CC - PZ Recs Staff Report to CCAZ-15-013; PP-15-017 – Bull Ranch Subdivision PAGE 1
STAFF REPORT
Hearing Date: December 1, 2015
TO: City Council
FROM: Josh Beach, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: AZ-15-013; PP-15-017 – Bull Ranch Subdivision
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, Gem State ER, LLC, has submitted an application for annexation and zoning (AZ) of
10.06 acres of land with an R-8 zoning district. A preliminary plat (PP) is also proposed consisting of
48 single-family residential building lots and 9 common lots on 10.06 acres of land for Bull Ranch
Subdivision. See Section IX of the staff report for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed AZ and PP applications in accord with the conditions of
approval in Exhibit B and the Findings of Fact and Conclusions of Law in Exhibit D. The Meridian
Planning & Zoning Commission heard these items on November 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: Jason Densmer
ii. In opposition: Leanna Majors, Paula Workland, Barbara Clark, Virginia Currurcte
iii. Commenting: Karen De Grazia, Jim Montieth, Jason Densmer
iv. Written testimony: Tamara Thompson (applicant)
v. Staff presenting application: Josh Beach
vi. Other staff commenting on application:Bill Parsons
b. Key Issue(s) of Discussion by Commission:
i. Removal of access to Chinden Blvd by way of an access easement on Elk Ranch Lane
ii. The phasing plan and when to require utility connections to the existing home.
iii. The requirement to install fencing on the west boundary of the proposed subdivision.
iv. Two-story homes being constructed on the boundary to the Hightower Subdivision.
c. Key Commission Change(s) to Staff Recommendation:
i. Removal of condition 1.1.1A , requiring removal of Elk Ranch Lane (See condition
1.1.1A).
ii. Remove condition 1.1.2C
iii. Alter condition 1.1.2D to read require the applicant to vacate the access easement along
Elk Ranch Lane prior to signature on the final plat. (See condition 1.1.2D)
iv. Add a condition to submit a revised plat showing the redesigned entrance to the
subdivision from the south. (See condition 1.1.2E)
v. The Commission reaffirmed that the elevations be part of the recorded development
agreement as proposed in DA provision 1.1.1a.
vi. Alter condition 1.1.3C to require the fence on the western boundary of the subdivision
with phase two of the development. (See condition 1.1.3C)
d. Outstanding Issue(s) for City Council: None
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III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the City
Council of File Numbers AZ-15-013 & PP-15-017, as presented in the staff report for the hearing date
of November 5, 2015, with the following modifications: (Add any proposed modifications).
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the City
Council of File Numbers AZ-15-013 & PP-15-017, as presented during the hearing on November 5,
2015, for the following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Numbers AZ-15-013 & PP-15-017 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 6168 N. Elk Ranch Lane, in the NW ¼ of Section 30, Township 4 North,
Range 1 East. (Parcel #: R1002730200)
B. Owner/Applicant(s):
Gem State ER, LLC
5262 N Papgo Place
Boise, Idaho 83713
C. Agent:
The Land Group
462 E. Shore Dr., Suite 100
Eagle, ID 83616
V. PROCESS FACTS
A. The subject application is for annexation and zoning and 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: September 14 and 28, 2015
C. Radius notices mailed to properties within 300 feet on: September 3, 2015
D. Applicant posted notice on site(s) on: September 21, 2015
VI. LAND USE
A. Existing Land Use(s) and Zoning: This site consists of rural residential property, zoned RUT in
Ada County. The existing residence will remain as part of the proposed development and will
need to connect to City services upon annexation into the City.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
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1. North: Church, zoned RUT (Ada County)
2. East: Single-family residential properties in Hightower Subdivision, zoned R-8
3. South: Single-family residential properties in Saguaro Canyon Subdivision, zoned R-4
4. West: Residential and Agricultural, zoned RUT (Ada County)
C. History of Previous Actions: The subject property platted as part of the Blythe Estates
Subdivision in Ada County.
