Granton Square Subdivision 2 - PFP H-2016-0034CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). H-2016-0034 - 1 -
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND DECISION & ORDER
In the Matter of the Request for a Combined Preliminary and Final Plat Consisting of Two (2)
Building Lots and One (1) Common Lot on 0.28 of an Acre of Land in the R-8 Zoning District for
Granton Square Subdivision No. 2, by Granton Square Properties, LLC.
Case No(s). H-2016-0034
For the City Council Hearing Date of: May 24, 2016 (Findings on June 7, 2016)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of May 24, 2016, incorporated by
reference)
2. Process Facts (see attached Staff Report for the hearing date of May 24, 2016, incorporated by
reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of May 24, 2016,
incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of May 24, 2016, incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the “Local Land Use
Planning Act of 1975,” codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code codified at
Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by
ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of
Meridian, which was adopted April 19, 2011, Resolution No. 11-784 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A.
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which shall be
signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the
Community Development Department, the Public Works Department and any affected party
requesting notice.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). H-2016-0034 - 2 -
7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of May 24, 2016, incorporated by reference. The conditions are concluded to be
reasonable and the applicant shall meet such requirements as a condition of approval of the
application.
C. Decision and Order
Pursuant to the City Council’s authority as provided in Meridian City Code § 11-5A and based upon
the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that:
1. The applicant’s request for a combined preliminary and final plat is hereby approved per the
conditions of approval in the Staff Report for the hearing date of May 24, 2016, attached as
Exhibit A.
D. Notice of Applicable Time Limits
Notice of Preliminary Plat Duration
Please take notice that approval of a preliminary plat, combined preliminary and final plat, or
short plat shall become null and void if the applicant fails to obtain the city engineer’s signature
on the final plat within two (2) years of the approval of the preliminary plat or the combined
preliminary and final plat or short plat (UDC 11-6B-7A).
In the event that the development of the preliminary plat is made in successive phases in an
orderly and reasonable manner, and conforms substantially to the approved preliminary plat,
such segments, if submitted within successive intervals of two (2) years, may be considered for
final approval without resubmission for preliminary plat approval (UDC 11-6B-7B).
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-6B-7.A, the Director may authorize a single extension of time to obtain the City
Engineer’s signature on the final plat not to exceed two (2) years. Additional time extensions up
to two (2) years as determined and approved by the City Council may be granted. With all
extensions, the Director or City Council may require the preliminary plat, combined
preliminary and final plat or short plat to comply with the current provisions of Meridian City
Code Title 11. If the above timetable is not met and the applicant does not receive a time
extension, the property shall be required to go through the platting procedure again (UDC 11-
6B-7C).
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, denial of a development
application entitles the Owner to request a regulatory taking analysis. Such request must be in
writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the
final decision concerning the matter at issue. A request for a regulatory takings analysis will
toll the time period within which a Petition for Judicial Review may be filed.
2. Please take notice that this is a final action of the governing body of the City of Meridian.
When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person
who has an interest in real property which may be adversely affected by the final action of the
governing board may within twenty-eight (28) days after the date of this decision and order
seek a judicial review as provided by Chapter 52, Title 67, Idaho Code.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). H-2016-0034 - 3 -
F. Attached: Staff Report for the hearing date of May 24, 2016
By action of the City Council at its regular meeting held on the day of JtkV1-e-
2016.
COUNCIL PRESIDENT KEITH BIRD VOTED eS
COUNCIL VICE PRESIDENT JOE BORTON VOTED abSt-v% V► -
COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED �2S
COUNCIL MEMBER TY PALMER VOTED 'lts
COUNCIL MEMBER LUKE CAVENER VOTED ��S
COUNCIL MEMBER GENESIS MILAM VOTED Ark
MAYOR TAMMY de WEERD VOTED
(TIE BREAKER)
Mayor
Attest:
O4A1E° AUGUSrI
01+ lq
oma,
�G
City of
IIA
E ID„
Jacy Jones
s� SEAL
City Clerk
`,.
reg -r IL
Copy served upon Applicant, Community Development Department, Public Works Department and City
Attorney.
