PZ - Applicant Response to Staff Report - 2/18 - Redlined on Staff ReportCopperbrook Sub – AZ, PP H-2015-0029 PAGE 1
STAFF REPORT Hearing Date: February 18, 2016
(Continued from February 4, 2016)
TO: Planning & Zoning Commission
FROM: Sonya Watters, Associate City Planner
208-884-5533
SUBJECT: Copperbrook Subdivision – AZ, PP (H-2015-0029)
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, Hayden Homes Idaho, LLC, has submitted an application for annexation and zoning
(AZ) of 51.45 acres of land with an R-8 zoning district. A preliminary plat (PP) is also proposed
consisting of 199 building lots and 8 common lots on 51.45 acres of land in the proposed R-8 zoning
district for Copperbrook Subdivision.
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.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the City
Council of File Number H-2015-0029, as presented in the staff report for the hearing date of February
18, 2016, 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 Number H-2015-0029, as presented during the hearing on February 18, 2016, for the
following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number H-2015-0029 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 4725 N. McDermott Road, in the NE ¼ of Section 32, Township 4 North,
Range 1 East. (Parcel Number: S0432110400)
B. Owners:
Gerald Schwisow
4725 N. McDermott Rd.
Meridian, ID 83642
C. Applicant:
Hayden Homes Idaho, LLC
1406 N. Main St., Ste. 114
Meridian, Idaho 83642
Copperbrook Sub – AZ, PP H-2015-0029 PAGE 2
D. Representative:
John Carpenter, T-O Engineers, Inc.
332 N. Broadmore Way
Nampa, ID 83687
E. Applicant's Statement/Justification: Please see applicant’s narrative for this information.
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: January 18 and February 1, 2016
C. Radius notices mailed to properties within 300 feet on: January 14, 2016
D. Applicant posted notice on site(s) on: February 3, 2016
VI. LAND USE
A. Existing Land Use(s) and Zoning: The annexation area consists of one rural
residential/agricultural property, zoned RUT in Ada County.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: W. McMillan Road and rural residential/agricultural property, zoned RUT in Ada
County
2. East: N. McDermott Road and property in the development process (residential homes and a
public park) zoned R-8 and R-15
3. South: Rural residential and agricultural property, zoned RUT in Ada County
4. West: Rural residential and agricultural property, zoned RUT in Ada County
C. History of Previous Actions: None
D. Utilities:
1. Location of sewer: The sewer system for the proposed development will connect to an
existing sewer manhole in McDermott Road.
2. Location of water: A 12-inch water main is proposed to be extended from The Oaks
Subdivision on McMillan Road to service this site. A connection to the water main in W.
Torana Ct. to the required water main in McDermott Road will also be required.
3. Issues or concerns: This development is subject to paying the Oaks Lift Station
reimbursement fees, as well as paying for the costs of the future upgrade of the lift station.
E. Physical Features:
1. Canals/Ditches Irrigation: There are some irrigation ditches that cross this site and the Five
Mile Creek runs off-site along the southern boundary of the site.
2. Hazards: Staff is unaware of any hazards that exist on this site.
3. Flood Plain: A portion of this site along the southern boundary lies within the Meridian
Floodplain Overlay District.
Copperbrook Sub – AZ, PP H-2015-0029 PAGE 3
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 develop this 51.45 acre site with 199 single-family detached structures at a
gross density of 4.33 dwelling units per acre (d.u./acre), which is within the density desired in MDR
designated areas; this density is calculated without the 5.78 acre property (Lot 12, Block 1) where the
existing home is located. With the inclusion of Lot 12, Block 1, the gross density is 3.9 d.u./acre.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed use (staff analysis in italics):
“Provide for a wide diversity of housing types (single-family, modular, mobile homes and
multi-family arrangements) and choices between ownership and rental dwelling units for all
income groups in a variety of locations suitable for residential development.” (3.07.03B)
The applicant proposes to develop single-family detached homes in this development most of
which will have front facing garages with some alley loaded garage units for variety. Staff is
unaware if the proposed dwellings will be owner occupied or rentals. The intent is Owner
occupied
“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 developer to the proposed lots upon
development of the site in accord with UDC 11-3A-21.
“Protect existing residential properties from incompatible land use development on adjacent
parcels.” (3.06.01F)
There are three existing rural residential/agricultural properties to the south and one to the
west of this site. Although higher density, the proposed residential development should be
compatible with these residential uses. See attached Exhibit “A” for location of existing
residences.
“Require common area in all subdivisions.” (3.07.02F)
A total of 5.15 acres (or 10%) of qualified open space is required to be provided in accord
with the requirements listed in UDC 11-3G-3. The amount of qualified open space proposed
is below the required amount; not all of the common area proposed is “qualified”. The
intent is to meet/exceed the minimum open space. We will work with staff to ensure this
condition is met.
“Require new urban density subdivisions which abut or are proximal to existing low density
residential land uses to provide landscaped screening or transitional densities with larger,
more comparable lot sizes to buffer the interface between urban level densities and rural
residential densities.” (3.05.02F).
The proposed plat does not provide a transition in density or landscaped screening to the
rural parcels to the west and south. We understand that adjacent properties are planned for
development with potentially similar densities.
“Improve and protect creeks throughout commercial, industrial and residential areas.”
