, as
presented during the hearing on February 17, 2015, for the following reasons: (You should state
specific reasons for denial)
Continuance
I move to continue File Number PP -14-020 to the hearing date of (insert continued hearing date here)
for the following reason(s): (You should state specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The site is located on the south side of E. Falcon Drive, east of S. Eagle Road in the northwest'
/a
of Section 28, Township 3 North, Range 1 East. (Parcel #: R3193250025)
B. Applicant/Owner(s):
Providence Management, LLC
7761 E. Riverside Drive, Suite #100
Boise, Idaho 83714
C. Representative:
Scott Wonders, J -U -B Engineers, Inc.
250 S. Beechwood Avenue, Ste. 201
Boise, Idaho 83709
D. Applicant's Statement/Justification: Please see applicant's narrative for this information.
V. PROCESS FACTS
A. The subject application is for a preliminary plat. A public hearing is required before the Planning
and Zoning Commission and City Council on this matter, consistent with Meridian City Code
Title 11, Chapter 5:
B. Newspaper notifications published on: December 29, 2014, and January 12, 2015 (Commission);
January 26, and February 9, 2015 (Council)
C. Notices mailed to subject property owners on: December 18, 2014 (Commission); January 21,
2015 (Council)
D. Applicant posted notice on site(s) on: January 5, 2014 (Commission); February 3, 2015
Council
Accommodations Subdivision —PP -14-020 Page 2
EXHIBIT A
VI. LAND USE
A. Existing Land Use(s) and Zoning: The subject site is improved with a single family residence;
zoning is R-4.
B. Character of Surrounding Area and Adjacent Land Use and Zoning: The character of the
surrounding area is rural residential in nature but it is transitioning into suburban residential.
C. History of Previous Actions: In 2006, the property received annexation and preliminary plat
approval (AZ -06-046 and PP -06-048) to develop a residential subdivision formal known as
Harcourt Subdivision. A development agreement was not required with the annexation of the
property.
D. Utilities:
1. Public Works:
a. Location of sewer: The sewer main in S. Eagle Road is intended to serve the proposed
development. The applicant will have to coordinate and secure the necessary easement
from the adjacent private property owner.
b. Location of water: Water mains intended to serve the subject site are located directly
adjacent to the north in E. Falcon Drive.
c. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: NA
2. Hazards: Staff is not aware of any hazards that exist on this property.
3. Flood Plain: NA
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Low Density Residential' (LDR) on the Comprehensive Plan Future
Land Use Map (FLUM). The LDR designation allows larger lots where urban services are provided.
Uses may include single-family homes at densities of three (3) dwelling units or less per acre. The
subject property is currently zoned R-4.The Unified Development Code (UDC) allows a maximum of
4 dwelling units to the acre. The proposed development includes 14 residential lots on 4.71 acres for a
gross density of 2.97dwelling units/acre consistent with the density of the Comprehensive Plan and
the R-4 zoning district in the UDC.
Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to
the proposed use of this property (staff analysis in italics):
• "Require new residential development to meet development standards regarding landscaping,
signage, fences and walls, etc." (3.05.02C)
The project is conditioned to comply with all UDC standards pertaining to landscaping,
signage, and fencing.
• "Require common areas for all subdivisions." (3.07.02F)
The subject property is below the five (5) acre minimum and does not require compliance
with the 10 percent open space regulations set forth in UDC 11-3G. However, the applicant
is proposing to set aside approximately A.5 percent open space (0.21 acres) and the proposed
subdivision will have the right to use the open space and amenities installed with the
Karmelle Subdivision, directly north of the proposed subdivision.
Accommodations Subdivision -PP-14-020 Page 3
EXHIBIT A
• "Permit new development only where urban services can be reasonably provided at the time
of final approval and development is contiguous to the City." (3.01.01F)
The proposed development is adjacent to properties annexed into the city and services are
available to be extended to the site upon development in accord with UDC 11-3A-21.
