Kentucky Villas PP-15-009CITY OF MERIDIAN jj 1T
FINDINGS OF FACT, CONCLUSIONS OF LAW 1j Jjj
AND DECISION & ORDER
In the Matter of the Request for Preliminary Plat Consisting of Eight (8) Building Lots and Two (2)
Common Lots on 3.87 Acres of Land in the R-4 Zoning District for Kentucky Villas Subdivision, by
C4 Investments, LLC.
Case No(s). PP -15-009
For the City Council Hearing Date of: July 28, 2015 (Findings on August 11, 2015)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of July 28, 2015, incorporated by
reference)
2. Process Facts (see attached Staff Report for the hearing date of July 28, 2015, incorporated by
reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of July 28, 2015,
incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of July 28, 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 I I 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 § 1 I -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.
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
Community Development Department, the Public Works Department and any affected party
requesting notice.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). PP -15-009 - 1 -
7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of July 28, 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 approved per the conditions of approval
in the Staff Report for the hearing date of July 28, 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 11-613-7A).
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 11-613-713).
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 1 I-
613 -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.
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 July 28, 2015
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). PP -15-009 - 2 _
By action of the City Council at its regular meeting held on the
2015.
COUNCIL PRESIDENT CHARLIE ROUNTREE
COUNCIL VICE PRESIDENT KEITH BIRD
COUNCIL MEMBER DAVID ZAREMBA
COUNCIL MEMBER JOE BORTON
COUNCIL MEMBER LUKE CAVENER
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COUNCIL MEMBER GENESIS MILAM VOTED
MAYOR TAMMY de WEERD VOTED
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Mayor Tam y erd
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Copy served upon Applicant, The Planning Division, Public Works Department and City Attorney.
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CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). PP -15-009 - 3 -
EXHIBIT A
Kentucky Villas PP-15-009 PAGE 1
STAFF REPORT Hearing Date: July 28, 2015
TO: Mayor & City Council
FROM: Sonya Watters, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: PP-15-009; PS-15-009 – Kentucky Villas Subdivision
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, C4 Investments, LLC, has submitted an application for a preliminary plat (PP)
consisting of 8 building lots and 2 common/other lots on 3.87 acres of land in the R-4 zoning district
for Kentucky Villas Subdivision. Approval of a private street (PS) for access to the proposed lots
within the development is also requested.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed PP 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 & Zoning Commission heard these items on July 2, 2015. At the public
hearing, the Commission moved to recommend approval of the subject PP request.
a. Summary of Commission Public Hearing:
i. In favor: Marcel Lopez; Chris Sabala
ii. In opposition: None
iii. Commenting: Colleen Cole; Rick Fisch
iv. Written testimony: Jim Conger; Rick and Charlaine Fisch
v. Staff presenting application: Sonya Watters
vi. Other staff commenting on application: None
b. Key Issue(s) of Discussion by Commission:
i. Privacy fencing along the private street adjacent to the Fisch property; and
ii. The requirement for a pedestrian pathway stub to the east across Lot 10, Block 1.
c. Key Commission Change(s) to Staff Recommendation:
i. Require a 6-foot tall solid vinyl fence to be constructed by the developer adjacent to the
Fisch property along the southern boundary of the site (see condition #1.1.2e); and
ii. Delete and modify conditions #1.1.1c and 1.1.2c to remove the requirement for a
pedestrian pathway to be provided along the south side of Lot 10, Block 1 to the
property to the east.
d. Outstanding Issue(s) for City Council:
i. None
The Meridian City Council heard these items on July 28, 2015. At the public hearing, the
Council approved the subject PP request.
a. Summary of City Council Public Hearing:
i. In favor: Jim Conger
ii. In opposition: None
iii. Commenting: Colleen Cole; Rick Fisch; Justin Lucas
iv. Written testimony: None
EXHIBIT A
Kentucky Villas PP-15-009 PAGE 2
v. Staff presenting application: Bill Parsons
vi. Other staff commenting on application: None
b. Key Issues of Discussion by Council:
i. The requirement of a fence along the southern boundary of the site adjacent to the Fisch
property.
ii. The requirement for a stop sign to be installed at the intersection of the private street
and S. Kentucky Way.
c. Key Council Changes to Staff/Commission Recommendation
i. Modify condition #2.1.1 to require an 8-inch diameter water main to be extended to the
east boundary of the development for future looping.
ii. Modify condition #1.1.2e to require a 6-foot tall solid vinyl fence to be constructed by
the developer adjacent to the Fisch property along the southern boundary of the site on
the property line that is adjacent to the private street. This fence shall be maintained by
the Kentucky Villas HOA. The existing fence shall be removed by the homeowner (Mr.
Fisch).
iii. Add a condition for the applicant to install a stop sign at the intersection of the private
street and S. Kentucky Way (see condition #1.1.10).