By:f k4c���
Dated:
City Clerl s OffIC6 `—
CI"fY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). H-2016-0034 - 4 -
EXHIBIT A
Granton Square Subdivision 2 – PFP H-2016-0034 PAGE 1
STAFF REPORT
HEARING DATE: May 24, 2016
TO: Mayor & City Council
FROM: Sonya Watters, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Granton Square Subdivision No. 2 – PFP (H-2016-0034)
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, Granton Square Properties, LLC, has submitted an application for a combined
preliminary and final plat (PFP) consisting of 2 building lots and 1 common lot on 0.28 of an acre of
land in the R-8 zoning district for Granton Square Subdivision No. 2.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed PFP application based on the Findings of Fact and
Conclusions of Law in Exhibit C of this report.
The Meridian Planning & Zoning Commission heard this item on April 21, 2016. At the public
hearing, the Commission moved to recommend approval of the subject PFP request.
a. Summary of Commission Public Hearing:
i. In favor: Kirsti Grabo
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: Kirsti Grabo, Applicant’s Representative (in agreement with staff
report)
v. Staff presenting application: Bill Parsons
vi. Other staff commenting on application: None
b. Key issue(s) of Public Testimony:
i. None
c. Key Issues of Discussion by Commission:
i. None
d. Commission Change(s) to Staff Recommendation:
i. None
e. Outstanding Issue(s) for City Council:
i. None
The Meridian City Council heard these items on May 24, 2016. At the public hearing, the
Council approved the subject PFP request.
a. Summary of City Council Public Hearing:
i. In favor: Kirsti Grabo
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: Kirsti Grabo, Applicant’s Representative (in agreement with staff
report)
v. Staff presenting application: Sonya Watters
EXHIBIT A
Granton Square Subdivision 2 – PFP H-2016-0034 PAGE 2
vi. Other staff commenting on application: None
b. Key issue(s) of Public Testimony:
i. None
c. Key Issues of Discussion by Council:
i. None
d. Key Council Changes to Staff/Commission Recommendation
i. None
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2016-
0034, as presented in the staff report for the hearing date of May 24, 2016, with the following
modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number H-2016-0034,
as presented during the hearing on May 24, 2016, for the following reasons: (You should state
specific reasons for denial.)
Continuance
I move to continue File Number H-2016-0034 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 1714 E. Challis Street, in the NW ¼ of Section 5, Township 3 North, Range
1 East. (Parcel No. R3240650300)
B. Applicant:
Granton Square Properties, LLC
7740 E. Pinnacle Peak Rd., Ste. 142
Scottsdale, AZ 85255
C. Owner:
Same as Applicant
D. Representative:
Kirsti Grabo, KM Engineering, LLP
9233 W. State St.
Boise, ID 83714
E. Applicant's Statement/Justification: Please see applicant’s narrative for this information.
V. PROCESS FACTS
A. The subject application is for a combined preliminary and final plat. A public hearing is required
before the Planning & Zoning Commission and City Council, consistent with Meridian City Code
Title 11, Chapter 5.
B. Newspaper notifications published on: April 4 and 18, 2016 (Commission); May 2 and 16, 2016
(City Council)
C. Radius notices mailed to properties within 300 feet on: March 31, 2016 (Commission); April 28,
EXHIBIT A
Granton Square Subdivision 2 – PFP H-2016-0034 PAGE 3
2016 (City Council)
D. Applicant posted notice on site(s) on: April 7, 2016 (Commission); May 4, 2016 (City Council)
VI. LAND USE
A. Existing Land Use(s): This site consists of vacant undeveloped land, zoned R-8. A home
previously existing on the site but has been removed.
B. Character of Surrounding Area and Adjacent Land Use and Zoning: The land surrounding this
site is currently being developed with single-family detached homes in the R-8 zoning district.
C. History of Previous Actions:
• In 2014, this property was included in the annexation and zoning (AZ-14-015) and
preliminary plat (PP-14-019) for Granton Square. A development agreement was required as a
provision of annexation, recorded as Instrument #2015-028397.