(5.01.01E)
Copperbrook Sub – AZ, PP H-2015-0029 PAGE 4
The Five Mile Creek exists off-site along the southern boundary of the site. The developer
shall ensure that it is protected during development. 5 Mile creek is not a part of the project
and is owned by NMID. There are no intentions of working along or in the creek.
“Require street connections between subdivisions at regular intervals to enhance connectivity
and better traffic flow.” (3.03.03C)
The proposed plat does not depict any stub streets (except for the collector street along the
west boundary per ACHD’s MSM) to the south for future interconnectivity with the three
properties south of the creek. The Idaho Transportation Department’s (ITD’s) corridor study
for the extension of SH-16 depicts a north/south access road ¼ mile west of N. McDermott
Road for access to those properties that currently have access via N. McDermott Road;
however, none is proposed. See attached Exhibit “B” – email from ITD. Also, note in the
ACHD staff report that ACHD is against a second crossing and only desires one as shown on
the preliminary plat.
“Require new residential development to meet development standards regarding landscaping,
signage, fences and walls, etc.” (3.05.02C)
Street buffer landscaping is required along W. McMillan Road, an arterial street; and N.
McDermott Road, an entryway corridor; and N. McCrosson Avenue, a collector street, in
accord with the standards listed in UDC 11-3B-7C. A street buffer is shown along
McCrosson and McMillan Roads but not along the existing McDermott Road; because
McDermott is an existing street and SH-16 is not in a funded plan, a street buffer is required
to be constructed with development along McDermott Road. Fencing is depicted on the
landscape plan and should comply with the standards listed in UDC 11-3A-7. Separate
permits shall be obtained for signage and fencing.
“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 landscape plan depicts a micro-path connection to the south boundary of the site which
will connect with the multi-use pathway staff recommends is constructed along the north side
of the creek; a pedestrian bridge is needed to cross the Five Mile Creek for access and
interconnectivity to the south.
Staff recommends this pathway is either relocated further to the west to break up the length of
Block 1 on the south side of W. Torana Drive in accord with the block length standards listed
in UDC 11-6C-3F; or, another pathway is provided in addition to the one proposed to
comply with block length standards. Crossings of Canals and Drains are important for the
community. The spacing for the crossings throughout Meridian is close to ½ of a mile.
Closer spacing may be nice but the downside is additional maintenance from the Irrigation
district and additional project costs. We propose having crossings on our East and West
boundaries as depicted on the preliminary plat.
“Coordinate with irrigation districts to implement the proposed pathway network along
irrigation canals, ditches, creeks, and easements.” (6.02.02C)
Staff recommends the applicant coordinate with NMID to construct a 10-foot wide multi-use
pathway off-site along the north side of the Five Mile Creek. We are proposing to meet this
condition by constructing the Greenbelt along McMillan. See attached Exhibit “C” from the
Jay Gibbons.
“Encourage and promote the development of an interchange at the intersection of McDermott
Road/SH 16 Road extension and I-84 by ITD.” (3.03.02I)
Copperbrook Sub – AZ, PP H-2015-0029 PAGE 5
The proposed plat depicts 300 feet of future right-of-way along the east side of the property
adjacent to N. McDermott Road for future extension of SH 16. We are preserving 300 feet
which includes right of way and buffers. Note ITD’s plan calls for 82’ of roadway – see
attached Exhibit “D”
“Restrict private curb cuts and access points on collectors and arterial streets.” (3.06.02D)
The existing home on this site currently has driveway accesses via N. McDermott Road, an
arterial street. The UDC (11-3A-3A) requires any property that currently takes direct access
to an arterial street to reconfigure the site circulation plan to take access from a local street
within the development.
“Review new development for appropriate opportunities to connect local roads and collectors
to adjacent properties (stub streets). (3.03.020)
There are no existing stub streets to this property; the adjacent properties are rural
residential/agricultural in nature. The proposed plat depicts a collector street along the west
boundary of the site for future extension to the south in accord with the Master Street Map;
no other stub streets are proposed at the south boundary. ACHD only wants the one street at
our west boundary.
“Evaluate the comprehensive impact of growth in all land use decisions (e.g., traffic impacts,
school enrollment and parks etc.).” (3.01.01B)
Staff has received a letter from COMPASS detailing how the proposed project meets or does
not meet the goals of Communities in Motion, the regions long range transportation plan.
The letter highlights that the current assumptions in the long range transportation plan did
not anticipate very much growth in this area by 2040. If this area continues to grow at the
current rate, the City should work with COMPASS to track this growth and make sure that it
is reflected in the next update to the long range transportation plan (Reference COMPASS’s
comments for specifics on this application).
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-6 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 site 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
standards listed in UDC Tables 11-2A-6 for the R-8 zoning district.
D. Landscaping: Street buffer landscaping shall be installed in accordance with the standards listed
in UDC Table 11-2A-6 for the R-8 zoning district.
E. Off-Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for single-
family dwellings.
Copperbrook Sub – AZ, PP H-2015-0029 PAGE 6
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
1. Annexation & Zoning
The applicant has applied for annexation and zoning of 51.45 acres of land with an R-8 zoning
district. As discussed above in Section VII, staff believes the proposed zoning is consistent with
the policies in the Comprehensive Plan as noted above.