D. Utilities:
1. Location of sewer: A sanitary sewer main intended to provide service to the subject property
currently exists in N. Sanita Hills Avenue.
2. Location of water: Water mains intended to provide service to the subject property currently
exists in N. Sanita Hills Avenue and E. Tallinn Street.
3. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: The North Slough runs across this site and will be tiled as part of
the development. The existing irrigation easement bisecting the property is to be relinquished
and replaced with a new easement as depicted on the submitted plans.
2. Hazards: Staff is unaware of any known hazards on the property
3. Flood Plain: This site does not lie within the Meridian Floodplain Overlay District.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
The Comprehensive Plan Future Land Use Map (FLUM) designates this site as Medium Density
Residential (MDR). MDR designated areas allow smaller lots for residential purposes within City
limits. Uses may include single-family homes at gross densities of 3 to 8 dwelling units per acre
(d.u./acre).
The applicant proposes to annex the subject property with an R-8 zoning district and develop 48
single-family residential detached homes on the site. The gross density is 4.77 dwelling units (d.u.)
per acre with a net density of 7.24.
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 ):
• “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 should contribute to the variety of
residential uses that exist in this area.
• “Require common area in all subdivisions.” (3.07.02F)
The proposed plat depicts a total of 1.02 acres (or 10.2%) of qualified open space/common
area to be provided on the site in accord with UDC 11-3G-3.
• “Require usable open space to be incorporated into new residential subdivision plats.”
(3.07.02A)
The applicant is providing a picnic area, a community garden and a micropath as part of the
development.
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• “Review new development for appropriate opportunities to connect local roads and collectors
to adjacent properties (stub streets).”(3.03.02O)
The proposed plat depicts connections to existing stub streets to the south (N. Senita Ave.)
and east (E. Tallinn St.) for interconnectivity, and a proposed stub street to the west.
• “Require new residential development to meet development standards regarding landscaping,
signage, fences and walls, etc.” (3.05.02C)
The proposed development will be required to meet the 10% open space requirement as set
forth in UDC 11-3G-3, and the fencing requirements set forth in UDC 11-3A-7.
• “Require new residential development to provide permanent perimeter fencing, and fencing
to contain construction debris on site and prevent windblown debris from entering adjacent
agricultural and other properties.” (3.05.03G)
The proposed subdivision will be required to install temporary construction fencing during
construction and will be required to submit a fencing plan for the perimeter of the
development prior to signature on the final plat.
• “Reduce the number of existing access points onto arterial streets by using methods such as
cross-access agreements, access management, and frontage / backage roads.” (3.03.02N)
The existing residence is remaining as part of the proposed development. At this time, it takes
access from Chinden Boulevard. Per UDC 11-3H-4, when properties intensify in use the
existing access to a state highway shall cease. According to the proposed phasing plan, the
existing residence will continue using the Chinden access until phase 2. Staff believes the
existing home should terminate its use of the access with the first phase of development.
• “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)
The proposed development will tie into the existing public sidewalks system developed with
the existing residential subdivisions. The applicant is also proposing to construct a micropath
(Lot 23, Block 3) to connect the proposed subdivision to the property to the north.
• “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 will be extended with the development of the site in accord with UDC 11-3A-21.
In addition, the existing home will need to be connected to city utilities with the first phase of
the development.
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
density residential (R-8) district allows a maximum gross density of 8 dwelling units per acre.
B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-2 lists the principal permitted
(P), accessory (A), conditional (C), and prohibited (-) uses in the R-8 zoning district. Any use not
explicitly listed, or listed as a prohibited use is prohibited. The proposed use of the property for
single-family detached dwellings is a principal permitted use in the R-8 zoning district.
C. Dimensional Standards: Development of the site should be consistent with the dimensional
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standards listed in UDC Table 11-2A-6 for the R-8 zoning district.
D. Common Open Space and Site Amenities: Open space and site amenities for the development
shall be installed in accordance with the standards listed in UDC 11-3G-3.
