Granton Square - AZ-14-019CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-14-015; PP-14-019
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CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND
DECISION & ORDER
In the Matter of the Request for Annexation and Zoning of 5.13 Acres of Land with the R-8 Zoning
District and Preliminary Plat Consisting of 28 Residential Building Lots and 7 Common/Other Lots
on 4.81 Acres of Land, Located on the East side of N. Locust Grove Road, South of E. Ustick Road,
by Granton Square Properties, LLC
Case No(s ). AZ-14-015; PP-14-019
For the City Council Hearing Date of: March 3, 2015 (Findings on March 17, 2015)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of March 3, 2015, incorporated by
reference)
2. Process Facts (see attached Staff Report for the hearing date of March 3, 2015, incorporated by
reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of March 3, 2015,
incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of March 3, 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 (I.C. §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). AZ-14-015; PP-14-019
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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 Division, 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 March 3, 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 annexation and zoning is hereby approved with the requirement of a
development agreement containing the provisions in Exhibit B of the Staff Report for the
hearing date of March 3, 2015, attached as Exhibit A.
2. The applicant’s request for preliminary plat is hereby approved per the conditions included in
Exhibit B of the Staff Report for the hearing date of March 3, 2015, attached as Exhibit A.
D. Notice of Applicable 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 11-6B-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 11-6B-7B).
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-6B-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-
6B-7C).
Notice of Two (2) Year Development Agreement Duration
The development agreement shall be signed by the property owner and returned to the City
within two (2) years of the City Council granting annexation and/or rezone (UDC 11-5B-3D).
A modification to the development agreement may be initiated prior to signature of the
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-14-015; PP-14-019
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agreement by all parties and/or may be requested to extend the time allowed for the agreement
to be signed and returned to the City if filed prior to the end of the two (2) year approval period
(UDC 11-5B-3F).
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.
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.
F. Attached: Staff Report for the hearing date of March 3, 2015
By action of the City Council at its regular meeting held on the day of
2015.
COUNCIL PRESIDENT CHARLIE ROUNTREE
COUNCIL VICE PRESIDENT KEITH BIRD
COUNCIL MEMBER DAVID ZAREMBA
COUNCIL MEMBER JOE BORTON
COUNCIL MEMBER LUKE CAVENER
COUNCIL MEMBER GENESIS MILAM
MAYOR TAMMY de WEERD
(TIE BREAKER)
Mayor Tat de Weerd
VOTED
VOTED
VOTED
VOTED Ir
VOTED
VOTED
VOTED
Copy served upon Applicant, The Planning Division, Public Works Department and City Attorney.
.r Dated: 3 1$ 1 S
City lerk's ffice
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ -14-015; PP -14-019
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EXHIBIT A
Granton Square - AZ-14-015 & PP-14-019 Page 1
STAFF REPORT
Hearing Date: March 3, 2015
TO: Mayor and City Council
FROM: Bill Parsons, Planning Supervisor
(208) 884-5533
Bruce Freckleton, Development Services Manager
(208) 887-2211
SUBJECT: Granton Square – AZ 14-015 and PP-14-019
1. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, Granton Square Properties, LLC has applied for annexation (AZ) of 5.13 acres of land
with an R-8 zoning district and preliminary plat (PP) consisting of twenty-eight (28) single-family
residential lots with four (4) common/other lots on approximately 4.81 acres of land. See Section 9 of
the staff report for more information.
2. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed annexation and preliminary plat with the conditions listed
in Exhibit B, based on the Findings of Fact and Conclusions of Law in Exhibit D. The Meridian
Planning and Zoning Commission heard these items on February 5, 2015. At the public
hearing, the Commission moved to recommend approval of the subject AZ and PP requests.
a. Summary of Commission Public Hearing:
i. In favor: Randy Clarno
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: Kirsti Allphin, Applicant’s representative response to the staff
report.
v. Staff presenting application: Bill Parsons
vi. Other staff commenting on application: Ted Baird
b. Key Issue(s) of Discussion by Commission:
i. None
c. Key Commission Change(s) to Staff Recommendation:
i. Commission modified DA provision b replacing Lots 2-6, Block 1 and Lot 2, Block 3
with Lots 3-5, 7 and 8, Block 1.
ii. Commission modified DA provision d replacing 1,720 square feet of open space with
2,400 square feet.
iii. Commission struck condition of approval 1.2.1a.
iv. Commission modified condition of approval 1.2.1b. replacing Lots 10-11, Block 3 with
Lots 6-11 and Lots 17-18, Block 1.
v. Commission modified condition of approval 1.2.2b requiring the applicant submit a
detail for the plaza and bench with the final plat application.
vi. Commission added a new condition requiring Lots 8-9, Block 2 to front on N. Lochness
Way if the existing residence is not to remain as part of the development.
d. Outstanding Issue(s) for City Council:
i. None
EXHIBIT A
Granton Square - AZ-14-015 & PP-14-019 Page 2
The Meridian City Council heard these items on March 3, 2015. At the public hearing, the
Council approved the subject AZ and PP request.
a. Summary of City Council Public Hearing:
i. In favor: Randy Clarno
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: Kirsti Allphin, Applicant’s representative
v. Staff presenting application: Bill Parsons
vi. Other staff commenting on application: None
b. Key Issues of Discussion by Council:
i. The intent of the architectural embellishments on the rear facades adjacent to N. Locust
Grove Road.
c. Key Council Changes to Staff/Commission Recommendation
i. Council modified DA provision d. to require the development to provide a minimum of
5.5% open space and a plaza with a bench as an amenity.
ii. Council struck condition of approval 1.2.2c.
3. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbers AZ-14-
015 and PP-14-019 as presented in staff report for the hearing date of March 3, 2015 with the
following modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Numbers AZ-14-015
and PP-14-019 as presented in staff report for the hearing date of March 3, 2015 for the following
reasons: (You should state specific reasons for denial of the applications.)
Continuance
I move to continue File Numbers AZ-14-015 and PP-14-019 to the hearing date of (insert continued
hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location: (Parcel # S1105233842)
The site is located on the east side of N. Locust Grove Road, south of E. Ustick Road in the NW
¼ of Section 5, T.3N., R.1E.
b. Applicant:
Granton Square Properties, LLC
P.O. Box 8256
Boise, ID 83707
c. Owner:
Karl and Carol Moxley
2680 N. Locust Grove Road
Meridian, ID 83642
d. Representative:
Kirsti Allphin, KM Engineering, LLP
9233 W. State Street
EXHIBIT A
Granton Square - AZ-14-015 & PP-14-019 Page 3
Boise, ID 83714
e. Applicant's Request: Please see applicant’s narrative for this information.
5. PROCESS FACTS
a. The subject applications are for annexation and a preliminary plat. A public hearing is required
before the Planning and Zoning Commission and City Council on this matter, consistent with
Meridian City Unified Development Code Title 11, Chapter 5.
b. Newspaper notifications published on: December 29, 2014 and January 12, 2015 (Commission);
February 9, and 23, 2015 (Council)
c. Radius notices mailed to properties within 300 feet on: December 18, 2014 (Commission);
February 9, 2015 (Council)
d. Applicant posted notice on site by: December 24, 2014 (Commission); February 20, 2015
(Council)
6. LAND USE
a. Existing Land Use(s): The subject site consists of a single family residence and a detached
accessory structure that may remain with the development of the proposed subdivision.
b. Description of Character of Surrounding Area and Adjacent Land Uses and Zoning: Except for
the Ada County parcel to the north (RUT), this property is primarily surrounded by residential
subdivisions, zoned R-8.
c. History of Previous Actions: NA
d. Utilities:
1. Public Works:
Location of sewer: A sanitary sewer main intended to provide service to the subject property
currently exists in N. Locust Grove Road.
Location of water: A water main intended to provide service to the subject property currently
exists in N. Locust Grove Road.