• "Support infill of vacant lots in substantially developed, single-family areas at densities
similar to surrounding development." (3.07.02I)
The subject property is surrounded by single-family residential properties developed at rural
and suburban densities. The proposed development is consistent with the density of
surrounding development The proposed development will also consist of single family
detached dwellings.
• "Require pedestrian access connectors in all new development to link subdivisions together to
promote neighborhood connectivity as part of a community pathway system." (3.03.03B).
On the west boundary of the development, the applicant is proposing a 20 foot wide common
lot to facilitate the sewer extension to the development. Because the proposed development
will take access from a local street (E. Falcon Drive), staff is not recommending a street
connection in this location. However, staff believes pedestrian connectivity could be
enhanced if the applicant installs a 5 -foot wide micropath within the common lot which
would be extended when the adjacent R-8 zoned property to the west develops.
• "Protect existing residential properties from incompatible land use development on adjacent
parcels." (3.06.01F).
The subject property is surrounded by both rural residential property in Ada County and
residential subdivisions in the City. The Future Land Use Map designates the subject
property and the adjacent properties LDR. Staff is of the opinion the proposed single-family
detached residences should be compatible with existing residential uses and lot sizes in the
area. All of the proposed residential lots are in excess of the 8,000 square foot minimum lot
size of the R-4 zone.
Based on the above analysis, staff believes that the proposed development is consistent with
comprehensive plan.
VIII. UNIFIED DEVELOPMENT CODE (UDC)
A. Purpose Statement of Zone: The purpose of the residential districts is to provide for a range of
housing opportunities consistent with the Meridian comprehensive plan. Residential districts are
distinguished by the allowable density of dwelling units per acre and corresponding housing types
that can be accommodated within the density range.
B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-2 lists the principal permitted
(P), accessory (A), conditional (C), and prohibited (-) uses in the R-4 zoning district. Any use not
explicitly listed, or listed as a prohibited use is prohibited. The proposed use of the property for
single-family detached dwellings is a principally permitted use in the R-4 zoning district.
C. Dimensional Standards: Development of the site will be consistent with the dimensional
standards listed in UDC Table 11-2A-5 for the R-4 zoning district.
D. Landscaping: Street buffer landscaping shall be installed in accordance with the standards listed
in UDC Table 11-2A-5 for the R-4 zoning district.
E. Subdivision Design and Improvement Standards: The subdivision must comply with the
subdivision design standards outlined in UDC 11-6C-3.
Accommodations Subdivision - PP -14-020 Page 4
10,01113fl�
F. Off -Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for single-
family dwellings.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
Preliminary Plat (PP): The applicant requests preliminary plat approval of fourteen (14)
residential lots and three (3) common lots on 4.71 acres of land in the R-4 zoning district. The
minimum lot size proposed with the plat is 8,658 square feet and the average lot size is 11,718
square feet. The gross density for the proposed subdivision is 2.97 dwelling units to the acre. The
density is consistent with the surrounding developments in the area and complies with the
maximum density of four (4) dwelling units.
Dimensional Standards: All of the proposed lots must comply with the R-4 dimensional
standards established in the UDC. Staff has reviewed the proposed plat for compliance with the
dimensional standards fisted in UDC Table 11-2A-5 for the R-4 district and finds the plat in
compliance with these standards.
All of the homes proposed for the subdivision are designed to be single family detached
dwellings. Per the UDC, the minimum dwelling size within the R-4 zone must be 1,400 square
feet for a single story home and 800 square feet per floor area for two-story homes. Based on the
submitted elevations, it appears the future homes within the subdivision should comply with this
requirement. The square footages of the homes will be verified at the time the applicant submits
for building permits.