• In 2015, a final plat (FP-15-014) was approved which included the subject property as Lot 6,
Block 2, Granton Square Subdivision.
D. Utilities:
1. Location of sewer: The city currently owns and maintains sanitary sewer mains directly
adjacent to the proposed development.
2. Location of water: The city currently owns and maintains water mains directly adjacent to
the proposed development.
3. Issues or concerns: The applicant shall be responsible for the installation of additional water
and sewer services to the project.
E. Physical Features:
1. Canals/Ditches Irrigation: There are not any open waterways on this site.
2. Hazards: Staff is not aware of any hazards that exist on this site.
3. Flood Plain: This site does not lie within the floodplain overlay district.
VII. COMPREHENSIVE PLAN
This property is designated Medium Density Residential (MDR) on the Comprehensive Plan Future
Land Use Map (FLUM). The MDR designation allows smaller lots for residential purposes within
City limits. Uses may include single-family homes at densities of 3 to 8 dwelling units (d.u.) per acre.
The applicant proposes to develop two (2) single-family detached homes on this site. The gross
density of the proposed plat is 7.14 d.u. per acre with a net density of 7.69 d.u. per acre, which is
within the density desired in MDR designated areas.
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)
EXHIBIT A
Granton Square Subdivision 2 – PFP H-2016-0034 PAGE 4
The proposed medium density residential development will contribute to the variety of
housing types available within the City. Staff is unaware if the proposed dwelling units will
be owner occupied or rental units.
• “Require that development projects have planned for the provision of all public services.”
(6.02.01B)
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian currently provides police and fire protection services
to the subject property.
• “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 sewer and water services are available to be extended to the subject property with
development of the site.
• “Protect existing residential properties from incompatible land use development on adjacent
parcels.” (3.06.01F)
The proposed single-family residential development should be compatible with the
surrounding residential development that’s currently under development.
• “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 single-family dwellings will contribute to the variety of
residential housing options; staff is unaware how “affordable” they will be.
• “Provide housing options close to employment and shopping centers.” (3.07.02D)
This site is located within a mile of employment and shopping centers along Eagle Road/SH-
55.
For the above reasons, staff believes the proposed development is consistent with the policies and
goals of the Comprehensive Plan and will be an integral part of the MU-R designated area.
VIII. UNIFIED DEVELOPMENT CODE
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.
Connection to the City of Meridian water and sewer systems is a requirement for all residential
districts. Residential districts are distinguished by the allowable density of dwelling units per acre
and corresponding housing types that can be accommodated within the density range.
B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-2 lists the permitted,
accessory, conditional, and prohibited uses in the R-8 zoning district. Single-family homes are
listed as a principal permitted use in the R-8 zoning district.
C. Dimensional Standards: The dimensional standards listed in UDC Table 11-2A-6 for the R-8
zoning district apply to development of this site.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
PRELIMINARY /F INAL PLAT (PFP): A combined preliminary and final plat is proposed consisting
of 2 building lots and 1 common lot on 0.28 of an acre of land in the R-8 zoning district for
EXHIBIT A
Granton Square Subdivision 2 – PFP H-2016-0034 PAGE 5
Granton Square Subdivision No. 2 (see Exhibit A). The proposed subdivision is a re-subdivision
of Lot 6, Block 2, Granton Square Subdivision.
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 zoning district and found the plat
in compliance with those standards. Future construction on these lots shall also be consistent with
those standards.
Access: Access to streets should comply with the standards listed in UDC 11-3A-3. Access to the
proposed lots is via existing local streets in compliance with the aforementioned standards.
Traffic Impact Study (TIS): ACHD did not require a TIS for this development.
Landscaping: Street buffer landscaping is not required to be provided for this subdivision as
only local streets abut this site; local streets do not require street buffers per UDC Table 11-2A-6.
However, an 8-foot wide common open space lot is proposed on Lot 12; therefore, staff
recommends landscaping is installed in accord with UDC 11-3B-7C consistent with the common
area to the west along E. Challis Street.