Issues or concerns: Sanitary sewer and water services must be provided to all building lots
within this development. As currently designed, the applicant has not shown how Lot 2,
Block 8 will receive services.
e. Physical Features:
1. Canals/Ditches Irrigation: No major facilities traverse the subject property.
2. Hazards: Staff is not aware of any hazards that exist on the property.
3. Flood Plain: NA
4. Topography: NA
7. COMPREHENSIVE PLAN POLICIES AND GOALS
The property is designated Medium Density Residential (MDR) on the Comprehensive Plan
Future Land Use Map. This designation allows smaller lots for residential purposes within the
city limits. The Comprehensive Plan anticipates densities between 3 to 8 dwelling units per acre.
The applicant is requesting to annex the property with an R-8 zoning district. The Unified
Development Code (UDC) allows a maximum of 8 dwelling units to the acre. The proposed
preliminary plat depicts a residential subdivision consisting of 28 single-family detached homes
EXHIBIT A
Granton Square - AZ-14-015 & PP-14-019 Page 4
on 4.81 acres of land at a gross density of 5.82 dwelling units per acre consistent with the MDR
designation. The proposed density falls within the density requirements of the UDC. For these
reasons, staff finds the proposed development is consistent with the Comprehensive Plan.
Staff finds the following Comprehensive Plan policies to be applicable to this property and the
proposed development (staff analysis in italics below policy):
“Support a variety of residential categories (low-, medium-, medium-high and high-density
single-family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the
purpose of providing the City with a range of affordable housing opportunities.” (3.07.01E)
The proposed medium density residential development will contribute to the variety of
residential densities in this area of the City, which currently consists of a mix of medium-low
density residential developments.
“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 properties developed at suburban densities consistent
with the density of the proposed residential development. The proposed development will also
consist of single family detached homes. Although the lots are smaller than the adjacent
subdivisions, the proposed lot sizes comply with the dimensional standards of the proposed
R-8 zone.
“Require street connections between subdivisions at regular intervals to enhance connectivity
and better traffic flow.”(3.03.03C)
The main entrance into the proposed residential development is from N. Locust Grove Road
(via E. Challis Street), a principal arterial roadway. The adjacent residential subdivisions
were not required to stub a street to this property. Because stub streets were not required
with previous, adjacent developments, the applicant is proposing to parallel a public street
adjacent to the drainage pond on the north boundary which may provide inter-connectivity
with the Ada County property to the north if/when ACHD and the Chamberlain Estates
Subdivision modify the drainage lot.
“Require new residential development to meet development standards regarding landscaping,
signage, fences and walls, etc.”(3.05.02C)
The applicant is required to comply with all UDC standards pertaining to landscaping,
signage, and fencing on the site.
“Require usable open space to be incorporated into new residential subdivision plat.”
(3.07.02F)
Meridian City Code requires open space in residential districts for developments of five acres
or more. The applicant is annexing 5.13 acres of property and subdividing 4.81 acres. This
property is surrounded by older subdivisions that pre-date the open space requirements of the
UDC and the property is not in close proximity to any public parks. Further, the property has
several mature trees on the property that could be saved and incorporated into a small
passive open lot. For these reasons, staff believes the applicant should provide some useable
EXHIBIT A
Granton Square - AZ-14-015 & PP-14-019 Page 5
open space for the 28 dwellings proposed on this property. If some open space is not
provided, staff does not believe annexation of this property is in the best interest of the City.
“Require appropriate landscaping and buffers along transportation corridors (setbacks,
vegetation, low walls, berms, etc.)” (3.05.02C).
Street buffer landscaping is required adjacent to N. Locust Grove Road in accord with the
standards listed in UDC 11-3B-7C. The proposed buffer exceeds the requirements of the
UDC to mitigate from the loss of the mature trees.
After considering all of these factors staff finds that the proposed development is generally consistent
with comprehensive plan.