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number PP-15-
009, as presented in the staff report for the hearing date of July 28, 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-15-009, as
presented during the hearing on July 28, 2015, for the following reasons: (You should state specific
reasons for denial)
Continuance
I move to continue File Number PP-15-009 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 at 835 W. Victory Road, in the NE ¼ of Section 25, Township 3 North, Range
1 West. (Parcel No.’s: R4882810020; R4882810018)
B. Owners:
C4 Investments, LLC
4824 W. Fairview Ave.
Boise, Idaho 83706
Alexandria McNish
835 W. Victory Road
Meridian, ID 83642
C. Applicant:
C4 Investments, LLC
4824 W. Fairview Ave.
Boise, Idaho 83706
EXHIBIT A
Kentucky Villas PP-15-009 PAGE 3
D. Representative:
Jim Conger, Conger Management Group
4824 W. Fairview Ave.
Boise, Idaho 83706
E. 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
& Zoning Commission and City Council on this matter, consistent with Meridian City Code Title
11, Chapter 5.
B. Newspaper notifications published on: June 15 and 29, 2015 (Commission); July 13 and 20, 2015
(City Council)
C. Radius notices mailed to properties within 300 feet on: June 11, 2015 (Commission); July 9, 2015
(City Council)
D. Applicant posted notice on site(s) on: June 22, 2015 (Commission); July 17, 2015 (City Council)
VI. LAND USE
A. Existing Land Use(s) and Zoning: A residential home, barn and outbuildings exist on this site; the
home is proposed to remain but the barn and other outbuilding is proposed to be demolished. The
property is zoned R-4.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: Rural residential properties, zoned R1 in Ada County
2. East: Rural residential/agricultural property, zoned R-8
3. South: Single-family residential properties in Kentucky Ridge Estates Subdivision, zoned R-
4
4. West: Single-family residential properties in the development process in Kentucky Ridge
Estates Subdivision (aka Revolution Ridge Subdivision), zoned R-4
C. History of Previous Actions: This property was annexed with the Victory South application (AZ-
13-014, Ordinance No. 14-1594).
D. Utilities:
1. Location of sewer: A sanitary sewer main intended to provide service to the proposed
development currently exist to the north in W. Victory Road.
2. Location of water: A water main intended to provide service to the proposed development
currently exist in W. Victory Road.
3. Issues or concerns: Applicant shall be required to construct sanitary sewer and water mains
to and through the development. Public Works Department water modeling indicates that
required fire flow cannot be provided by the single dead end main into the development from
W. Victory Road, and therefore applicant shall be required to extend the dead end main to the
intersection of S. Derby Lane and S. Kentucky Way, and then connect up to the existing
water main at S. Kentucky Way and W. Riodosa Drive. With the connection of this loop of
the water system, fire flows will be accommodated as well as desired redundancy.
EXHIBIT A
Kentucky Villas PP-15-009 PAGE 4
E. Physical Features:
1. Canals/Ditches Irrigation: There is an irrigation ditch that runs through this site.
2. Hazards: Staff is not aware of any hazards that exist on this property.
3. Flood Plain: This property does not lie within the flood plain.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
Land Use: The subject property is designated Low Density Residential (LDR) on the Future Land
Use Map (FLUM) contained in the Comprehensive Plan. The LDR designation allows for the
development of single-family homes on large lots where urban services are provided. Uses may
include single-family homes at gross densities of 3 dwelling units or less per acre.
The applicant proposes to construct 7 new single-family homes on this site in addition to the existing
home which will result in a gross density of 2.07 dwelling units per acre (d.u./acre) and a net density
of 3.31 d.u./acre. The current R-4 zoning of the site accommodates the proposed development and is
consistent with the density of 3 d.u. or less anticipated in LDR designated areas.
Policies: 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)
A 25-foot wide street buffer is required along E. Victory Road, an arterial street, and shall be
landscaped in accord with the standards listed in UDC 11-3B-7C. Separate permits shall be
obtained for any new fencing.
“Protect existing residential properties from incompatible land use development on adjacent
parcels.” (3.06.01F)
The proposed single-family residential development should be compatible with adjacent
existing and future residential uses.
“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)
City services are available and will be extended by the applicant upon development of the site
in accord with UDC 11-3A-21.
“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 low density residential development should contribute to the variety of housing
opportunities that exist in this area which currently consist of low- and medium-density
residential developments.
“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)
No pedestrian pathways are depicted on the proposed landscape plan for future extension
and interconnectivity between developments. Staff recommends a pathway connection is
provided to the property to the east and to the north to the sidewalk along W. Victory Road.
EXHIBIT A
Kentucky Villas PP-15-009 PAGE 5
“Require street connections between subdivisions at regular intervals to enhance connectivity
and better traffic flow.” (3.03.03C)
There are no connections to the east depicted on the proposed plat, nor were any provided
with Kentucky Ridge Subdivision to the south of this site. When the property to the east
develops there will not be any pedestrian or vehicular connectivity to this development or to
S. Kentucky Way, a collector street. Staff has discussed this issue with ACHD and stated the
potential for future connectivity could be obtained by a possible 4th leg for a local street off
the roundabout, which can then connect to the existing stub streets to the south and east.