The applicant proposes to develop 199 new single-family residential detached homes on 51.45
acres of land as shown on the preliminary plat included in Exhibit A.2. Conceptual building
elevations were submitted for future homes within the development, included in Exhibit A.4.
The legal description submitted with the application shows the boundary of the property proposed
to be annexed and rezoned. 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 as a provision of annexation with the provisions included in
Exhibit B.
2. Preliminary Plat
The proposed plat depicts 199 building lots and 8 common lots on 51.45 acres of land in a
proposed R-8 zoning district (see Exhibit A.2). The property is proposed to develop in 9 phases,
starting near the east boundary of the site and working west with the last phase being the large lot
where the existing home is located (see phasing plan in Exhibit A.2). The gross density for the
subdivision is 3.9 d.u./acre (4.3 d.u./acre not including the lot for the existing home). The
minimum property size is 4,000 square feet (s.f.) with an average property size of 5,900 s.f.
excluding the existing house.
Existing Structures: There is an existing home and associated outbuildings on the site that are
proposed to remain on Lot 12, Block 1, which is designated on the plat for future right-of-way for
the construction of SH 16. When SH 16 is extended, all of the structures will be removed. All
existing structures that are proposed to remain with subdivision of the property must comply with
the setback standards of the R-8 district per UDC Table 11-2A-6; or be removed prior to City
Engineer signature on the final plat.
Staff has reviewed the footprint of the existing home and outbuildings shown on the
preliminary plat and they appear to comply with the setback requirements of the R-8
district except for one of the outbuildings, a 3-sided animal shelter, which appears to be
about 25+/- feet from the existing right-of-way of McDermott Road; this building will
encroach within the 35-foot wide street buffer required along N. McDermott Road and
should be removed. The applicant requests Council approval for all of the structures to
remain until SH 16 is extended.
A letter submitted by ITD in regard to this application notes that if structures are allowed
to remain on the site until the extension of SH-16, it will increase costs to taxpayers to
remove these structures.
The Owner of the property would prefer to not have the Highway 16 right-of-way as an
issue and be able to develop the entire project. As it stands, ITD has no monies for right-of-
way nor a clear indication as to when a project can be expected. ITD has requested that the
Copperbrook Sub – AZ, PP H-2015-0029 PAGE 7
development contemplate future highway needs. This has been accomplished by reserving
space for a potential right-of-way. The existing house will continue to be lived in and
maintained until such time that the Highway is moving along or an amended preliminary
plat is submitted.
Out-Parcel (Evan’s Property): The out-parcel at the north boundary of the subdivision owned
by the Evan’s (Parcel #S0432110050) has been verified to be an original parcel of record as
defined by UDC 11-1A-1. Staff has encouraged the applicant to include this parcel in the
proposed subdivision but they are unable to reach the owner of the property.
A common lot is proposed between W. Los Flores Street and the Evan’s parcel. At staff’s request,
the applicant submitted a conceptual development plan that shows how the Evan’s parcel, as well
as the property south of it, may redevelop in the future with 3 building lots and a street buffer
along W. McMillan Road (see Exhibit A.5). Staff recommends a note is added to the plat that
this lot is non-buildable until such time as the Evan’s property redevelops at which time it
may be included with that property and developed with residential lots. It should not be a
common lot or be counted toward the qualified open space but should be landscaped in the
interim of it redeveloping. Staff also recommends that a sidewalk is constructed along the
frontage of the out-parcel with consent from the property owner. This is agreed to, see
Exhibit “E”
Dimensional Standards: Development of this site is required to comply with the dimensional
standards listed in UDC 11-2A-3 and Table 11-2A-6 for the R-8 district. Staff has reviewed the
proposed plat and found it to be in compliance with these standards, except for Lot 64,
Block 1, which is required to have a minimum street frontage of 50 feet and the lots in Block
7 which do not depict square footages of the lots. Agreed and taken care of.
Block Length: The plat is required to comply with the block length standards listed in UDC 11-
6C-3F. The face of Block 1 on the south side of W. Torana Avenue is approximately 1,000
feet long which exceeds the 750 foot maximum allowed; however, because it abuts a large
waterway/irrigation facility (Five Mile Creek) it’s allowed to extend up to 1,200 feet with
City Council approval. All other blocks comply with this standard. We respectively request
approval of this as Five Mile Creek does abut the South Boundary of the project.
Traffic Impact Study (TIS): A TIS was required by ACHD for this development and prepared
by Thompson Engineers. A summary of the TIS is included in ACHD’s staff report.
Access/Stub Streets: One access is proposed via W. McMillan Road, the arterial street along the
north boundary of the site, and another is proposed via N. McCrosson Avenue, the collector street
proposed along the west boundary of the site. No stub streets exist to this property and none are
proposed to adjacent properties.
The applicant also proposes to retain the existing accesses via N. McDermott Road for the
existing home until such time as the home is removed and/or SH-16 is extended. With
development of the property, the UDC (11-3A-3) requires all subdivisions to provide local
street access to any use that currently takes direct access from an arterial or collector street.
The applicant requests a waiver from Council for the existing accesses via N. McDermott
Road to remain until such time as the home is removed and SH-16 is constructed; approval
from ACHD is also required. The applicant specifically asks to retain the existing driveways
until such time that this phase is constructed.