8. UNIFIED DEVELOPMENT CODE
A. Purpose Statement of the Residential Districts (R-8): 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 Control: Unified Development Code (UDC) 11-2A-2 lists single family detached
housing as a principally permitted use in the proposed R-8 zoning district.
C. Dimensional Standards: Development of the site shall comply with the dimensional standards
listed in UDC 11-2A-6 for the R-8 zoning district.
D. Landscaping: A 25-foot wide landscape buffer adjacent to N. Locust Grove Road is required to
comply with the design standards in accord with UDC 11-3B-7C.
E. Subdivision Design and Improvement Standards: The subdivision must comply with the
subdivision design standards outlined in UDC 11-6C-3.
F. Off-Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for single-
family dwellings.
9. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
Annexation (AZ): The applicant has applied to annex 5.13 acres of land from to the R-8 zoning
district (see legal description in Exhibit C). As discussed above in Section VII, the proposed
zoning is consistent with the corresponding FLUM designation of MDR for this property. To
ensure the property develops consistently with both the UDC and the Comprehensive Plan, staff
recommends a development agreement be required as part of the annexation approval. Staff’s
recommended development agreement provisions are outlined in Exhibit B of the staff report.
Preliminary Plat (PP): The proposed preliminary plat consists of twenty-eight (28) single family
residential lots and four (4) common/other lots on approximately 4.81 acres of land in the
proposed R-8 zoning district. Lot sizes range between 5,000 and 7,109 square feet respectively.
The average lot size within the proposed subdivision is 5,401 square feet. The proposed gross
density of the subdivision is 5.82 dwelling units per acre which is consistent with both the density
requirements of the comprehensive plan and the proposed R-8 zoning district.
However, staff believes the applicant should make several modifications to the proposed
preliminary to increase the functionality of the layout and provide open space within the
development. Staff recommends the following revisions:
1) Lots 5 and 6, Block 1 and Lots 3 and 4, Block 2 should front on N.
Summerbrook Avenue to prevent vehicles from backing onto the main
EXHIBIT A
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road providing access to N. Locust Grove Road; and
2) Add a common lot (approximately 1,720 square feet) on the north side of
E. Challis Street and incorporate a plaza with benches for the future
residence to use (see Exhibit A.3 for staff’s changes).
Prior to the Commission hearing the applicant shall provide a revised plat and landscape
plan with the recommended changes.
Dimensional Standards: Staff has reviewed the proposed plat for compliance with the applicable
standards listed in UDC Table 11-2A-6 for the R-8 zoning district. The R-8 zone requires a
minimum lot size of 5,000 square feet with 50 feet of street frontage when taking access from a
public street and 4,000 square foot minimum lot size if the lots take access from a common
driveway. The proposed plat complies with the dimensional standards of the R-8 district.
The applicant is proposing Lots 10-11, Block 3 take access from a common drive (Lot 12, Block
3). The submitted plat depicts a 20-foot wide common lot and 5-foot wide landscape buffer along
the north side of the common drive to restrict Lot 14, Block 3 from taking access from the
common drive in accord with UDC 11-6C-3D5. With final plat submittal, the applicant must
provide an exhibit that depicts the building envelope, setbacks and orientation of the lots and
structures. Additionally, the common driveway and the landscape buffer must be owned and
maintained by the homeowners association.
Access: Access to this development is proposed from the extension of E. Challis Street, via N.
Locust Grove Road. The internal streets are proposed as a reduced street section (40 feet of right-
of-way; 36 feet between curbs); which allows on-street parking both sides of the street. E.
Chemise Street will border the north boundary of an ACHD storm drain pond. For this roadway
to provide inter-connectivity with the adjacent Ada County property to the north, ACHD and the
Chamberlain Estates Subdivision must redesign the existing storm facility.
Staff is supportive of the public street access and reduced street section proposed for the
development.