Therefore, staff is not recommending a stub street is provided to the east.
“Support infill of vacant lots in substantially developed single-family areas at densities
similar to surrounding development. Increased densities on vacant lots may be considered if
structures are compatible with surrounding development.” (3.07.02I)
The proposed density for the subject property is compatible with surrounding densities.
“Require common area in all subdivisions.” (3.07.02F)
Because the proposed development is below 5 acres in size, common area is not required per
UDC 11-3G-2.
Analysis: Staff is supportive of the proposed development as it is consistent with the LDR
designation and policies in the Comprehensive Plan as noted above and should be compatible with
adjacent residential uses.
VIII. UNIFIED DEVELOPMENT CODE (UDC)
A. Purpose Statement of Zone: Per UDC 11-2A-1, 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. The medium
low-density residential (R-4) district allows a maximum gross density of 4 dwelling units per
acre.
B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-5 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 site for single-
family detached dwellings is a principal permitted use in the R-4 zoning district.
C. Dimensional Standards: Development of the site should be consistent with the dimensional
standards listed in UDC Tables 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 Tables 11-2A-5 for the R-4 zoning district.
E. 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:
1. Preliminary Plat
The proposed plat consists of 8 building lots (including a lot for the existing home), 1 common
area lot and 1 other lot for a private street. The plat is proposed to develop in one phase.
EXHIBIT A
Kentucky Villas PP-15-009 PAGE 6
The gross density for the subdivision is 2.07 d.u./acre and the net density is 3.31 d.u./acre. The
average lot size within the development is 13,065 square feet (s.f.) with homes starting at 1,400
s.f. in size.
Existing Structures: There is an existing home and outbuildings on this site. The home is
proposed to remain on a lot within the subdivision and the outbuildings are proposed to be
removed.
Dimensional Standards: Development of this site is required to comply with the dimensional
standards listed in UDC Table 11-2A-5 for the R-4 district and UDC 11-2A-3. Staff has reviewed
the proposed plat and found it to be in compliance with these standards.
Block Length: The plat is required to comply with the block length standards listed in UDC 11-
6C-3F. Staff has reviewed the proposed plat and found it in compliance with this standard.
Traffic Impact Study (TIS): ACHD did not require a TIS for this development. A report has not
yet been received from ACHD on this project.
Access: Access to this site is currently provided via W. Victory Road, an arterial street. Access
for the development is proposed from S. Kentucky Way, a residential collector street, via W.
Victory Road. A private street is proposed for access off of S. Kentucky Way to the proposed
lots. The existing access to Victory Road should be abandoned with the development of this
subdivision.
Master Street Map (MSM): The MSM depicts a future 3-legged round-a-bout at the northeast
corner of this site. Right-of-way will be required to be dedicated with the final plat; the impact to
this site is minimal as there is no “leg” planned to the south of W. Victory Road.
Stub Streets: There are no stub streets to this site, nor are any proposed to adjacent properties.
Because the access road to the proposed lots is private, staff does not recommend a stub street is
required to the east. However, staff does recommend an access easement is granted to the
Fisch property to the south (Parcel #R4882810030) via the private street for access in the
event the property redevelops in the future so that access doesn’t need to be taken via the
collector street (S. Kentucky Way).
Parking: Off-street parking is required for each residential lot in accord with the standards listed
in UDC 11-3C-6.
Landscaping: A landscape plan was submitted with this application for the area proposed to be
platted as shown in Exhibit A.3.
A 25-foot wide street buffer (measured from the back of curb) is required along W. Victory Road,
a residential arterial street, per UDC Table 11-2A-5 and shall be landscaped in accord with the
standards listed in UDC 11-3B-7C. A 35+ foot wide buffer is proposed.
A 10-foot wide compacted gravel shoulder meeting the construction standards of the
transportation authority and landscaping (lawn or other vegetative groundcover) is required along
W. Victory Road in accord with UDC 11-3B-7C.5. Dirt is not allowed; the landscape plan should
be revised accordingly.
Landscaping should be provided within internal common areas as set forth in UDC 11-3G-3 as
shown on the landscape plan.
EXHIBIT A
Kentucky Villas PP-15-009 PAGE 7
Tree Mitigation: If there are any existing trees on the site that are proposed to be removed, the
applicant should contact Elroy Huff, City Arborist, at 888-3579 to schedule an appointment to
confirm mitigation requirements prior to removal of any trees on the site.
Open Space: Qualified open space is not required to be provided for developments below 5 acres
in size per UDC 11-3G-2. Because the site consists of 3.87 acres, it is exempt.
Site Amenities: Site amenities are not required to be provided for development below 5 acres in
size per UDC 11-3G-2. Because the site consists of 3.87 acres, it is exempt.