Access: Access to this site is proposed via the extension of S. Caleb Court. This roadway
provides a connection to E. Falcon Drive which connects to S. Eagle Road. The Karmelle
Subdivision, directly north of the proposed development, also provides a local street connection
to E. Victory Road. Since the property on the west boundary can access E. Falcon Drive and the
Ada County property on the east boundary can extend E. Falcon Drive and S. Lyford Street is
stubbed on the south boundary of this property, staff believes there is adequate vehicular
connectivity with the platting of this property and is not recommending a stub street as part of the
development.
Open Space/Amenities: Because this site is below 5 acres in size, the UDC (11-3G-3) does not
require open space or site amenities to be provided. The applicant is proposing to provide 0.21
acres of common open space for the development. Further, the applicant is the same developer of
the Karmelle Subdivision to north and in the narrative the applicant has stated that the proposed
subdivision will have the right to use the open space and amenities approved and constructed with
the Karmelle Subdivision. Staff recommends the proposed development be included as part of the
HOA created with the Karmelle Subdivision to ensure this development has the right to use the
open space and amenities as proposed.
As mentioned above, the Comprehensive Plan supports pedestrian connectivity between
residential developments. To facilitate pedestrian connectivity with the adjacent property on the
west boundary, staff recommends the applicant construct a micropath within Common Lot
6, Block 1 in accord with the standards set forth in UDC 11-3A-8.
Landscaping: A landscape plan was submitted with this application, shown in Exhibit A.3. The
proposed landscape plan substantially complies with the landscape ordinance (UDC 11-3B)
however; the property contains existing trees that will removed and/or remain as part of the
development. Per UDC 11-3B-10, mitigation is required for all existing healthy trees 4 -inch
caliper or greater that are removed from the site. With the submittal of the final plat the
Accommodations Subdivision —PP -14-020 Page 5
EXHIBIT A
applicant must submit a revised landscape plan that details the mitigation plan outlined by
the developer and the City Arborist.
Fencing: No fencing is shown on the submitted plans however, split rail fencing exists on a
portion of the property; this will be removed with the development of the subdivision. Where
buildable lots abut the interior common lot (Lots 5 and 7, Block 1), fencing must either be 4 -foot
solid or 6 -foot open vision. This fencing must be installed with the subdivision improvements. If
permanent fencing is not provided before issuance of a building permit, temporary construction
fencing to contain debris must be installed around the perimeter. A detailed fencing plan should
be submitted with the final plat application. All perimeter and common open space fencing must
be designed as set forth in UDC 11-3A-7.
Sidewalks: Sidewalks are required along all public streets as set forth in UDC 11-3A-17. A
minimum 5 -foot wide attached sidewalk is proposed along all of the local streets (S. Caleb Court
and E. Falcon Drive) in accord with UDC requirements.
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water. The applicant should be required to utilize 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 receiving approval on the development plans. An underground, pressurized irrigation
system should be installed to all landscape areas per the approved specifications and in
accordance with UDC 11-3A-15 and MCC 9-1-28. The applicant states that the proposed
subdivision will connect to the pressurized irrigation system constructed with the Karmelle
Subdivision in accord with UDC requirements.
Existing Structures: Originally, this property was platted as Golden Eagle Estates in Ada
County. The submitted plans show the existing home is to remain with the development of the
subdivision. The applicant is responsible for connecting the existing residence to city services
(water and sewer) and the abandonment of the existing well and septic system prior to City
Engineer's signature on the final plat.
Elevations: The applicant has submitted sample photos that depict the style of homes planned for
the proposed subdivision. The primary building materials include stucco, brick, glass and
composite roof shingles. The proposed designs are similar to those homes constructed in
Karmelle Subdivision, north of this development. Staff finds the future homes will complement
the existing homes in the area and demonstrate high quality building materials. Future homes
constructed within this subdivision should comply with the submitted home elevations as
proposed.
In summary, Staff recommends approval of the proposed preliminary plat with the recommended
conditions listed in Exhibit B of this report in accord with the Findings contained in Exhibit C.