Landscaping: A landscape plan was submitted with this application as shown in Exhibit A.3. A
25-foot wide landscape buffer adjacent to N. Locust Grove Road is required to be installed in
accord with UDC 11-3B-7C. On the submitted landscape plan, the applicant is proposing to
construct a 40-foot wide landscape buffer in accord with the UDC standards.
Open Space and Site Amenities: The UDC (11-3G-3) requires open space to be provided for
developments of five acres or more. In looking at the surrounding area, this area of Meridian is
deficient in recreational open space. As mentioned above, the Comprehensive Plan promotes the
integration of usable open space into residential developments. For these reasons, staff is
recommending the applicant incorporate open space and an amenity as part of the development.
Sidewalks: UDC 11-3A-17C requires detached sidewalks along all arterial streets within the
City. Currently, a 7-foot wide attached sidewalk exists along Locust Grove Road. Since the
existing sidewalks pre-date the proposed subdivision, staff is not recommending any changes to
the existing sidewalks. However, there is an existing curb cut for the existing home current access
to Locust Grove Road that should be removed and replaced with new sidewalk with the
development of the proposed subdivision.
Existing Trees: The subject property contains numerous mature trees that will be removed with
the development of the proposed subdivision. Per in UDC 11-3B-10, mitigation is required for all
existing healthy trees 4-inch caliper or greater that are removed from the site. The submitted
landscape plan depicts the buildable lots will be planted with trees to mitigate for the loss of the
mature trees. With the submittal of the final plat the applicant must submit a revised
EXHIBIT A
Granton Square - AZ-14-015 & PP-14-019 Page 7
landscape plan that details the mitigation plan outlined by the developer and the City
Arborist.
Fencing: The applicant is proposing 6-foot vinyl privacy fencing adjacent to N. Locust Grove
Road. The north, east and south boundary currently consist of 6-foot wood privacy fence
constructed with the adjacent subdivisions. The fencing proposed for the development complies
with UDC 11-3A-7.
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.
Existing Structures: There is an existing home and accessory detached structure currently
developed on the property. The accessory building will be removed with the development of the
subdivision. Per the applicant, the existing home may remain as part of the development however;
the decision to keep the home will not be made until the applicant submits a final plat application.
If the home is to remain as part of the subdivision, the final plat would consist of one less lot
which is allowed under the UDC. Further, the applicant will be responsible for connecting the
existing home to City services and coordinating with the City’s address specialist on a new
address for the home. If the existing home is not to be part of the development, it must be
demolished. Any existing well and septic system must be abandoned prior to the City Engineer’s
signature on a final plat regardless if the home remains or is demolished.
Building Elevations: The applicant has submitted sample photos that depict the style of homes
proposed for the subdivision. The proposed homes depict a mix of building materials (lap siding,
stucco, cedar shingle siding and board and batten siding) and stone wainscot. Design features
staff supports include varying roof forms, decorative trim and corbels, pop-outs, dormers and
covered front porches.
Because the applicant is requesting to annex the property, staff recommends the applicant
incorporate similar building materials and a mix of materials on all sides of the future homes,
specifically, for those facades that face a public street as envisioned by the Meridian Design
Manual.
Staff is of the opinion the future homes will complement the existing homes in the area and
demonstrate high quality materials. Prior to the issuance of a building permit, Staff will review
the home elevations adjacent to N. Locust Grove Road (Lots 2-6, Block 1 and Lot 2, Block 3) as
described above to ensure conformance with these design features. Future homes constructed
within the subdivision must comply with the elevations attached in Exhibit A.4.
In summary, Staff recommends approval of the proposed annexation and preliminary plat with
the recommended conditions listed in Exhibit B of this report in accord with the Findings
contained in Exhibit D.