Pathways: The Pathways Master Plan does not depict a regional pathway on this site. Pathways
are not proposed within this development or to adjacent properties.
Sidewalks: Sidewalks are required along all public streets as set forth in UDC 11-3A-17. A
minimum 5-foot wide detached sidewalk is required along W. Victory Road as depicted on the
landscape plan.
A detached sidewalk was required to be constructed along the frontage of this site on S. Kentucky
Way from W. Victory Road to where the existing sidewalk ends north of the Riodosa Drive/S.
Kentucky Way intersection, per requirement of the Kentucky Ridge development to the west.
ACHD is not requiring curb and gutter to be installed along S. Kentucky Way.
Utilities: Street lighting is required to be installed within the development in accord with the
City’s adopted standards, specifications and ordinances.
A street light plan is required to be included in the final plat application. Street light plan
requirements are listed in Section 6-5 of the Improvement Standards for Street Lighting. A copy
of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272. The
plan will need to include Type 2 lighting along Kentucky Way, as well as T ype 1 lights at the
intersection of Victory Road and Kentucky Way and Victory Road and Stoddard Road. Due to
overhead utility conflicts, the light at the intersection of Victory and Stoddard will need to be
mounted on the Idaho Power pole on the northwest corner of the intersection.
All development is required to connect to the City water and sewer system unless otherwise
approved by the City Engineer in accord with UDC 11-3A-21.
Adequate fire protection is required in accord with the appropriate fire dist rict standards per UDC
11-3A-21.
Pressurized Irrigation (PI): An underground PI system is required to be provided to each lot in
the subdivision in accord with UDC 11-3A-15. The applicant requests a waiver to MCC 9-1-
28: Pressurized Irrigation System and states although the property has water rights via the
Sundall Lateral, delivery is not possible due to location and access. Per MCC, this
requirement may be waived upon proof that any particular lot, parcel or piece of land does
not have water rights in an existing irrigation district. The applicant has not yet submitted
proof to the City Engineer with a request for a waiver. Unless the City Engineer grants a
waiver, an underground PI system shall be provided.
Storm Drainage: A storm drainage system is required for the development in accord with the
City’s adopted standards, specifications and ordinances. Design and construction shall follow best
management practice as adopted by the City in accord with UDC 11-3A-18.
Waterways: There is an irrigation ditch that crosses this site. All ditches are required to be piped
in accord with UDC 11-3A-6 unless left open and used as a water amenity (as defined in UDC
11-1A-1) or linear open space.
Floodplain: This site does not lie within the floodplain.
EXHIBIT A
Kentucky Villas PP-15-009 PAGE 8
Building Elevations: The applicant has submitted two pictures of typical sample building
elevations for future homes in this development, included in Exhibit A.4. Building materials
appear to consist of a mix of horizontal, vertical and shake siding with stone accents.
Because homes on lots that back up to W. Victory Road and S. Kentucky Way will be highly
visible, staff recommends the rear or sides of structures on lots that face these streets
incorporate articulation through changes in materials, color, modulation, and architectural
elements (horizontal and vertical) to break up monotonous wall planes and roof lines.
Fencing: All fencing should comply with the standards listed in UDC 11-3A-7. Six-foot tall solid
fencing is proposed along the north boundary of the site at the back edge of the buffer along W.
Victory Road. An existing fence is depicted on the landscape plan along the east boundary of the
site and split rail fencing is depicted along the south and west boundaries of the site, which is
proposed to remain.
2. Private Streets:
The applicant is proposing a private street for access within the development via S. Kentucky
Way.
Per UDC 11-3F-4, all private streets shall be designed and constructed to the following standards:
A. Design standards:
1. Easement: The private street shall be constructed on a perpetual ingress/egress
easement or a single platted lot that provides access to all properties served by such
private street. The private street is proposed to be constructed within a common lot
that provides access to all lots within the development.
2. Connection point: The private street shall connect to a local or collector street. Where
the point of connection of the private street is to a public street, the private street
connection shall be approved by the transportation authority. ACHD has approved
the private street connection to S. Kentucky Way, a collector street; a curb cut
already exists in this location.
3. Emergency vehicle: The private street shall provide sufficient maneuvering area for
emergency vehicles as determined and approved by the Meridian Fire Department.
The Fire Department approves of the design of the proposed private street with the
comments and conditions listed in Exhibit B.4.
4. Gates: Gates or other obstacles are allowed subject to the standards listed in UDC 11-
3F-4A.4 as follows:
a. The proposed development shall be for residential uses. Residential use is
proposed.
b. The proposed development shall have no more than fifty (50) dwelling units. The
proposed development consists of 8 building lots.
c. The proposed development shall not restrict pedestrian and bicycle access along
the private street. The proposed development shall provide unrestricted access to
pedestrians and bicycles at a minimum of two (2) additional points within the
proposed development. The applicant should comply with this requirement by
providing an internal pedestrian connection to the sidewalk along W. Victory
Road and a pedestrian pathway stub within a common lot to the property to the
east for future connection and interconnectivity.