Direct lot access via N. McCrosson Avenue and N. McDermott Road, both collector streets, and
W. McMillan Road, an arterial street is prohibited.
Copperbrook Sub – AZ, PP H-2015-0029 PAGE 8
ITD’s SH-16 corridor study depicts a north/south street between McMillan and
Ustick Roads at the quarter mile between McDermott and McCrosson for
connectivity and access to the adjacent properties to the south (Parcel No.’s
S0432110565, S0432141800, and S0432110500). This street is intended to
provide access to the properties south of the creek that currently take access
via N. McDermott Road; when SH-16 is extended they will no longer have
access to McDermott. Without this access (or an alternative access) these
properties will be landlocked. A north/south street is not depicted on the plat
as shown on the corridor study. In lieu of a north/south street, the applicant
should present an alternative access plan to ITD for approval prior to Council
approval of the subject application. See attached Exhibit “B” – email from ITD. Also,
note in the ACHD staff report that ACHD is against a second crossing and only desires one
as shown on the preliminary plat. Further, our westerly Collector is intended to act as a
collector as the roadway extends south. Local streets can branch off of this to serve this
property.
The Fire Department requires a secondary emergency access to be provided for over 30
homes (see condition #4.12 in Exhibit B). The first phase final plat should not include more
than 30 building lots (as proposed) without an emergency access being provided. Agreed
Streets: All of the proposed streets depicted on the plat are public.
Alleys: Alleys are proposed for access to the alley loaded garage units. All alleys shall be
constructed in accord with the standards listed in UDC 11-6C-3B.5.
Common Driveways: The applicant is proposing 6 common driveways in this project. All
common driveways should comply with the standards listed in UDC 11-6C-3D. Staff has
reviewed the dimensions of the common driveways depicted on the plat and they are consistent
with these standards. Unless limited by a significant geographical feature, or separated by a
minimum 5-foot wide landscaped common lot, all properties that abut a common driveway
shall take access from the driveway. Agreed and already modified.
A perpetual ingress/egress easement is required to be filed with the Ada County Recorder,
which shall include a requirement for maintenance of a paved surface capable of supporting
fire vehicles and equipment. Agreed
For any plats using a common driveway, the setbacks, building envelope, and orientation of
the lots and structures are required to be shown on the preliminary plat and/or as an
exhibit with the final plat application. Agreed
Parking: Off-street parking is required on each residential lot in accord with the standards listed
in UDC 11-3C-6.
Landscaping: A 35-foot wide street buffer is required along N. McDermott Road, an entryway
corridor; a 25-foot wide street buffer is required along W. McMillan Road, an arterial street; and
a 20-foot wide street buffer is required along N. McCrosson Avenue, a collector street.
Landscaping shall be installed in accord with the standards listed in UDC 11-3B-7C.
A landscape plan was submitted for the area proposed to be platted as shown in Exhibit A.3. A
street buffer is not depicted along McDermott as required; the plan should be revised
accordingly. Street buffers are proposed along McMillan and McCrosson in accord with UDC
standards and also along future SH-16 (Lot 11C, Block 1). A 35-foot wide common lot (Lot 11C,
Block 1) is also proposed between N. Sleeping Deer Avenue and the lot where the existing home
is proposed to remain which will serve as the street buffer along SH-16 when it is extended in the
Copperbrook Sub – AZ, PP H-2015-0029 PAGE 9
future. A 6-foot tall vinyl fence is proposed between this lot and the lot where the existing
home is located; staff recommends this fence is not constructed as it will eventually be on
the front side of the street buffer rather than the back as required by the UDC and will
need to be relocated or removed. Agreed
Landscaping within the common areas is required in accord with the standards listed in UDC 11-
3G-3E. The landscape plan appears to comply with all of the aforementioned standards.
Tree Mitigation: Mitigation is required for all existing trees 4-inch caliper or greater that are
removed from the site with equal replacement of the total calipers lost on site up to an amount of
100% replacement, in accord with UDC 11-3B-10C.5. The landscape plan states that no existing
trees are proposed to be removed.
Parkways: Parkways are not proposed within this development.
Open Space: A minimum of 10% qualified open space is required to be provided for this
development in accord with UDC 11-3G-3A.1. Based on the area of the preliminary plat
(51.45 acres), a minimum of 5.15 acres of qualified open space is required to be provided as
set forth in UDC 11-3A-3B. It appears some of the open space does not count toward
qualified open space per the standards listed in UDC 11-3G-3; prior to the Council
meeting, the applicant should submit detailed calculations and/or a revised plan that
demonstrates compliance with this requirement. In order for the stormwater drainage
swale shown on Lot 83C, Block 1 to count toward qualified open space it must be constructed
in accord with the standards listed in UDC 11-3B-11C. The intent is to meet/exceed the
minimum open space. We will work with staff to ensure this condition is met.
Site Amenities: All developments consisting of five acres of more are required to provide a
minimum of one site amenity; one additional site amenity is required for each additional 20 acres
per UDC 11-3G-3A.2, in accord with the standards listed in UDC 11-3G-3C.
Based on the area of the preliminary plat (51.45 acres), a minimum of two qualified site amenities
are required. The applicant proposes to provide a sand volleyball court in the storm drainage lot at
the southwest corner of the site (Lot 83C, Block 1) and a large common area for an open sports
play field (Lot 23C, block 1).