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. Annexation & Zoning
The applicant has applied to annex and zone a total of 10.06 acres of land with an R-8 zoning
district. As discussed above in Section VII, the proposed zoning is consistent with the
corresponding FLUM designation of MDR.
The applicant proposes to develop 48 single-family homes on the site as shown on the
preliminary plat in Exhibit A.2.
The legal description submitted with the application, included in Exhibit C, shows the boundaries
of the property proposed to be annexed and zoned. The property is contiguous to land that has
been annexed into the City and is within the Area of City Impact boundary.
The City may require a development agreement (DA) in conjunction with an annexation pursuant
to Idaho Code section 67-6511A. In order to ensure the site develops as proposed with this
application, staff recommends a DA be required as a provision of annexation with the provisions
included in Exhibit B. Staff’s recommended development agreement provisions are outlined in
Exhibit B of the staff report.
2. Preliminary Plat
The proposed plat consists of 48 single-family residential building lots and 9 common area lots
on 10.06 acres of land in a proposed R-8 zoning district. The average lot size in the proposed
development is 5,766 square feet. The proposed gross density of the subdivision is 4.77 dwelling
units per acre which is consistent with both the density requirements of the comprehensive plan
and the proposed R-8 zoning district.
Dimensional Standards: Staff has reviewed the proposed plat for compliance with the
dimensional standards listed in UDC Table 11-2A-6 for the R-8 district and found the plat in
compliance with those standards. The minimum lot size for a single-family detached dwelling is
5,000 square feet with 50 feet of frontage. The minimum lot size for single-family detached
dwellings that take access from a common drive is 4,000 square feet. The plat as submitted
complies with the dimensional standards of the UDC.
The applicant is proposing Lots 9-11, 20-22 and 25, Block 3 take access from a common drives
(Lots 12 and 24, Block 3). The submitted plat depicts a 30-foot wide common lots and a 5-foot
wide landscape buffer is required along a portion of the east boundary of Lot 13, Block to restrict
said lot 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.
Block Length: The proposed plat complies with the maximum block length standards listed in
UDC 11-6C-3F.
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Existing Structure(s): There is an existing home and associated outbuildings on the site that will
remain and become part of the proposed subdivision (Lot 25, Block 3). The existing home will
need to be connected to city services with phase one of the development and will be required to
abandon the existing septic and well that service the property.
Access: Access to this site today is from Elk Ranch Lane to Chinden Boulevard. Access to this
site is proposed on the plat via two existing stub streets, one in Hightower Subdivision to the east
and one in Saguaro Canyon Subdivision to the south. Access to E. Chinden Blvd via Elk Ranch
Lane is prohibited.
The applicant is proposing that the existing residence be allowed to continue to use the
Chinden access until the second phase of development. Staff believes the applicant should
amend the phasing plan and include the existing home as part of phase 1 so the existing access to
Chinden will cease and the private road easement can be vacated as shown on the submitted
preliminary plat in accord with UDC 11-3H-4.
Utilities: Street lighting is required to be installed within the development in accord with the
City’s adopted standards, specifications and ordinances. 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.
Fencing: At this time, there is existing 6-foot tall privacy fencing along the south and east
boundary of the proposed development. The applicant shall provide 6-foot tall privacy fencing
along the border of the subdivision.
For the internal common lots the applicant is proposing to construct 4-foot tall vinyl fencing
consistent with the fencing standards set forth in UDC 11-3A-7.The developer shall install the
fencing to distinguish the common from private areas in accord with UDC 11-3A-A.7.
Temporary fencing shall be installed during construction and a detailed fencing plan should be
submitted with the final plat.
Tree Mitigation: The landscape plan depicts several 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. The
landscape plan submitted with the final plat should include the details of the mitigation plan.
Open Space & Site Amenities: Based on the area of the preliminary plat (10.06 acres), a
minimum 1.01 acres (or 10%) of open space is required to be provided on the site per UDC 11-
3G-3A in accord with the standards listed in UDC 11-3G-3B.