10. EXHIBITS
A. Drawings
1. Vicinity Map
2. Proposed Preliminary Plat (dated: 01/23/15 02/05/15 REVISED) and Staff’s
Recommended Revisions
EXHIBIT A
Granton Square - AZ-14-015 & PP-14-019 Page 8
3. Proposed Landscape Plan (dated: 01/23/15 02/05/15 REVISED)
4. Proposed Building Elevations
B. Conditions of Approval
1. Planning Division
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Republic Services
7. Ada County Highway District
C. Legal Description and Exhibit Map
D. Required Findings from Unified Development Code
EXHIBIT A
Granton Square - AZ-14-015 & PP-14-019 Page 8
A. Drawings
1. Vicinity Map
EXHIBIT A
Granton Square - AZ-14-015 & PP-14-019 Page 9
2. Proposed Preliminary Plat (dated: 01/23/15 02/05/15) REVISED
EXHIBIT A
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3. Proposed Landscape Plan (dated: 01/22/15 02/05/15) REVISED
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4. Building Elevations
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B. Conditions of Approval
1. PLANNING DIVISION
1.1 Annexation
1.1.1 A Development Agreement (DA) is required as a provision of the annexation of this property.
Prior to the annexation ordinance approval, a DA shall be entered into between the City of
Meridian, the property owner(s) at the time of annexation ordinance adoption, and the developer.
A final plat application will not be accepted until the DA is recorded. The applicant shall
contact the City Attorney’s Office to initiate this process. The DA shall be signed by the property
owner and returned to the city within two (2) years of the City Council granting the annexation.
Currently, a fee of $303.00 shall be paid by the applicant to the Planning Division prior to
commencement of the DA. The DA shall, at a minimum, incorporate the following provisions:
a. Development of this site shall substantially comply with the preliminary plat and landscape
plan in Exhibit A.
b. Future homes constructed within the subdivision must comply with the submitted elevations
attached in Exhibit A.4. A mix of materials and architectural details as represented in the
attached elevations shall be incorporated on the rear facades that face N. Locust Grove Road
(Lots 2-6, Block 1 and Lot 2, Block 3 Lots 3-5, 7 & 8, Block 1).
c. A maximum of twenty-eight (28) single family detached homes shall be constructed on the
site.
d. Open space of at least 1,720 2,400 square feet and a plaza with a bench shall be provided on
the north side of E. Challis Street. The applicant shall provide a minimum of 5.5% common
open space and a plaza with a bench as an amenity.
1.2 Preliminary Plat - Site Specific Conditions of Approval
1.2.1 The preliminary plat, dated 01/23/15, shall be revised as follows:
a. Prior to the Commission hearing, the revise the plat as follows:
Lots 5 and 6, Block 1 and Lots 3 and 4, Block 2 should front on N. Summerbrook
Avenue to prevent vehicles from backing onto the main road providing access to N.
Locust Grove Road; and
Add a common lot (approximately 1,720 square feet) on the north side of E. Challis
Street. NOTE: This open space is not 50 feet wide.
b. Lots 10 and 11, Block 3 Lots 6-11 and Lots 17 & 18, Block 1 shall take access from common
driveway as proposed. An exhibit depicting the setbacks, building envelope and orientation of
lots and structures shall be submitted a future final plat application. Include note on the final
plat that addresses access across the lots and the responsible party for maintenance of the
common driveway and 5-foot wide landscape buffer.
c. Direct lot access shall be prohibited to N. Locust Grove Road in accord with UDC 11-3A-3.
d. If the existing home is not part of a final plat, Lots 8-9, Block 2 shall front on N. Lochness
Way.
1.2.2 The landscape plan, dated 01/22/15 shall be revised as follows:
a. Prior to the Commission hearing, The applicant shall incorporate a common lot
(approximately 1,720 square feet) on the north side of E. Challis Street. The common lot
must landscaped in accord with UDC 11-3A-7C and incorporate a plaza with a bench.
Submit a detail of the plaza and bench with the final plat application.
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b. All fencing shall be installed in accordance with UDC 11-3A-7. Submit a fence detail with
the final plat application.
c. Construct Common Lot 1, Block 1 and Common Lot 1, Block 3 as proposed.
d. Per UDC 11-3B-10, 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. 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.
e. Upon installation of the landscaping and prior to inspection by Planning Division staff, the
applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A.