EXHIBIT A
Kentucky Villas PP-15-009 PAGE 9
d. The proposed development shall not restrict access to existing or planned
multiuse pathways as shown in chapter 3 of the Meridian pathways master plan.
There are no multi-use pathways planned through this site.
e. The applicant shall provide access to the gate for emergency vehicles as
determined and approved by the Meridian fire department and public
works department. The applicant should comply with this requirement and
depict the location of the gate on the landscape plan.
f. To allow sufficient stacking distance, the gate shall be located a minimum of
fifty feet (50') back from the ultimate edge of right of way to the connecting
public street. The applicant should comply with this requirement.
5. Cul-De-Sacs: No private street that ends in a cul-de-sac or a dead end shall be longer
than four hundred fifty feet (450'). The proposed private street is approximately 400
feet in length.
6. Common Driveways: No common driveways shall be allowed off of a private street.
No common driveways are proposed.
7. Street Network: The overall street network within the surrounding area shall allow
for properties to connect at regular intervals in order to promote connected
neighborhoods and traffic flow within the mile section. There are no connections to
the east depicted on the proposed plat, nor were any provided with Kentucky Ridge
Subdivision to the south of this site. When the property to the east develops there will
not be any pedestrian or vehicular connectivity to this development or to S. Kentucky
Way, a collector street. Staff has discussed this issue with ACHD and stated the
potential for future connectivity could be obtained by a possible 4th leg for a local
street off the roundabout, which can then connect to the existing stub streets to the
south and east. Therefore, staff is not recommending a stub street is provided to the
east.
B. Construction standards:
1. For conversion of an existing facility to a private street at the direction of the Fire
Marshal: This is not an existing facility.
a. All drive aisles shall be posted as fire lanes with no parking allowed.
b. If a curb exists next to the drive aisle, it shall be painted red.
2. For all other private streets:
a. Roadway and storm drainage: The private street shall be constructed in accord
with the roadway and storm drainage standards of the Transportation Authority
or as approved by the City of Meridian based on plans submitted by a certified
engineer. The applicant should comply with this requirement.
b. Street width: The private street shall be constructed within the easement and shall
have a travel lane width of twenty-four (24) feet or twenty-six (26) feet as
determined by the Fire Marshal relative to the height and size of the proposed
structures that adjoin the private street. The private street section depicted on the
plat shows a 24-foot wide travel lane in accord with Fire Department
requirements.
c. Sidewalks: A five-foot (5’) attached sidewalk or four-foot (4’) detached sidewalk
shall be provided on one side of the street in commercial districts. This
EXHIBIT A
Kentucky Villas PP-15-009 PAGE 10
requirement may be waived if the applicant can demonstrate that an alternative
pedestrian path exists.
d. Fire lanes: all drive aisles shall be posted as fire lanes with no parking allowed.
In addition, if a curb exists next to the drive aisle, it shall be painted red.
Staff recommends approval of the proposed preliminary plat request for this site 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/Zoning Map
2. Proposed Preliminary Plat (dated: 4/30/15)
3. Proposed Landscape Plan (dated: 5/8/15)
5. Conceptual Building Elevations
B. Agency & Department Comments/Conditions
C. Required Findings from Unified Development Code
EXHIBIT A
Exhibit A Page 1
A. Drawings
1. Vicinity/Zoning Map
EXHIBIT A
Exhibit A Page 2
2. Proposed Preliminary Plat (dated: 4/30/15)
EXHIBIT A
Exhibit A Page 3
3. Proposed Landscape Plan (dated: 5/8/15)
EXHIBIT A
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4. Conceptual Building Elevations
EXHIBIT A
- 3 -
B. EXHIBIT B - AGENCY & DEPARTMENT COMMENTS/CONDITIONS
1. PLANNING DEPARTMENT
1.1 Site Specific Conditions of Approval
1.1.1 The preliminary plat included in Exhibit A.2, dated 4/30/15, shall be revised as follows:
a. A complete street frontage dimension shall be included on Lots 3 and 10, Block 1.
b. Depict an access easement to the Fisch property to the south (Parcel #R4882810030) via the
private street; or, record a separate access easement and submit a copy to the City.
c. A minimum 15-foot wide common area lot with a minimum 5-foot wide pedestrian pathway
is required to be provided to the property to the east for future connection and
interconnectivity in accord with UDC 11-3F-4.
d. A note shall be placed on the face of the final plat prohibiting direct lot access to Victory
Road.
1.1.2 The landscape plan included in Exhibit A.4, dated 5/8/15, shall be revised as follows:
a. Provide a minimum 5-foot wide pathway connection to the east within a 15-foot wide
common lot landscaped in accord with the standards listed in UDC 11-3B-12C; and/or, to the
north to the sidewalk along W. Victory Road.
b. A 10-foot wide compacted gravel shoulder meeting the construction standards of the
transportation authority is required along W. Victory Road in accord with UDC 11-3B-7C.5;
dirt is not allowed.
c. An internal pedestrian connection at the end of the “T” turn-around to the sidewalk along W.