Staff recommends if a volleyball court is provided that it is relocated more centrally within
the development and not within a drainage area. The large common area counts toward
qualified open space but does not qualify as a site amenity. The segment of the multi-use
pathway system that staff recommends is provided with this development does count as a
qualified amenity. Staff recommends a minimum of one (1) other qualified site amenity is
provided. Understood – we are proposing a picnic area in the large common area.
Pathways: The Pathways Master Plan depicts a regional pathway running along the north side of
the Five Mile Creek along the south boundary, extending north through this site to McMillan
Road, continuing to the east across McDermott Road and the future SH-16.
Sidewalks: Sidewalks are required along all public streets as set forth in UDC 11-3A-17. Five-
foot wide detached sidewalks are required along N. McCrosson Avenue, N. McDermott Road and
W. McMillan Road, collector and arterial streets; and 5-foot wide attached sidewalks are
proposed along local streets within the development in accord with UDC standards.
Utilities: 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.
Copperbrook Sub – AZ, PP H-2015-0029 PAGE 10
The sewer system for the proposed development will connect to an existing sewer manhole in
McDermott Road and will require a 20-foot utility easement through Lot 12, Block 1.
A 12-inch water main is proposed to be extended from The Oaks Subdivision on McMillan Road
to service this site. A connection to the water main in W. Torana Ct. to the required water main in
McDermott Road will also be required. Main lines will be provided through the subdivision to the
west end of the property for future expansion.
Street lighting is required to be installed within the development in accord with the City’s
adopted standards, specifications and ordinances.
Pressurized Irrigation (PI): An underground PI system is required to be provided to each lot in
the subdivision as proposed in accord with UDC 11-3A-15. Irrigation water will be provided by
Settler’s Irrigation District from an existing irrigation lateral at the north boundary of the
property. Individual lot service will be provided by a pump station in Lot 23C, Block 1. Overflow
will discharge into the Nampa Meridian Irrigation District’s (NMID) Five Mile Drain at the
southern boundary of the site. The applicant states they are applying for an irrigation water right
for the secondary connection. Settler’s provides water, while NMID controls the Five Mile Drain.
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.
Storm water is proposed to be routed through curb and gutter to disposal facilities onsite. Historic
storm runoff will be discharged to the Five Mile Drain. Excess storm runoff will be contained
onsite by retention facilities and seepage beds confined within the common lots.
Waterways: The UDC (11-3A-6) requires all irrigation ditches, laterals, canals and drains to be
piped unless left open as a water amenity (as defined in UDC 11-1A-1) or linear open space.
There are some irrigation ditches that cross this site that are required to be piped. The Five Mile
Creek, a natural waterway, runs off-site along the southern boundary of this site. The creek
should be protected during development of the site.
Floodplain: A portion of this property along the south boundary lies within the Meridian
Floodplain Overlay District. Prior to any development occurring in the Overlay District, a
floodplain permit application, including hydraulic and hydrologic analysis is required to be
completed and submitted to the City and approved by the Floodplain Administrator per
MCC 10-6. Agreed
The applicant states that a draft report was completed by Karl Gebhardt that determines that the
floodplain is contained within the Five Mile drain and does not affect this property. A copy of the
study needs to be submitted to the City, including development plans which illustrate that
there is no development in the overlay district (floodplain + 10’), as the current effective
FEMA map illustrates the unstudied area is larger than Mr. Gebhardt’s study. Agreed
Building Elevations: The applicant has submitted elevations for 5 different styles of homes
within the development as shown in Exhibit A.4. Building materials consist of horizontal lap
siding with shake accents in the gables with optional masonry accents on the front elevation.
Because the rear or side of homes on lots that face N. McCrosson Avenue, W. McMillan
Road and future SH-16, collector streets and a state highway, will be highly visible, staff
recommends the rear or sides of structures on these lots incorporate articulation through
changes in materials, color, modulation, and architectural elements (horizontal and
vertical) to break up monotonous wall planes and roof lines. Agreed
Copperbrook Sub – AZ, PP H-2015-0029 PAGE 11
Fencing: All fencing should comply with the standards listed in UDC 11-3A-6B and 11-3A-7.
Six foot tall vinyl privacy fencing and 5-foot tall wrought iron fencing is depicted on the
landscape plan. Staff recommends open vision fencing is installed along the entire perimeter
of the common area on Lot 23C, Block 1 to distinguish private from common area; fencing
is only shown around a portion of the area currently. We propose to have the vision
fencing left as an option for the 5’ and the 6’ (not specific to wrought iron only).
Staff feels that annexation and development of this property may be premature at this time
because of the desire to retain the existing home and outbuildings and access to McDermott
Road, the future extension of SH-16 along the frontage of this site on McDermott Road, the
inability to include the out-parcel within the development and possibly not provide a sidewalk
across the frontage of the property along McMillan, and the lack of a north/south street across
the creek for access to the properties to the south. Staff only recommends approval of this
project, if the applicant complies with the conditions in Exhibit B; otherwise, staff recommends
the application is denied. There is not a strong desire to keep the existing homesite – it really is
a part of dealing with the potential Highway 16 extension. I believe that we should be grateful
that the Developer and the Property Owner are open to leaving this space underdeveloped.