1.2.3 Prior to the issuance of a building permit, the applicant shall record a final plat.
1.2.4 All buildings (existing residence and detached accessory structure) that span across proposed lot
lines, or do not conform to the dimensional standards (setbacks, height, etc.) of the UDC shall be
removed, relocated or made to conform to city code, prior to City Engineer signature of the final
plat. If the existing home remains as part of the development, the applicant will be responsible for
connecting the existing home to City services and coordinating with the City’s address specialist
on a new address for the home. Any existing well and septic system must be abandoned prior to
the City Engineer’s signature on a final plat.
1.2.5 Comply with all ACHD conditions of approval.
1.3 General Conditions of Approval
1.3.1 Comply with all bulk, use, and development standards of the R-8 zoning district listed in UDC
Chapter 2 District regulations.
1.3.2 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.
1.3.3 Comply with the sidewalk standards as set forth in UDC 11-3A-17. The applicant shall remove
the constructed curb cut on N. Locust Grove Road and replace that section with a new 7-foot
wide attached sidewalk.
1.3.4 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J.
1.3.5 Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3,
including but not limited to driveways, common driveways, easements, blocks and mailbox
placement.
1.3.6 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3C-6
for single-family dwellings.
1.3.7 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 11-3A-11.
1.3.8 The applicant shall pipe or otherwise cover all irrigation ditches, laterals or canals, intersecting,
crossing or lying within the area being developed in accord with UDC 11-3A-6A, unless waived
by City Council.
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.
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1.4.2 The final plat, and any phase thereof, shall substantially comply with the approved preliminary
plat as set forth in UDC 11-6B-3C2.
1.4.3 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.
1.4.4 The project is subject to all current City of Meridian ordinances. Staff failure to cite any specific
ordinance provisions does not relieve the applicant from responsibility of compliance.
1.4.5 The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets
the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth
in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14.
1.4.6 All common open space shall be maintained by an owner's association as set forth in UDC 11-
3G-3F1.
2. PUBLIC WORKS DEPARTMENT
2.1 Site Specific Conditions of Approval
2.1.1 Applicant shall be responsible to extend an 8-inch diameter water main in E. Chemise Street to
complete a loop between N. Summerbrook Avenue and N. Lochness Way.
2.1.2 If the existing home is to remain, it shall be a requirement of the applicant to hook it up to City
water and sewer service within 60 days of services being available. Applicant shall be
responsible for the payment of all assessments and permit fees, as well as the physical work
necessary to accomplish the connections.
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,
EXHIBIT A
Granton Square - AZ-14-015 & PP-14-019 Page 17
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, intersecting, 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.
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
EXHIBIT A
Granton Square - AZ-14-015 & PP-14-019 Page 18
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.
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. FIRE DEPARTMENT
3.1 The Fire Department has no comments related to this application.
4. POLICE DEPARTMENT
4.1 The Police Department has no comments related to this application.
5. PARKS DEPARTMENT
5.1 The applicant shall comply with the tree mitigation standards set forth in UDC 11-3B-10.
6. REPUBLIC SERVICES
6.1 Republic Services has no comments related to this application.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 SITE SPECIFIC CONDITIONS OF APPROVAL
7.1 Dedicate 12-feet of additional right-of-way for Locust Grove Road abutting the site, totaling 48-
feet from centerline.
7.2 Construct internal streets (Challis Street, Summerbrook Way, and Lochness Way) as 36-foot
street sections within 40-feet of right-of-way, complete with curb, gutter, and 5-foot wide
concrete sidewalks.
7.3 Construct Chemise Street as a 29-foot local street section with vertical curb, and gutter. Sidewalk
should be required on the south side of Chemise Street only. The right-of-way for Chemise Street
EXHIBIT A
Granton Square - AZ-14-015 & PP-14-019 Page 19
should extend north to the property line.
7.4 Coordinate with the Meridian Fire Department and ACHD Development Review staff on an
appropriate signage plan to restrict parking to one side of Chemise Street.