Victory Road and a pedestrian pathway stub within a common lot to the property to the east is
required for future connection and interconnectivity in accord with UDC 11-3F-4.
d. Depict the location of the gated entry to the subdivision. The gate shall be located a minimum
of 50 feet back from the ultimate edge of right-of-way to the connecting public street.
e. Depict a 6-foot tall solid vinyl fence adjacent to the Fisch property along the southern
boundary of the site on the property line that is adjacent to the private street. This fence shall
be maintained by the Kentucky Villas HOA. The existing fence shall be removed by the
homeowner (Mr. Fisch).
1.1.3 All existing structures on the site except for the home that is proposed to remain on Lot 8 shall be
removed prior to signature on the final plat by the City Engineer.
1.1.4 A street light plan is required to be included in the final plat application. Street light plan
requirements are listed in Section 6-5 of the Improvement Standards for Street Lighting. A copy
of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272. The
plan will need to include Type 2 lighting along Kentucky Way, as well as Type 1 lights at the
intersection of Victory Road and Kentucky Way and Victory Road and Stoddard Road. Due to
overhead utility conflicts, the light at the intersection of Victory and Stoddard will need to be
mounted on the Idaho Power pole on the northwest corner of the intersection.
1.1.5 The developer shall construct all proposed fencing and/or any fencing required by the UDC,
consistent with the standards as set forth in UDC 11-3A-7 and 11-3A-6B.
1.1.6 The rear or sides of future structures on lots that face W. Victory Road and S. Kentucky Way on
Lots 2-6, Block 1 shall incorporate articulation through changes in materials, color, modulation,
EXHIBIT A
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and architectural elements (horizontal and vertical) to break up monotonous wall planes and roof
lines.
1.1.7 Future homes constructed within this development shall be generally consistent with the
conceptual building elevations and materials shown in Exhibit A.4.
1.1.8 An access easement is required to be granted to the Fisch property to the south (Parcel
#R4882810030) via the private street for access in the event the property redevelops in the future
so that access doesn’t need to be taken via the collector street (S. Kentucky Way). A recorded
copy of said easement shall be submitted with the final plat application.
1.1.9 The applicant shall provide access to the gate at the entry to the subdivision for emergency
vehicles as determined and approved by the Meridian Fire Department and Public Works
Department.
1.1.10 The applicant shall install a stop sign at the intersection of the private street and S.
Kentucky Way.
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
Table 11-2-A-5.
1.2.2 Comply with all provisions of 11-3A-3 with regard to access to streets.
1.2.3 Construct on-street bikeways on all collector streets as set forth in UDC 11-3A-5.
1.2.4 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set
forth in UDC 11-3A-6.
1.2.5 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.
1.2.6 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
1.2.7 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J.
1.2.8 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3C-6
for single-family dwellings.
1.2.9 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B-
7C.
1.2.10 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-
11C.
1.2.11 Construct all parkways consistent with the standards as set forth in UDC 11-3A-17E, 11-3G-3B5
and 11-3B-7C.
1.2.12 Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3,
including but not limited to cul-de-sacs, alleys, driveways, common driveways, easements,
blocks, street buffers, and mailbox placement.
1.2.13 Protect any existing trees on the subject property that are greater than four-inch caliper and/or
mitigate for the loss of such trees as set forth in UDC 11-3B-10.
1.2.14 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle.
EXHIBIT A
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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 11-3B-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.
1.3.2 All common open space and site amenities shall be maintained by an owner's association as set
forth in UDC 11-3G-3F1.
1.3.3 The project is subject to all current City of Meridian ordinances and previous conditions of
approval associated with this site.
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 shall have an ongoing obligation to maintain all pathways.
1.3.6 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 11-3A-11.
1.3.7 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 11-5C-3C.
1.4.3 The final plat, and any phase thereof, shall substantially comply with the approved preliminary
plat as set forth in UDC 11-6B-3C2.
1.4.4 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 11-6B-
7B (if applicable).
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.
1.4.6 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.
2. PUBLIC WORKS DEPARTMENT
2.1 SITE SPECIFIC CONDITIONS OF APPROVAL
2.1.1 Applicant shall be required to construct sanitary sewer and water mains to and through the
development. Public Works Department water modeling indicates that required fire flow cannot
be provided by the single dead end main into the development from W. Victory Road, and
therefore aApplicant shall be required to extend an 8-inch diameter water main to the east
boundary of the development for future looping. the dead end main to the intersection of S. Derby
Lane and S. Kentucky Way, and then connect up to the existing water main at S. Kentucky Way
EXHIBIT A
- 6 -
and W. Riodosa Drive. With the connection of this loop of the water system, fire flows will be
accommodated as well as desired redundancy.