X. EXHIBITS
A. Drawings/Other
1. Vicinity Map
2. Proposed Preliminary Plat (dated: 12/08/14)
3. Proposed Landscape Plan (dated: 12/09/14)
4. Proposed Building Elevations
B. Conditions of Approval
C. Required Findings from Unified Development Code
Accommodations Subdivision—PP-14-020 Page 6
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EXHIBIT A
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EXHIBIT A
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EXHIBIT A
4. Proposed Building Elevations for Residential Homes
Accommodations Subdivision —PP -14-020 Page 10
EXHIBIT A
EXHIBIT B — CONDITION OF APPROVAL
1. PLANNING DIVISION
1.1 Site Specific Conditions of Approval
1.1.1 The preliminary plat, dated 12/08/14, is approved with the following modification: as -submitted.
a. Lot 8-11. Block 1 shall be restricted to single story dwellings.
1.1.2 The landscape plan, prepared by J -U -B Engineers, dated 12/09/14, is approved with the
following revisions:
a. Per UDC 11-3B-10, the applicant shall work with the City Arborist, Ehoy Huff, on designing,
adopting, and implementing a protection and mitigation plan for the existing trees on site.
With the submittal of the final plat the applicant shall submit a revised landscape plan that
details the mitigation plan outlined by the developer and the City Arborist.
b. The applicant shall construct a micropath within Common Lot 6, Block 1 in accord with the
standards set forth in UDC 11-3A-8. The common lot shall be landscaped in accord with UDC
11-3B-12.
c. All fencing shall be installed in accord with UDC 11-3A-7. Per UDC 11-3A-7A7a, the
applicant is responsible for constructing a 4 -foot solid or 6 -foot open vision fencing along the
micropath lot (Lot 6, Block 1) to distinguish the common area from the private area. A
detailed fencing plan must be submitted with the final plat application.
d. The applicant shall provide a minimum of 0.21 acres of common open space as proposed. The
applicant is proposing that all open space and amenities developed with Karmelle Subdivision
and Accommodations Subdivision be owned and maintained by a single homeowner's
association. Prior to the City Engineer's signature on the final plat, the applicant shall
provide written documentation that the maintenance and use of the open space and the
amenities are for the benefit of both subdivisions.
1.1.3 Future homes constructed with this subdivision shall substantially comply with the submitted
photos attached in Exhibit A.4. The future building restriction form shall note compliance with
the approved building elevations and the minimum dwelling size in the R-4 zone.
1.1.4 Prior to the issuance of a building permit, the applicant shall record a final plat.
1.1.5 Prior to signature on the final plat, the applicant shall connect the existing home on
proposed Lot 16, Block 1 to City sewer and water, abandon the existing well and septic
system and coordinate with the City's Addressing Specialist on obtaining a new street
address.
1.1.6 The existing residence on proposed Lot 16, Block 1 shall comply with the R-4 setbacks in accord
with UDC Table 11-2A-5.
1.2 General Conditions of Approval
1.2.1 Comply with all bulk, use, and development standards of the R-4 zoning district listed in UDC
11-2A-3 and UDC 11-2A-5.
1.2.2 Comply with all provisions of 11-3A-3 with regard to access to streets.
1.2.3 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set
forth in UDC 11-3A-6.
1.2.4 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A-
15, UDC 11-3B-6 and MCC 9-1-28.
Accommodations Subdivision —PP -14-020 Page 11
EXHIBIT A
1.2.5 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
1.2.6 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-313-5J. The
street light locations shown on the pre plat meet requirements. It would be preferable if the
light at the end of the eastern cul-de-sac be placed as shown in Improvement Standard
Drawing 6D. A street light plan showing the details described in the Meridian Improvement
Standards for Street Lighting must be included for review with the Civil Site Plans. The
Improvement Standards for Street Lighting can be found online at
http://www.merldiancity.orgtpublic—works.aspx?id=272.
1.2.7 Construct all off-street parking areas consistent with the standards as set forth in UDC I1 -3C-6
for single-family dwellings.