Open Space & Site Amenities: Because this site is below 5 acres in size, common open space
and site amenities are not required as set forth in UDC 11-3G-2.
Multi-Use Pathway: The City’s Pathways Master Plan does not depict a pathway on this site.
Fencing: Fencing is not proposed with this application. Any new fencing should comply with the
standards listed in UDC 11-3A-7.
Sidewalks: Sidewalks are required to be provided with development (if not existing) along local
streets in accord with the standards listed in UDC 11-3A-17.
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.
Pressurized Irrigation: An underground pressurized irrigation system is required to be provided
for the development in accord with UDC 11-3A-15 as proposed.
Storm Drainage: An adequate storm drainage system is required in all developments in accord
with the City’s adopted standards, specifications, and ordinances, per UDC 11-3A-18.
Building Elevations: Building elevations were not submitted with this application. Future homes
constructed within this subdivision are required to comply with the elevations submitted with the
annexation application included in the development agreement.
Staff recommends approval of the subject application with the conditions listed in Exhibit B per
the Findings in Exhibit C.
X. EXHIBITS
A. Drawings
1. Vicinity/Zoning Map
2. Preliminary Plat (dated: 3/10/16)
3. Final Plat (dated: 3/11/16)
B. Agency Comments/Conditions of Approval
1. Planning Division
2. Public Works Department
EXHIBIT A
Granton Square Subdivision 2 – PFP H-2016-0034 PAGE 6
3. Fire Department
4. Police Department
5. Sanitary Service Company
6. Ada County Highway District
7. Parks Department
C. Required Findings from Unified Development Code
EXHIBIT A
Granton Square Subdivision 2 – PFP H-2016-0034 PAGE 7
Exhibit A.1: Vicinity/Zoning Map
1702 1770 1748 1882
2725
1747
2689
2649
1853
2667
1875
1833
1932
1855
1874 1852 1830
1838 1918
1813
1936
1763
1772
1701
1703
1902
1657 1635
1632
1640
2499
1662 1624 1722
1833
1909
1911
1883 1837
1864
2453
1924
1942
1961
1856
1620 1686
1643
1948
1703
1874
1725
1918
1769
1817
1815
1812
1726
1834 1856
1904
2701
2692
2625
1749 1687
1901
1663 1726 1748
1878
1474
1913
1382 1356
2710
2919
1812 1860
1944
1795 1861
1477
2371
1840 1918
1361
1842
2447
1655
1815
1822
1923
1843 1835 1911 1869
1397 1383
1664
2765
1925
1814
1903
1621
1922
1665 1687
2783
1837
1877
1797
1899
1727
1671
1798
1800 1836 1856 1642
1859
1900
2747
1813 1831
1478
1881
1416
1918 1896
2734
1700
1935
1915
1859 1837
17
0
5
17
3
7
2650
2651
1668
2716
17
2
3
1629
1700 1784
1686
1826
1716
1895
1812
2475
1773
2552
2438
1866
1859
1818
1741
1738 1754 1796
1893
1900
1500
1545
1455 1405
1650 1682
3027
1794 1704 1918 1756
1673
2355
1741 1819
2412
1689
1648
2464
1676 1736
1699
2520
1935
2488
1898
1892
1935
2421
2479
2505
1496
2678
1848
2656
2368
17
2
1
1763
17
0
7
1579
1527
1429 1491 1473
3032
1482
3010
1438
3049
1408
1493 1459 1431 1409 1337
1482
1458
1434 1396 1334
2448
2434
1553 1519
1450 1432 1540 1516
2583
2548
2598
1421
1481
2716
16
5
7
1 6 7 3
2701
1641
2672
1 6 2 5
1 6 1 7
2694
2704
2634
2673
1 6 3 3
2628
1 6 8 9
1 7 5 1
1714
2462
2406
2770
2740
1381
1534
2978
3009
3030
1509
2474
2492
2510
2449
3018
2502
1524
2616
2628
2593
1457
1469
1473
1445
1483 2777 1482
1434
2599
2668
2591
2760
1394
2490
2420
1479 1455
1407
2476
2489
1482 2458
2519
2611
2575
2448
2418
1537 1501
2738
2523
2781
2507
2509
2625
2631
2615
2520
2480
1433
1508
2594
2630
1405
1474
2652
2694 2695
1433
2746 2793
2676
2717
2663
2524
2485
2463