X. EXHIBITS
A. Drawings/Other
1. Vicinity/Zoning Map
2. Proposed Preliminary Plat (dated: 1/6/16) & Phasing Plan
3. Proposed Landscape Plan (dated: 1/6/16)
4. Conceptual Building Elevations & Materials
5. Conceptual Redevelopment Plan for the Evan’s Property (Out-Parcel)
B. Agency & Department Comments/Conditions
C. Legal Description & Exhibit Map for Annexation Boundary
D. Required Findings from Unified Development Code
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EXHIBIT B - AGENCY & DEPARTMENT COMMENTS/CONDITIONS
1. PLANNING DEPARTMENT
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.
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 be signed by the property owner and returned to the
City within two (2) years of the City Council granting annexation. The DA shall, at minimum,
incorporate the following provisions:
a. The site shall be developed generally consistent with the preliminary plat, landscape plan and
building elevations (design and construction materials) shown in Exhibit A.
Provide a construction bid and surety for110% of the amount of the bid to the City for half
the cost of construction of a pedestrian bridge over the Five Mile Creek prior to signature on
the final plat for the phase that contains the pathway – shown as Phase 2 on the phasing plan
in Exhibit A.2. Crossings of Canals and Drains are important for the community. The
spacing for the crossings throughout Meridian is close to ½ of a mile. Closer spacing may be
nice but the downside is additional maintenance from the Irrigation district and additional
project costs. We propose having crossings on our East and West boundaries as depicted on
the preliminary plat.
b. Construct a sidewalk along W. McMillan Road off-site along the frontage of the Evans
property (Parcel No. S0432110050) with approval from the property owner. It would be
preferable for the developer to obtain this property and include it in the development. We
have attempted to get in touch with the Owner and have had no luck. The Developer prefers
to have the sidewalk continuous as well.
Construct a 10-foot wide multi-use pathway off-site along the north side of the Five Mile
Creek from the west boundary of the site to the future SH-16 street buffer on Lot 11C, Block 1
and extend the pathway north within the street buffer to W. McMillan Road and east to the
McMillan/McDermott intersection. We are proposing to meet this condition by constructing
the Greenbelt along McMillan. See attached Exhibit“C” from the Jay Gibbons.
c. The access driveways via N. McDermott Road for the existing home shall be removed and
access provided internally within the subdivision, unless approval is obtained from ACHD
and a waiver to UDC 11-3A-3 is approved by City Council for the existing accesses to
remain. We only ask to keep these drives until this particular phase of construction takes
place.
d. The existing home on Lot 12, Block 1 is required to hook up to City water & sewer service
within 60 days of services becoming available per MCC 9-1-4.
As the developer is not proposing to provide a north/south street at the quarter mile as
planned in the Idaho Transportation Department’s SH-16 corridor study for access to
the properties south of the Five Mile Creek upon the extension of SH-16, the developer
shall obtain approval of an alternative access plan from ITD prior to Council action on
the proposed preliminary plat. See attached Exhibit “B” – email from ITD. Also, note in
the ACHD staff report that ACHD is against a second crossing and only desires one as
shown on the preliminary plat. We ask to not have this condition as the question has been
previously answered.
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e. A portion of this property along the south boundary lies within the Meridian Floodplain
Overlay District. Prior to any development occurring in the Overlay District, a floodplain
permit application, including hydraulic and hydrologic analysis is required to be completed
and submitted to the City and approved by the Floodplain Administrator per MCC 10-6. A
draft report was completed by Karl Gebhardt that determines that the floodplain is contained
within the Five Mile drain and does not affect this property. A copy of the study needs to be
submitted to the City, including development plans which illustrate that there is no
development in the overlay district (floodplain + 10’), as the current effective FEMA map
illustrates the unstudied area is larger than Mr. Gebhardt’s study. OK
f. The rear or sides of structures on lots facing N. McCrosson Avenue, W. McMillan Road and
future SH-16 incorporate articulation through changes in materials, color, modulation, and
architectural elements (horizontal and vertical) to break up monotonous wall planes and roof
lines. OK
g. A three hundred foot (300’) wide right-of-way strip (Lot 12, Block 1) shall remain open
across the frontage of this site on N. McDermott Road measured from the east property line
of the subdivision (west right-of-way boundary of N. McDermott Road) for future right-of-
way for the extension of SH-16. Note to modify this by stating the 300’ will be a combination
of the landscape buffers plus the roadway right of way.
1.1.2 The preliminary plat included in Exhibit A.2, dated 1/6/16, is approved with the following
changes:
a. Provide a minimum of 10% (5.15 acres) of qualified open space within the development in
accord with the requirements listed in UDC 11-3G-3B; include a calculations table
demonstrating compliance. OK
b. Provide a 35-foot wide street buffer along N. McDermott Road, an entryway corridor, as set
forth in UDC Table 11-2A-6. OK
c. A minimum 5-foot wide landscaped common lot or a significant geographical feature is
required for all properties that abut a common driveway but aren’t taking access via the
common driveway, per UDC 11-6C-3D.5. OK
d. Modify plat note #4 to remove, “. . . except Lot 12 Block 1.” OK
e. Delete plat note #6 that states the existing home is allowed to remain on well and septic. OK
f. Modify plat note #7 as follows, “Lots 20, & 21 & 22, 6766 & 67, 77 & 78, Block 1 and Lots
21-23, 30-32, & 37-39, Block 4 shall have a 20 foot wide shared drive easement as shown
for the purposes of ingress/egress.” OK
g. Lot 64, Block 1 needs to be revised to comply with the minimum street frontage of 50 feet.