2.1.2 A street light plan needs to be included in the final plat application. Street light plan requirements
are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the
standards can be found at http://www.meridiancity.org/public_works.aspx?id=272. Specifically,
the plan will need to include Type 2 lighting along Kentucky Way, as well as Type 1 lights at the
intersection of Victory Road and Kentucky Way and Victory Road and Stoddard Road. Due to
overhead utility conflicts, the light at the intersection of Victory and Stoddard will need to be
mounted on the Idaho Power Pole on the northwest corner of the intersection.
2.1.3 The applicant has requested a waiver to MCC 9-1-28 Pressurized Irrigation System; and states
that although the property has water rights via the Sundall Lateral, delivery is not possible due to
location and access. Per MCC 9-1-28, the requirement may be waived upon proof that any
particular lot, parcel or piece of land does not have water rights in an existing irrigation district.
The applicant shall be required to submit such proof to the City Engineer with a request for a
waiver. Unless the City Engineer grants a waiver, an underground PI system shall be provided.
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, canals, laterals, or drains, exclusive of natural waterways, intersecting,
crossing or laying adjacent and contiguous to the area being subdivided shall be tiled per UDC
EXHIBIT A
- 7 -
11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any
other applicable law or regulation.
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 bui lding
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
EXHIBIT A
- 8 -
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 light plan requirements are listed in section 6-5 of the Improvement Standards for Street
Lighting. A copy of the standards can be found on the city of meridian Public Works
Department’s website at http://www.meridiancity.org/public_works.aspx?id=272. 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 887-221.
3. POLICE DEPARTMENT
3.1 The Police Department has no comment on this application.
4. FIRE DEPARTMENT
4.1 The proposed project lies outside the five-minute response zone goal. Achievement of this goal is
subject to budgetary constraints and is intended to enhance the probability of a favorable outcome
on a request for Basic and Advanced Life Support. The budget constraints are typically defined as
capital outlay for facilities that are located within 1.5 miles from a given locat ion and sufficient
operational funds to staff the facilities.
4.2 One and two family dwellings not exceeding 3,600 square feet require a fire-flow of 1,000 gallons
per minute for a duration of 2 hours to service the entire project. One and two family dwellings in
excess of 3,600 square feet require a minimum fire flow as specified in Appendix B of the
International Fire Code. Fire Hydrant spacing shall be provided as required by Appendix C of the
International Fire Code.
4.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in accordance
with International Fire Code Section (IFC) 508.5.4 as follows:
a. Fire hydrants shall have the 4 ½” outlet face the main street or parking lot drive aisle.
b. Fire hydrants shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on corners when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10’.
f. Fire hydrants shall be placed 18” above finished grade to the center of the 4 ½” outlets.
g. Fire hydrants shall be provided to meet the requirements of IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
EXHIBIT A
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4.2 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28’ inside and 48’
outside, per International Fire Code Section 503.2.4.
4.3 All common driveways shall be straight or have a turning radius of 28’ inside and 48’ outside and
have a clear driving surface of 20’ in width capable of supporting an imposed weight of 75,000
GVW, per International Fire Code Section 503.2.
4.4 Private Alleys and Fire Lanes shall have a 20’ wide improved surface capable of supporting an
imposed load of 75,000 lbs. All roadways shall be marked in accordance with Appendix D
Section D103.6 Signs.
4.5 Provide signage (“No Parking Fire Lane”) for all fire lanes in accordance with International Fire
Code Sections 503.4 & D103.6.
4.6 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth
in International Fire Code Section 304.1.2.
4.7 Fire lanes, streets, and structures (including the canopy height of mature trees) shall have a
vertical clearance of 13’6 as set forth in International Fire Code Section 503.2.1.
4.8 Operational fire hydrants, temporary or permanent street signs, and access roads with an all weather
surface are required to be installed before combustible construction material is brought onto the site,
as set forth in International Fire Code Section (IFC) 501.4 and Meridian amendment to IFC 10-4-2J.
4.9 The roadways shall be built to Ada County Highway District cross section standards and have a
clear driving surface. Streets less than 26’ in width shall have no on-street parking; streets less
than 32’ in width shall have parking only on one side. These measurements shall be based on the
drivable surface dimension exclusive of shoulders. The overhead clearance shall be a minimum of
13’ 6”. The roadway shall be able to accommodate an imposed load of 75,000 GVW as set forth
in International Fire Code Section 503.2.1. and D103.6.1 and D103.6.2.
4.10 All portions of the buildings located on this project must be within 150’ of a paved surface as
measured around the perimeter of the building as set forth in International Fire Code Section 503.1.1.
4.11 All electric gates are required to be 20’ in width and equipped with a Knoxbox key switch as set
forth in International Fire Code Section 503.6 & National Fire Protection Standard 1141, Section
5.3.17.3.