7.5 A sidewalk easement is required for all portions of sidewalk located outside of the right-of-way
and 2-feet behind the back edge of the sidewalk. Brass caps are required for all pins located
within the sidewalk.
7.6 Construct one public street entrance to intersect Locust Grove Road approximately approximately
520-feet north of Meadowgrass Street.
7.7 Close all existing driveways onto Locust Gove Road and replace with vertical curb, gutter, and 7-
foot wide attached concrete sidewalk to match the existing improvements.
7.8 Other than the access specifically approved with this application, direct lot access is prohibited to
Locust Grove Road and should be noted on the final plat.
7.9 Payment of impacts fees are due prior to issuance of a building permit.
7.10 Comply with all Standard Conditions of Approval.
7.2 STANDARD CONDITIONS OF APPROVAL
7.2.1 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).
7.2.2 Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
7.2.3 All utility relocation costs associated with improvi ng street frontages abutting the site shall be
borne by the developer.
7.2.4 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.
7.2.5 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.
7.2.6 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.
7.2.7 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.
7.2.8 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.
7.2.9 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.
7.2.10 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
EXHIBIT A
Granton Square - AZ-14-015 & PP-14-019 Page 20
applicant shall be required to call DIGLINE (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.
7.2.11 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.
7.2.12 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/variance of said requirements or other legal relief is granted by
the ACHD Commission.
EXHIBIT A
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C. Legal Description and Exhibit Map
EXHIBIT A
Granton Square - AZ-14-015 & PP-14-019 Page 22
EXHIBIT A
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D. Required Findings from Unified Development Code
1. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a f ull investigation
and shall, at the public hearing, review the application. In order to grant an annexation, the
Council shall make the following findings:
a. The map amendment complies with the applicable provisions of the Comprehensive
Plan;
The applicant is proposing to annex 5.13 acres to the R-8 zoning district. The Council finds
that the proposed map amendment is generally consistent with the MDR designation for this
property. If the applicant modifies the layout and incorporates usable open space as
conditioned in Exhibit B, the Council finds the amendment is consistent with the applicable
provisions of the Comprehensive Plan (see section VII above).
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The Council finds that the proposed map amendment to the R-8 zoning district is consistent
with the purpose statements for residential districts as detailed in Section VIII above.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
The Council finds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare. City utilities will be extended at the expense of the applicant. The
Council considered all oral or written testimony that was provided to determine this finding.
d. The map amendment shall not result in an adverse impact upon the delivery of services
by any political subdivision providing public services within the City including, but not
limited to, school districts; and,
The Council finds that the proposed zoning amendment will not result in any adverse impact
upon the delivery of services by any political subdivision providing services to this site.
e. The annexation is in the best of interest of the City (UDC 11-5B-3.E).
The Council finds annexing this property with an R-8 zoning district is in the best interest of
the City if the applicant enters into a development agreement and complies with the
provisions therein.
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
A. The plat is in conformance with the Comprehensive Plan;
The Council finds that the proposed plat is in general conformance with the
comprehensive plan, if the applicant modifies the plat and incorporates usable open space
and an amenity as conditioned in Exhibit B (please see Section 8 of the Staff Report for
detailed analysis of specific comprehensive plan action items 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
EXHIBIT A
Granton Square - AZ-14-015 & PP-14-019 Page 24
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, fire,
ACHD, etc.) to determine this finding.
E. The development will not be detrimental to the public health, safety or general
welfare; and
The Commission is not aware of any health, safety or environmental problems associated
with the development of this subdivision that should be brought to the Council’s
attention. ACHD considers road safety issues in their analysis. The Council considered
the facts, analysis and all public testimony that was presented to determine whether or not
the proposed subdivision may cause health, safety or environmental problems of which
staff and the Commission is unaware.
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
considered all public testimony presented to determine whether or not the proposed
development may destroy or damage a natural or scenic feature(s) of major importance of
which staff and the Commission is unaware.