OK
h. Depict the square footages of the lots within Block 7. OK
i. Provide internal local street access to Lot 12, Block 1 in accord with UDC 11-3A-3A. OK
j. Include a note stating that Lot 12, Block 1 is reserved for future right-of-way for the
extension of SH-16. The width of Lot 12, Block 1 shall be 300 feet measured from the east
property line of the subdivision (west right-of-way boundary of N. McDermott Road).
k. Staff recommends a note is added to the plat that Lot 6C, Block 1 is non-buildable until such
time as the Evan’s property (Parcel #S0432110050) redevelops at which time it may be
included with that property and developed with residential lots. It shall not be a common lot
or be counted toward the qualified open space and must be landscaped in the interim of it
redeveloping. OK
l. The face of Block 1 along the south side of W. Torana Drive exceeds the maximum block
length allowed of 750 feet. The plan shall be revised to comply with the block length
requirements listed in UDC 11-6C-3F, unless Council approves the block length of 1,000+/-
feet as proposed. Respectively ask for block length approval greater than 750 as the drain
ditch abuts this property.
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1.1.3 The landscape plan included in Exhibit A.3, dated 1/6/16, shall be revised as follows:
a. Provide a minimum of 10% (5.15 acres) of qualified open space within the development
in accord with the requirements listed in UDC 11-3G-3B; submit a revised plan at least
10 days prior to the City Council meeting that demonstrates compliance with the
minimum requirements. OK
b. Depict a 10-foot wide multi-use pathway off-site along the north side of the Five Mile Creek
from the west boundary of the site to Lot 11C, Block 1 and then extending north through Lot
11C, Block 1 to McMillan Road and then east to the McMillan/McDermott intersection in
accord with the standards listed in UDC 11-3A-8 and the Pathways Master Plan. Landscaping
is required in accord with the standards listed in UDC 11-3B-12C. We are proposing to meet
this condition by constructing the Greenbelt along McMillan. See attached Exhibit“D” from
the Jay Gibbons.
c. The Five Mile Creek along the south boundary of the site is labeled incorrectly as the Nine
Mile Creek; revise accordingly. OK
d. Include the entire boundary of the plat on the plan (i.e. Lot 12, Block 1 and N. McDermott
Road). OK
e. Provide a 35-foot wide street buffer along N. McDermott Road, landscaped in accord with
the standards listed in UDC 11-3B-7C. OK
f. A minimum 5-foot wide landscaped common lot or a significant geographical feature is
required for all properties that abut a common driveway but aren’t taking access via the
common driveway, per UDC 11-6C-3D.5. OK
g. Provide a minimum of two (2) qualified site amenities within the development, one of which
being a segment of the City’s regional pathway system, in accord with UDC 11-3G-3.
h. Provide 5-foot tall wrought iron fencing around the entire common area on Lot 23C, Block 1
to distinguish common from private areas. Propose open vision fencing for the 5 foot fence –
not specific to Wrought iron.
i. Remove the fence shown on the common lot line between Lots 11C and 12, Block 1. OK
1.1.4 Prior to signature on the first final plat for the second phase of development (as shown on the phasing
plan in Exhibit A.2) by the City Engineer, the applicant shall submit a public access easement from
NMID to Jay Gibbons, Park’s Department, for the multi-use pathway along the north side of the Five
Mile Creek for approval by City Council and subsequent recordation. There are no assurances that
an easement or license agreement is attainable from NMID. Further we are proposing to locate
the greenbelt along McMillan.
1.1.5 An emergency access shall be provided for any development over 30 building lots in accord with
Fire Department condition #4.12 below. The first final plat shall not exceed 30 building lots
without an emergency access. OK
1.1.6 Sidewalks are required along all public streets as set forth in UDC 11-3A-17. Five-foot wide
detached sidewalks are required along W. McMillan Road, an arterial street; and N. McCrosson
Avenue and N. McDermott Road, both collector streets. Five foot wide attached or detached
sidewalks are required along local streets within the development. OK
1.1.7 Any existing structures that are not contained within a lot or that do not comply with the setback
requirements of the R-8 zoning district per UDC Table 11-2A-6, shall be removed prior to City
Engineer signature on the final plat. An exhibit shall be submitted with the final plat
application demonstrating compliance with setback requirements for any existing
structures that are proposed to remain. OK
1.1.8 All common driveways shall comply with the standards listed in UDC 11-6C-3D. A perpetual
ingress/egress easement is required to be filed with the Ada County Recorder, which shall include
a requirement for maintenance of a paved surface capable of supporting fire vehicles and
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equipment. A recorded copy of said easement shall be submitted to the Planning Division of the
Community Development Department prior to signature of the final plat by the City Engineer.