1.2.8 Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3,
including but not limited to cul-de-sacs, easements, blocks, street buffers, and mailbox placement.
1.3 Ongoing Conditions of Approval
1.3.1 The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets
the standards as set forth in UDC 11-313-6 and to install and maintain all landscaping as set forth
in UDC 11-311-5, UDC 11-313-13 and UDC 11-313-14.
1.3.2 All common open space shall be maintained by an owner's association as set forth in UDC 1t -
3G -3F1.
1.3.3 The project is subject to all current City of Meridian ordinances. Staff's failure to cite specific
ordinance provisions does not relieve the applicant of responsibility for compliance.
1.3.4 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a
minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the
area.
1.3.5 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 11-3A-11.
1.3.6 The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping
and constructed features within the clear vision triangle consistent with the standards in UDC 11-
3A-3.
1.4 Process Conditions of Approval
1.4.1 No signs are approved with this application. Prior to installing any signs on the property, the
applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3
Article D and receive approval for such signs.
1.4.2 The applicant shall complete all improvements related to public life, safety, and health as set forth
in UDC 11 -5C -3B. A surety agreement may be accepted for other improvements in accord with
UDC I1 -5C -3C.
1.4.3 The final plat shall substantially comply with the approved preliminary plat as set forth in UDC
11 -6B -3C2.
1.4.4 The applicant shall obtain approval for all successive phases of the preliminary plat within two
years of the signature of the City Engineer on the previous final plat as set forth in UDC 11-613-
713.
1.4.5 The preliminary plat approval shall be null and void if the applicant fails to either 1) obtain the
City Engineer signature on a final plat within two years or 2) gain approval of a time extension as
set forth in UDC 11-6B-7.
Acco n nodations Subdivision—PP-14-020 Page 12
EXHIBIT A
2. PUBLIC WORKS DEPARTMENT
2.1 Site Specific Conditions of Approval
2.1.1 The water main being proposed in through this development shall be terminated with a fire
hydrant between Lots 12 and 13, Block 1.
2.2 General Conditions of Approval
2.2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to provide
service outside of a public right-of-way. 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.
2.2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water
mains to and through this development. Applicant may be eligible for a reimbursement
agreement for infrastructure enhancement per MCC 8-6-5.
2.2.3 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 development plan approval.
2.2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). 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
prior to receiving development plan approval.
2.2.5 All existing structures that are required to be removed shall be prior to signature on the final plat
by the City Engineer.
2.2.6 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersectmg, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6.
Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association
(ditch owners), with written approval or non -approval submitted to the Public Works Department.
If lateral users association approval can't be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to final plat signature.
2.2.7 Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
2.2.8 Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and
inspections (208)375-5211.
Accommodations Subdivision—PP-14-020 Page 13
EXHIBIT A
2.2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated,
fencing installed, drainage lots constructed, road base approved by the Ada County Highway
District and the Final Plat for this subdivision shall be recorded, prior to applying for building
permits.
2.2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, etc., prior to signature on the final plat.
2.2.11 All development improvements, including but not limited to sewer and water, fencing, micro -
paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.2.12 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.
2.2.13 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.
2.2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.2.17 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.
2.2.18 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.
2.2.19 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.
2.2.20 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.
2.2.21 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public
roadways per the City of Meridian Improvement Standards for Street Lighting. 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.
Street lighting is required at intersections, corners, cul-de-sacs, and at a spacing that does not
exceed that outlined in the Standards. The contractor's work and materials shall conform to the
ISPWC and the City of Meridian Supplemental Specifications to the ISPWC.
2.2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount
of 125% of the total construction cost for all incomplete sewer, water and reuse 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 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.
Accommodations Subdivision —PP -14-020 Page 14
EXHIBIT A
2.2.23 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, water and reuse infrastructure for
duration of two years. This surety will be verified by a line item cost estimate 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.