4.12 This project will be required to provide a 20’ wide swing or rolling emergency access gate as set
forth in International Fire Code Sections 503.5 and 503.6. The gate shall be equipped with a
Knoxbox padlock which has to be ordered thru the Meridian Fire Department. All gates at the
entrance to fire lanes shall be located a minimum of 30 feet from the roadway and shall open away
from the roadway, unless other provisions are made for safe personnel operations as set forth in
National Fire Protection Standard 1141, Section 5.3.17.
5. REPUBLIC SERVICES
5.1 Republic Services has no comments on this application.
6. PARKS DEPARTMENT
6.1 The applicant shall contact Elroy Huff, City Arborist, at 208-371-1755 to schedule an inspection
to determine mitigation requirements for healthy trees on the site, 4-inch caliper or greater, that
are proposed to be removed in accord with the provisions listed in UDC 11-3B-10C.
7. ADA COUNTY HIGHWAY DISTRICT
7.1. Site Specific Conditions of Approval
EXHIBIT A
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7.1.1 Dedicate approximately 3,200 square feet (rectangular area), starting from the northeast corner
60-feet along the east property line and 95-feet along the north property line.
7.1.2 Construct 5-foot wide sidewalk approximately 36-feet from centerline along Victory Road;
including closing the existing driveway with 5-foot wide sidewalk.
7.1.3 Provide a permanent right-of-way easement for the sidewalk placed outside of the dedicated
right-of-way. The easement shall encompass the entire area between the right-of-way line and 2-
feet behind the back edge of the sidewalk.
7.1.4 Construct a private road onto Kentucky Way using the existing driveway approach located
approximately 590-feet south of Victory Road and 300-feet north of Riodosa Drive.
7.1.5 Pave the private roadway a minimum of 20 to 24-feet wide and at least 30-feet into the site
beyond the edge of pavement of all public streets and install pavement tapers with 15-foot curb
radii abutting the existing roadway edge. If the City of Meridian requires the private road to be
gated, the gate or keypad (if applicable) shall be located a minimum of 50-feet from the near edge
of the intersection and a turnaround shall be provided.
7.1.6 Enter into a Cooperative Development Agreement with ACHD for the Victory Road pipe
crossing replacement.
7.1.7 Payment of impacts fees are due prior to issuance of a building permit.
7.1.8 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 Utilities including sewer or water systems are prohibited from being located within the
ACHD right-of-way.
7.2.3 In accordance with District policy, 7203.3, 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.
7.2.4 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 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.2.7 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 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.
EXHIBIT A
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7.2.8 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.
7.2.9 All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC
Standards and approved supplements, Construction Services procedures and all applicable ACHD
Standards unless specifically waived herein. An engineer registered in the State of Idaho shall
prepare and certify all improvement plans.
7.2.10 Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
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 ACHD. The burden shall be upon the applicant to obtain written confirmation of
any change from ACHD.
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 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 that time
unless a waiver/variance of the requirements or other legal relief is granted by the ACHD
Commission.
EXHIBIT A
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D. 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 decision-making body shall make the following findings:
a. The plat is in conformance with the Comprehensive Plan;
The City Council finds that the proposed plat is in substantial compliance with the adopted
Comprehensive Plan in regard to land use, transportation, and circulation and will be
consistent with the density of the MDR FLUM designation if Council approves a step up in
density for this site. Please see Comprehensive Plan Policies and Goals, Section VII, of the
Staff Report for more information.
b. Public services are available or can be made available and are adequate to
accommodate the proposed development;
The City Council finds that public services will be provided to the subject property upon
development. (See Exhibit B of the Staff Report for more details from public service
providers.)
c. The plat is in conformance with scheduled public improvements in accord with the
City’s capital improvement program;
Because City water and sewer and any other utilities will be provided by the development at
their own cost, the City Council finds that the subdivision will not require the expenditure of
capital improvement funds.
d. There is public financial capability of supporting services for the proposed
development;
The City Council finds there is public financial capability of supporting services for the
proposed development based on comments from the public service providers (i.e., Police,
Fire, ACHD, etc.) to determine this finding. (See Exhibit B for more detail.)
e. The development will not be detrimental to the public health, safety or general welfare;
and
The City Council finds the proposed development will not be detrimental to the public health,
safety or general welfare. ACHD considers road safety issues in their analysis.
2. Private Street Findings:
a. The Design of the private street meets the requirements of this Article;
The applicant will have to certify that the Ada County Street Naming Committee has
accepted the private street name. The design of the street meets the standards as set forth in
UDC 11-3F-4; no gates are allowed. Roadway and storm drainage shall be contained on site.
b. Granting approval of the private street would not cause damage hazard, or nuisance, or
other detriment to persons property, or uses in the vicinity; and
The Director does not anticipate any hazard, nuisance or other detriment from the private
street if it is constructed and maintained as designed.
c. The use and location of the private street shall not conflict with the comprehensive plan
and/or the regional transportation plan.
EXHIBIT A
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The location of the private streets does not conflict with the Comprehensive Plan and/or the
regional transportation plan.