The applicant has proposed 10.2% open space (1.02 acres) in accord with the UDC. Because the
open space is an integral part of the development and the irrigation facility must be relocated to
accommodate the subdivision design, staff believes the applicant should develop Lot 1, Block 4
with the first phase of development.
Amenities for the development include the following:
1) a picnic area,
2) a community garden and
3) a micropath connection to the church property to the north. Staff is supportive of the proposed
amenities because the minimum required by the UDC. The applicant shall comply with the open
space and amenities as proposed.
Waterways: The North Slough runs across this site and will be tiled as part of the development.
The existing irrigation easement bisecting the property is to be relinquished and replaced with a
AZ-15-013; PP-15-017 – Bull Ranch Subdivision PAGE 7
new easement as depicted on the submitted plans. No structures other than fences may be built
within this easement without approval from the easement holder. A license agreement should be
obtained from Nampa Meridian Irrigation District (NMID) for the lots that encroach within the
easement area.
Building Elevations: The applicant has submitted conceptual building elevations for the future
homes in this development, included in Exhibit A.4. Building materials are proposed to consist of
architectural shingles and stone columns or wainscot. Staff is in favor of the proposed elevations
with their associated architectural features.
In summary, Staff recommends approval of the proposed annexation and preliminary plat request
for this site with a development agreement and the recommended conditions listed in Exhibit B of
this report in accord with the Findings contained in Exhibit D.
X. EXHIBITS
A. Drawings/Other
1. Vicinity/Zoning Map
2. Proposed Preliminary Plat (dated: 10/23/15)
3. Proposed Landscape Plan (dated: 10/23/15)
4. Conceptual Building Elevations
B. Agency & Department Comments/Conditions
C. Legal Description & Exhibit Map for Annexation Boundary
D. Required Findings from Unified Development Code
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A. Drawings
1. Vicinity Map
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2. Proposed Preliminary Plat (dated: 10/23/2015)
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3. Proposed Landscape Plan (dated: 10/23/2015)
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4. Conceptual Building Elevations
AZ-15-013; PP-15-017 – Bull Ranch Subdivision PAGE 11
B. AGENCY & DEPARTMENT COMMENTS/CONDITIONS
1. PLANNING DIVISION
1.1 Site Specific Conditions of Approval
1.1.1 A Development Agreement (DA) is required as a provision of 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.
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 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 minimum, incorporate the
following provisions:
a. Prior to signature on the final plat for phase one, the existing home will be required to vacate
the existing access to N. Chinden Blvd via N. Elk Ranch Ln. and take access through the
proposed Bull Ranch Subdivision via the proposed Elk Ranch St. in accord with UDC 11-3H-
4.
b. Future development of this site shall be generally consistent with the preliminary plat,
landscape plan and three (3) amenities and conceptual building elevations submitted with this
application included in Exhibits A.
c. The existing home shall be connected to city utilities with the first phase of development.
d. The site shall develop with a minimum of 10 percent open space (1.01 acres) to include the
following amenities: picnic area, micropath and a community garden as proposed. Lot 1,
Block 4 shall be constructed with the first phase of development.
1.1.2 The preliminary plat included in Exhibit A.2 dated 10/23/2015 shall be revised as follows:
a. An exhibit depicting the setbacks, building envelope and orientation of lots and structures
that take access off of the common drives shall be submitted with a future final plat
application.
b. Include note on the final plat that addresses access across the lots and the responsible party for
maintenance of the common driveway.
c. Prior to the Commission hearing, revise the phasing plan to include the existing residence and
Lot 1, Block 4 as part of the first phase of development.
d. Direct lot access to Chinden Boulevard is prohibited. Prior to signature on the first phase of
the final plat, the applicant shall vacate the existing 75’ X 75’ private road easement. Prior to
signature on the final plat whose phase includes the existing home’s private road
easement, the applicant shall vacate the existing 75’ x 75” private road easement.
e. Provide a new plat showing the redesigned road entrance 10 days prior to City Council
meeting.