2578
2526
2592
2610
2759
3090
2530
L-O
RUT
R-8
N L o c u s t G r o v e R d
E Meadowgrass St
N C h a n t i l l y
A v e
E Kamay Dr
N
V
a
l
m
e
t
P
l
E Chemise St
E Ch
E Lochmeadow Ct
E Cougar Creek Dr
E Challis St
E C h i m e
N
S e q u o i a
A v e
E Lochmeadow St
N
C
h
i
a
n t i
W a y
E Tourmaline St
E Kamay Ct
N
V a l m e t
A v e
N A r c h e r y
W a y
E Glenloch St
N S h o v e l e r
W
a y
N
L
o
c
h
n
e
s
s
W
a
y
N
L o c h n e s s
A v e
N S u m m e r b r o o k
A v e
N
B
i
g
R
o
c
k
P
l
E Sage Hen Ct
EXHIBIT A
Granton Square Subdivision 2 – PFP H-2016-0034 PAGE 8
Exhibit A.2: Preliminary Plat (dated: 3/10/16)
EXHIBIT A
Granton Square Subdivision 2 – PFP H-2016-0034 PAGE 9
Exhibit A.3: Final Plat (dated: 3/11/16)
EXHIBIT A
Granton Square Subdivision 2 – PFP H-2016-0034 PAGE 10
B. Agency Comments/Conditions
1. PLANNING DEPARTMENT
1.1 Site Specific Conditions of Approval
1.1.1 Development of the site shall substantially comply with the preliminary and final plat included in
Exhibit A, the conditions in this report and all previous conditions of approval and development
agreement provisions.
1.1.2 The final plat included in Exhibit A.3, dated 3/11/16, shall be revised as follows:
a. Note #5: “Lot 12, Block 2 and is a common lot . . .”
b. Note #14: Include the recorded instrument number.
1.1.3 Landscaping should be installed on Lot 12, Block 2 in accord with the standards listed in UDC
11-3B-7C.
1.2 General Conditions of Approval
1.2.1 Comply with all bulk, use, and development standards of the applicable district listed in UDC
Chapter 2 District regulations.
1.2.2 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set
forth in UDC 11-3A-6.
1.2.3 Install lighting consistent with the provisions as set forth in UDC 11-3A-11.
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 11-3B-5I,
11-3B-8C, and Chapter 3 Article C.
1.2.8 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B-
7C (streets).
1.2.9 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-
11C.
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 Provide bicycle parking spaces as set forth in UDC 11-3C-6G consistent with the design
standards as set forth in UDC 11-3C-5C.
1.2.12 Comply with the outdoor service and equipment area standards as set forth in UDC 11-3A-12.
1.2.13 Construct all required landscape areas used for storm water integration consistent with the
standards as set forth in UDC 11-3B-11C.
1.2.14 Comply with the structure and site design standards, as set forth in UDC 11-3A-19 and the
guidelines set forth in the City of Meridian Architectural Standards Manual.
1.2.15 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle.
1.2.16 Low pressure sodium lighting shall be prohibited as an exterior lighting source on the site.
EXHIBIT A
Granton Square Subdivision 2 – PFP H-2016-0034 PAGE 11
1.2.17 All fencing constructed on the site shall comply with the standards as set forth in UDC 11-3A-7
and 11-3A-6B as applicable.
1.3 Ongoing Conditions of Approval
1.3.1 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a
minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the
area.
1.3.2 The project is subject to all current City of Meridian ordinances and previous conditions of
approval associated with this site.
1.4 Process Conditions of Approval
1.4.1 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.
1.4.2 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 of the approval of this combined
preliminary/final plat; or 2) gain approval of a time extension as set forth in UDC 11-6B-7.