OK
1.1.9 The setbacks, building envelope, and orientation of the lots and structures on lots accessed by a
common driveway are required to be shown on the preliminary plat and/or as an exhibit with the
final plat application in accord with UDC 11-6C-3D. OK
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. OK
1.2.2 Comply with all provisions of 11-3A-3 with regard to access to streets. OK
1.2.3 Construct on-street bikeways on all collector streets as set forth in UDC 11-3A-5. OK
1.2.4 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set
forth in UDC 11-3A-6. OK
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. OK
1.2.6 Comply with the sidewalk standards as set forth in UDC 11-3A-17. OK
1.2.7 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J. OK
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. OK
1.2.9 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B-
7C. OK
1.2.10 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-
11C. OK
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. OK
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. OK
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. OK
1.2.14 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle.
OK
1.2.15 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. OK
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. OK
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. OK
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1.3.3 The project is subject to all current City of Meridian ordinances and previous conditions of
approval associated with this site. OK
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. OK
1.3.5 The applicant shall have an ongoing obligation to maintain all pathways. OK
1.3.6 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 11-3A-11. OK
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. OK
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. OK
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. OK
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. OK
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). OK
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. OK
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. OK
2. PUBLIC WORKS DEPARTMENT
2.1 SITE SPECIFIC CONDITIONS OF APPROVAL
2.1.1 Applicant shall be required to extend the existing water main in McMillan Road, which is
currently 1/2 mile east of proposed development. Applicant shall also be required to install 12-
inch water main improvements along the McDermott and McMillan frontages of the
development. Connect the water main in W. Torana Dr to the water main in W. Torana Ct.
through the common open space. Connect the water main in W. Torana Ct. to the required water
main in McDermott Road. Provide a 20-foot wide water main easement through the required
common area pathway between W. Torana Drive and Fivemile Creek to allow for possible future
connection across Fivemile Creek. The water main along the west boundary in N. McCrosson
Avenue needs to be 12-inch diameter from McMillan to southern boundary. OK
2.1.2 Applicant shall be required to pay the Oaks Lift Station and Pressure Sewer Reimbursement Fees
in the amount of $265.25 per building lot. The aggregate amount of the reimbursement fees for
the entire preliminary plat must be paid with the first final plat application. OK
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2.1.3 Applicant shall be required to fund 125% of the upgrade cost for the Oaks Lift Station, currently
estimated at $250,250.00, unless said cost has been previously paid. Payment of the $312,812.50
($250,250.00 x 1.25 = $312,812.50) upgrade cost is required with the first final plat application.
Applicant may be eligible for partial reimbursement under the provisions of MCC 8-6-5. OK
2.1.4 Applicant shall connect the existing home located on Lot 12, Block 1 to sanitary sewer and water
services from the City of Meridian. All costs associated with the connection of these utilities
shall be borne by the applicant. OK
2.1.5 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 OK
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. OK
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. OK
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. OK
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. OK
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. OK
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. OK
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
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purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190. At time of development
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. OK
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. OK
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. OK
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. OK
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. OK
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. OK
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. OK
2.2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. OK
2.2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H. OK
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. OK
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. OK
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. OK
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. OK
2.2.21 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. OK
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2.2.22 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. OK
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 location 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: OK
a. Fire hydrants shall have the 4 ½” outlet face the main street or parking lot drive aisle. OK
b. Fire hydrants shall not face a street which does not have addresses on it. OK
c. Fire hydrant markers shall be provided per Public Works specifications. OK
d. Fire Hydrants shall be placed on corners when spacing permits. OK
e. Fire hydrants shall not have any vertical obstructions to outlets within 10’. OK
f. Fire hydrants shall be placed 18” above finished grade to the center of the 4 ½” outlets. OK
g. Fire hydrants shall be provided to meet the requirements of IFC Section 509.5. OK
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project. OK
4.4 In accordance with International Fire Code Section 503.2.5 and Appendix D, any roadway greater
than 150 feet in length that is not provided with an outlet shall be required to have an approved
turn around. Phasing of the project may require a temporary approved turn around on streets
greater than 150' in length with no outlet. OK
4.5 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. OK
4.6 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. OK
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4.7 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. OK
4.8 Provide signage (“No Parking Fire Lane”) for all fire lanes in accordance with International Fire
Code Sections 503.4 & D103.6. OK
4.9 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth
in International Fire Code Section 304.1.2. OK
4.10 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. OK
4.11 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.
OK
4.12 To increase emergency access to the site a minimum of two points of access will be required for
any portion of the project which serves more than 30 homes, as set forth in International Fire
Code Section D107.1. The two entrances should be separated by no less than ½ the diagonal
measurement of the full development as set forth in International Fire Code Section D104.3.
OK
4.13 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. OK
4.14 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) OK
4.15 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.
OK
5. REPUBLIC SERVICES
5.1 The trash carts on common driveways shall be moved to the street for service.
6. PARKS DEPARTMENT
6.1 The Meridian Pathway Network Plan requires a multi-use pathway on the north side of
the Five Mile Creek. The Developer shall construct a 10-foot wide multi-use pathway in
accord with this requirement; coordinate with Jay Gibbons, Parks & Pathways Project
Manager. The pathway shall connect from the east end of the required pathway to the
intersection of McDermott and McMillan. This connection should be adjacent to the current
McDermott Road configuration and shall be 10 feet wide. We are proposing to meet this
condition by constructing the Greenbelt along McMillan. See attached Exhibit “C” from the
Jay Gibbons.
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7. ADA COUNTY HIGHWAY DISTRICT
The ACHD report has not yet been received by the City.