1.1.3 The landscape plan included in Exhibit A.3 dated 10/23/15 shall be revised as follows:
a. If mitigation is required for any existing trees on the site that are proposed to be removed,
such information shall be included on the plan in accord with UDC 11-3B-10C.5.
b. 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. The developer shall install all fencing
adjacent to internal common areas to distinguish the common from the private areas in accord
with UDC 11-3A-A.7.
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c. 6-foot privacy fencing shall be installed along the north boundary of the subdivision with
phase one of the development, and on the west boundariesy of the subdivision where
current privacy fencing does not yet exist. with the second phase of the development.
d. Temporary fencing shall be installed on the property during construction.
e. Lot 23, Block 3 shall be constructed in accord with UDC 11-3A-8 and UDC 11-3B-12.
1.1.4 The existing irrigation easement bisecting the property is to be relinquished and replaced with a
new easement as depicted on the submitted plans, prior to signature on a final plat.
1.2 General Conditions of Approval
1.2.1 Comply with all bulk, use, and development standards of the R-8 zoning district listed in UDC
Table 11-2-A-6.
1.2.2 Comply with all provisions of 11-3A-3 with regard to access to streets. Direct lot access to N.
Chinden Blvd. is prohibited.
1.2.3 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set
forth in UDC 11-3A-6.
1.2.4 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A-
15, UDC 11-3B-6 and MCC 9-1-28.
1.2.5 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
1.2.6 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J.
1.2.7 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3C-6
for single-family dwellings.
1.2.8 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-
11C.
1.2.9 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.
1.2.10 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.
1.2.11 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle.
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.
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1.3.5 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 11-3A-11.
1.3.6 The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping
and constructed features within the clear vision triangle consistent with the standards in UDC 11-
3A-3.
1.3.7 All existing outbuilding (not included in the parcel that is to be included in the subdivision as Lot
25, Block 3) shall be removed prior to receiving signature on final plat of phase one.
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 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 . The street
light locations shown in the preliminary plat drawing meet requirements. However, the light at
the subdivision entrance should be moved across Whitelaw Ct.to the south side of lot 1 near the
existing pedestrian ramp. This will better light the intersection and pedestrian crossing.
2.1.2 Applicant shall be responsible to install an 8-inch diameter water main to the north boundary of
the development through common area Lot 23, Block 3.
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.
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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
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.
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2.2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.2.17 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.2.18 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least 1-foot above.
2.2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or ACHD. The design engineer shall provide certification that the facilities have been installed in
accordance with the approved design plans. This certification will be required before a certificate
of occupancy is issued for any structures within the project.
2.2.20 At the completion of the project, the applicant shall be responsible to submit record drawings per
the City of Meridian AutoCAD standards. These record drawings must be received and approved
prior to the issuance of a certification of occupancy for any structures within the project.
2.2.21 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public
roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights
shall be installed at developer’s expense. Final design shall be submitted as part of the
development plan set for approval, which must include the location of any existing street lights.
Street 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 concerns with this application.
4. FIRE DEPARTMENT
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4.1.1 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.
4.1.2 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.
4.1.3 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth
in International Fire Code Section 304.1.2.
4.1.4 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.
4.1.5 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.
4.1.6 The fire department requests that any future signalization installed as the result of the development of
this project be equipped with Opticom sensors to ensure a safe and efficient response by fire and
emergency medical service vehicles. The cost of this installation is to be borne by the developer.
(National Fire Protection Std 1141 Section 5.2.11.1)
5. REPUBLIC SERVICES
5.1 Blocks 3 and 5 have units that will need to move their carts to the street on collection day.
6. PARKS DEPARTMENT
6.1 Developer shall coordinate and comply with the recommendations of the City Arborist with
regard to mitigation measures for impacts to and removal of existing vegetation within the bounds
of this development. The applicant shall contact Elroy Huff, City Arborist, at 888-3579 to
coordinate mitigation for existing trees on the site that are proposed to be removed, in accord with
UDC 11-3B-10C.5.