1.4.3 The applicant shall obtain the City Engineer's signature on a final plat within two years of the
approval of this combined preliminary/final plat as set forth in UDC 11-6B-7A.
1.4.5 The applicant shall pay any applicable impact fees prior to the issuance of a building permit.
2. PUBLIC WORKS DEPARTMENT
2.1 Site Specific Conditions of Approval
2.1.1 The applicant shall be responsible for the installation of additional water and sewer services to the
subject development.
2.1.2 Street lighting currently exists, and therefore the applicant will not be required to submit a street
lighting plan with their civil construction plans.
2.2 General Conditions of Approval
2.2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to provide
service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover
from top of pipe to sub-grade is less than three feet than alternate materials shall be used in
conformance of City of Meridian Public Works Departments Standard Specifications.
2.2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water
mains to and through this development. Applicant may be eligible for a reimbursement
agreement for infrastructure enhancement per MCC 8-6-5.
2.2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of
way (include all water services and hydrants). The easement widths shall be 20-feet wide for a
single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat, but
rather dedicated outside the plat process using the City of Meridian’s standard forms. The
easement shall be graphically depicted on the plat for reference purposes. Submit an executed
easement (on the form available from Public Works), a legal description prepared by an Idaho
Licensed Professional Land Surveyor, which must include the area of the easement (marked
EXHIBIT A) and an 81/2” x 11” map with bearings and distances (marked EXHIBIT B) for
review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO
EXHIBIT A
Granton Square Subdivision 2 – PFP H-2016-0034 PAGE 12
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 9-1-28.C1). 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.
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 11-1-4B.
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.
EXHIBIT A
Granton Square Subdivision 2 – PFP H-2016-0034 PAGE 13
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 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.
2.2.22 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.
3. FIRE DEPARTMENT
3.1 The Fire Department has no comment on this application.
4. POLICE DEPARTMENT
4.1 The Police Department has no comment on this application.
5. REPUBLIC SERVICES
5.1 Republic Services has no comment on this application.
6. PARKS DEPARTMENT
6.1 The Park’s Department has no comment on this application.
7. ADA COUNTY HIGHWAY DISTRICT
This is a staff level approval of a preliminary plat for Granton Square Subdivision No. 2. On
February 11, 2015 the Ada County Highway District reviewed and approved this site as part of
MAZ14-015/MPP14-019-Granton Square Subdivision. The District had site specific
requirements related to that application. The site specific conditions of approval also apply to H-
2016-0034-Granton Square Subdivision No. 2.
The applicant will be required to pay all applicable platting and review fees prior to final
approval.
EXHIBIT A
Granton Square Subdivision 2 – PFP H-2016-0034 PAGE 14
C. Required Findings from Unified Development Code
1. PRELIMINARY PLAT :
In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the
decision-making body shall make the following findings:
a. The plat is in conformance with the Comprehensive Plan;
The City Council finds that the proposed plat is in substantial compliance with the adopted
Comprehensive Plan in regard to land use, transportation, and circulation. Please see
Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for more
information .
b. Public services are available or can be made available and are adequate to
accommodate the proposed development;
The City Council finds that public services will be provided to the subject property upon
development. (See Exhibit B of the Staff Report for more details from public service
providers.)
c. The plat is in conformance with scheduled public improvements in accord with the
City’s capital improvement program;
Because the developer has already provided City water and sewer and any other utilities to
these lots at their own cost, the City Council finds that the subdivision will not require the
expenditure of capital improvement funds.
d. There is public financial capability of supporting services for the proposed
development;
Based on comments from the public service providers (i.e., Police, Fire, ACHD, etc.), the
City Council finds there is public financial capability of supporting services for the proposed
development. (See Exhibit B for more detail.)
e. The development will not be detrimental to the public health, safety or general welfare;
and
The City Council is not aware of any health, safety, or environmental problems associated
with the platting of this property that could be detrimental to the public health, safety or
general welfare. ACHD considers road safety issues in their analysis.
f. The development preserves significant natural, scenic or historic features.
The City Council is unaware of any significant natural, scenic or historic features that
exist on this site.