PZ - Staff ReportCaven Ridge Estates East – MDA, PP H-2017-0020 PAGE 1
STAFF REPORT
HEARING DATE: May 4, 2017
TO: Planning & Zoning Commission
FROM: Sonya Allen, Associate City Planner
208-884-5533
SUBJECT: Caven Ridge Estates East – MDA, PP (H-2017-0020)
I. SUMMARY DESCRIPTION OF APPLICANTS’ REQUEST
The applicant, New Cavanaugh, LLC, has submitted an application for a modification to the development
agreement (MDA) to include a new conceptual development plan for the site; and a preliminary plat (PP)
consisting of 93 building lots and 7 common area lots on 32.59 acres of land in an R-8 zoning district. See
Section VIII, Analysis, for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed MDA and PP applications based on the Findings of Fact and
Conclusions of Law in Exhibit C of the Staff Report.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval of File Number
H-2017-0020, as presented in the staff report for the hearing date of May 4, 2017, with the following
modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial of File Number H-
2017-0020, as presented during the hearing on May 4, 2017, for the following reasons: (You should state
specific reasons for denial.)
Continuance
I move to continue File Number H-2017-0020 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 subject property is located south of E. Victory Road and east of S. Meridian Road, in the northwest
¼ of Section 30, Township 3 North, Range 1 East.
B. Applicant:
New Cavanaugh, LLC
3327 N. Eagle Road, Ste. 100
Meridian, Idaho 83646
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C. Owner:
New Cavanaugh, LLC
2289 S. Bonito Way, Ste. 100
Meridian, ID 83642
D. Representative:
Kristi Watkins, JUB Engineers, Inc.
250 S. Beechwood Ave., Ste. 201
Boise, Idaho 83709
E. Applicant's Statement/Justification: Please see applicant’s narrative for this information.
V. PROCESS FACTS
A. The subject applications are for a modification to the development agreement and a preliminary plat. A
public hearing is required before the Planning & Zoning Commission and City Council on the
preliminary plat; a public hearing is only required before the City Council on the development agreement
modification, consistent with Meridian City Code Title 11, Chapter 5.
B. Newspaper notifications published on: April 14, 2017
C. Radius notices mailed to properties within 300 feet on: April 6, 2017
D. Applicant posted notice on site by: April 21, 2017
VI. LAND USE
A. Existing Land Use(s): This property is currently being used for agricultural purposes and is zoned R-8.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
North: Single-family residential (Caven Ridge Estates & Silverwater Subdivisions), zoned R-8
South: Single-family residential (Reflection Ridge Subdivision), zoned R-8; and a storage facility, zoned
RUT in Ada County
East: Single-family residential (Reflection Ridge Subdivision), zoned R-8
West: Vacant/undeveloped property (future single-family residential), zoned R-8
C. History of Previous Actions:
In 2006, this property was annexed and zoned (AZ-06-015) as part of the larger Tanana Valley
development; a development agreement was approved as a provision of annexation recorded as
Instrument No. 106151214 and later amended (MI-07-011, Inst. #108065958). A preliminary plat
was also approved but the property was re-platted in 2007 (PP-07-015) as Cavanaugh Subdivision;
several time extensions were approved for that plat (TE-08-022; TE-10-005; TEC-11-005; TEC-13-
005).
Since the preliminary plat for this project was approved, individual parcels within the preliminary
plat area have been sold off and are now under different ownerships and are being developed
separately, rather than as a single master-planned project as envisioned. For this reason, staff
requested that the applicant submit a new preliminary plat for the remaining area south of the
Ridenbaugh Canal owned by this developer that contains its own amenities.
Property boundary adjustments were recorded in 2005 (ROS # 7140); and in 2011 (ROS #9007)
(PBA-11-009) for this property.
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D. Utilities:
a) Location of sewer: Sanitary sewer mains intended to provide service to the subject development
were installed in a previous phase of this development.
b) Location of water: The subject development falls within two separate water pressure zones, and
therefore will need to provide connections to each of those zones.
c) Issues or concerns: Applicant shall be responsible for the extension of sanitary sewer and water
mains to provide service.