7. ADA COUNTY HIGHWAY DISTRICT (ACHD COMMENTS FORTHCOMING)
7.1.1 SITE SPECIFIC CONDITIONS OF APPROVAL
1. Continue Tallinn Street into the site and construct the internal streets as 33-foot street sections
with curb, gutter, and 5-foot wide sidewalks within 50-feet of right-of-way.
2. Construct all new local roadways to provide a minimum offset of 125 feet from any other
street.
3. Construct a knuckle at the intersection of Elk Ranch Street and Street C with a 26-foot inside
turning radius.
4. Construct a bulb-out on the north side of Tallinn Street at the intersection of Tallinn Street and
Senita Hills Avenue; and construct bulb-outs at the intersection corners of Senita Hills Avenue;
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reducing the travel lane to 24-feet in width; and construct sidewalk wholly within the right-of-
way or wholly within a permanent right-of-way easement.
5. Provide written fire department approval for the proposed reduced street section prior to final
plat.
6. Construct 1 stub street, Tallinn Street, as a local street to the west, 234-feet in length, 1,200-
feet south of Chinden Boulevard, located between Block 3, Lot 31 and Block 2, Lot 8.
7. Construct a temporary cul-de-sac at the terminus of Tallinn Street and provide a temporary
easement in the event the easement extends onto a buildable lot. The entire lot shall be
encumbered by the easement and identified on the plat as a non-buildable lot until the street is
extended.
8. Install signage at the terminus of the stub streets stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE.”
9. Payment of impacts fees are due prior to issuance of a building permit.
10. Comply with all Standard Conditions of Approval.
7.1.2 STANDARD CONDITIONS OF APPROVAL
1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including
all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-
way (including all easements).
2. Private Utilities including sewer or water systems are prohibited from being located within the
ACHD right-of-way.
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.
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.
5. A license agreement and compliance with the District’s Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
6. All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
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.
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.
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
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Standards unless specifically waived herein. An engineer registered in the State of Idaho shall
prepare and certify all improvement plans.
10. Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
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.
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.
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C. Legal Description & Exhibit Map for Annexation Boundary
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AZ-15-013; PP-15-017 – Bull Ranch Subdivision PAGE 21
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D. Required Findings from Unified Development Code
1. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full 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 the subject property with an R-8 zoning district and
proposes a gross density of 4.77 dwelling units per acre consistent with the FLUM
designation of MDR. Therefore, the Commission finds that the proposed map amendment
complies with the provisions of the Comprehensive Plan and should be compatible with
adjacent residential uses (see section VII above for more information).
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Commission finds that the proposed map amendment to the R-8 zoning district is consistent
with the purpose statement for the residential districts as detailed in Section VIII above.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Commission 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.
Commission recommends that the Council consider any oral or written testimony that may be
provided when determining 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,
Commission 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).
Commission finds annexing this property with an R-8 zoning district is in the best interest of
the City with the provision of a development agreement.
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;
Commission finds that the proposed plat is in substantial compliance with the adopted
Comprehensive Plan in regard to land use, transportation, and circulation. Please see
Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for more
information .
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b. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Commission 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, Commission 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;
Commission recommends the Council rely upon 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
Commission is not aware of any health, safety, or environmental problems associated
with the platting of this property that should be brought to the Council or Commission’s
attention. ACHD considers road safety issues in their analysis. Commission
recommends that the Council consider any public testimony that may be presented when
determining whether or not the proposed subdivision may cause health, safety or
environmental problems of which Commission is unaware.
f. The development preserves significant natural, scenic or historic features.
Commission is unaware of any natural, scenic or historic features on this site. Therefore,
Commission 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
Commission may consider any public testimony that may be presented to determine
whether or not the proposed development may destroy or damage a natural or scenic
feature(s) of major importance of which Commission is unaware.