3.. POLICE DEPARTMENT
3.1 The Police Department has no concerns related to the site design submitted with the application.
4. FIRE DEPARTMENT
4.1 The Fire Department has no concerns related to the site design submitted with the application.
5. REPUBLIC SERVICES
5.1 Republic Services has no comments related to this application.
6. PARKS DEPARTMENT
6.1 The applicant shall work with the City Arborist, Elroy Huff, on designing, adopting, and
implementing a protection and mitigation plan for the existing trees on site.
7. ADA COUNTY HIGHWAY DISTRICT.
SITE SPECIFIC CONDITIONS OF APPROVAL
1. Construct Falcon Drive as half of a 36 -foot street section with curb, gutter, and 5 -foot wide
sidewalk abutting the site.
2. Construct the internal street into the site as a 36 -foot street section with rolled curb, gutter, and 5 -
foot wide sidewalk within 50 -feet of right-of-way; terminating in a cul-de-sac with a minimum
45 -foot radius.
3. Construct a new local roadway (S. Caleb Court) to intersect Falcon Drive approximately 1,152 -
feet east of Eagle Road, in alignment with the intersecting street, Caleb Way, to the north.
4. Payment of impacts fees are due prior to issuance of a building permit.
5. Comply with all Standard Conditions of Approval.
STANDARD CONDITIONS OF APPROVAL
1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all
easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way
(including all easements).
2. Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
3. All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
Accommodations Subdivision —PP -14-020 Page 15
EXHIBIT A
5. A license agreement and compliance with the District's Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
6. Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
7. All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
8. In accordance with District policy, 7203.6, the applicant may be required to update any existing
non-compliant pedestrian improvements abutting the site to meet current Americans with
Disabilities Act (ADA) requirements. The applicant's engineer should provide documentation of
ADA compliance to District Development Review staff for review.
9. Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
10. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLWE (1-811-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
11. No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
12. If the site plan or use should change in the future, ACHD Planning Review will review the site
plan and may require additional improvements to the transportation system at that time. Any
change by the applicant in the planned use of the property which is the subject of this application,
shall require the applicant to comply with ACHD Policy and Standard conditions of approval in
place at the time unless a waiver/valiance of said requirements or other legal relief is granted by
the ACHD Commission.
Accommodations Subdivision —PP -14-020 Page 16
EXHIBIT A
C. Required Findings from Unified Development Code
1. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the Council shall make the following findings:
A. The plat is in conformance with the Comprehensive Plan and is consistent with this
unified development code;
If a micropath to the west is constructed and Lots 8-11, Block I are restricted to single
tory dwellings, the Council finds that the proposed plat complies with the
comprehensive plan and is consistent with the UDC. The Council finds the proposed plat
comports to the dimensional standards of the R-4 zoning district and the subdivision
regulations set forth in the UDC (please see Section 7 and Section 9 of the Staff Report
for detailed analysis that apply to this development).
B. Public services are available or can be made available and are adequate to
accommodate the proposed development;
The Council finds that services can be made available to accommodate the proposed
development.
C. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
cost, the Council finds that the subdivisions will not require the expenditure of capital
improvement funds.
D. There is public financial capability of supporting services for the proposed
development;
The Council relied upon comments from the public service providers (i.e., police, fine,
ACRD, etc.) to determine this finding.
E. The development will not be detrimental to the public health, safety or general
welfare; and
The Council is not aware of any health, safety or environmental problems associated with
the development of the subdivision. ACRD considers road safety issues in their analysis.
The Council referenced all public testimony that may be presented to determine whether
or not the proposed subdivision may cause health, safety or environmental problems.
F. The development preserves significant natural, scenic or historic features.
The Council is unaware of any natural, scenic or historic features on this site. Therefore,
the Council finds that the proposed development will not result in the destruction, loss or
damage of any natural, scenic or historic feature(s) of major importance. The Council
referenced all public testimony that was presented to determine whether or not the
proposed development may destroy or damage a natural or scenic feature(s) of major
importance.
Accommodations Subdivision—PP-14-020 Page 17