E. Physical Features:
1. Canals/Ditches Irrigation: The Ridenbaugh Canal runs along the north boundary of this site.
2. Hazards: Staff is unaware of any hazards that may exist on this site.
3. Flood Plain: This property does not lie within the Floodplain Overlay District.
VII. COMPREHENSIVE PLAN ANALYSIS
The subject property is designated Medium Density Residential (MDR) on the Future Land Use Map
(FLUM) contained in the Comprehensive Plan. 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 the site with 93 single-family residential homes at a gross density of 2.82
dwelling units per acre (d.u./acre) and a net density of 4.14 d.u./acre consistent with the MDR FLUM
designation. The proposed density is slightly below the density of 3 to 8 dwelling units desired in MDR
designated areas, which will require approval from Council for a “step down” in density from MDR to
LDR (Low Density Residential) for this property.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the
proposed use (staff analysis in italics):
“Require appropriate landscaping and buffers along transportation corridor (setback, vegetation, low
walls, berms, etc.).” (3.06.02F)
A 20-foot wide street buffer is required along S. Standing Timber Way and E. Rumpel Lane, both
designated as collector streets, landscaped in accord with the standards listed in UDC 11-3B-7C
Landscape Buffers along Streets.
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.
The proposed low density residential development will provide another housing option in this portion of
the City adjacent to existing low-medium density residential uses. Staff is unaware of how “affordable”
homes in this development will be.
“Restrict private curb cuts and access points on collectors and arterial streets.” (3.06.02D)
The UDC (11-3A-3) restricts access to collector streets when access is available from a local street.
Access via local streets from the existing collector street (Standing Timber) is available for the proposed
lots; therefore direct lot access to Standing Timber is prohibited.
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“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 to be extended by the developer to the proposed lots with development in
accord with UDC 11-3A-21.
“Develop pathways to connect Meridian with Boise, Nampa, Kuna, and Eagle.” (6.01.02C)
A segment of the City’s multi-use pathway system is proposed within this site along the south side of the
Ridenbaugh Canal.
“Coordinate with irrigation districts to implement the proposed pathway network along irrigation canals,
ditches, creeks and easements.” (6.02.02C)
The applicant should coordinate with Nampa & Meridian Irrigation District for construction of the
multi-use pathway along the Ridenbaugh Canal.
“Limit canal tiling and piping of ditches, creeks, and drains where public safety issues are not of
concern.” (5.01.01D)
The Ridenbaugh Canal runs along the north boundary of this site and is proposed to remain open and
not be piped due its large capacity if Council approves a waiver to UDC 11-3A-6A.3 to allow it to
remain open. To protect public safety, the canal should be fenced off with a 6-foot tall open vision fence
having an 11-gauge 2-inch mesh or other construction equivalent in ability to deter access to the canal
as set forth in UDC 11-3A-6B.
“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)
Internal pedestrian pathways, as well as connection to an existing pathway stubbed at the south
boundary from Reflection Ridge Subdivision, are proposed within this development for interconnectivity.
“Review new development for appropriate opportunities to connect local roads and collectors to adjacent
properties (stub streets). (3.03.020)
The preliminary plat depicts extension of existing stub streets through this property. Extension of the
existing stub street (E. Mona Lisa St.) at the east boundary will allow connectivity between this
development and Reflection Ridge Subdivision.
In accord with the above-stated policies and goals, Staff feels the proposed development is consistent with
the Comprehensive Plan and the MDR FLUM designation if Council approves a “step down” in density for
this development.
VIII. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
1. DEVELOPMENT AGREEMENT MODIFICATION (MDA): Development of this property is currently
governed by the development agreement (DA) approved for the overall Tanana Valley/Cavanaugh
Subdivision and later amended, which encompassed a total of 177+/- acres of land on the north and
south sides of the Ridenbaugh Canal (Instrument No.’s 106151214 and 108065958).
Because the parcels within this development were sold off individually after the preliminary plat was
approved, it has not developed as a single master-planned project as envisioned. The property north of
the canal is almost fully developed with multi-family and single-family residential homes. The property
south of the canal, except for a 22+/- acre parcel on the west side of Standing Timber Way and the 4.51
acre parcel where the existing home is located, is owned by the subject developer.
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Most of the site amenities for this development were located north of the canal and those south of the
canal were on the property where the existing home is located that is now under private ownership. For
this reason, staff requested the applicant modify the previous development agreements for the sole
purpose of entering into a new one and apply for a new preliminary plat with stand-alone common area
and site amenities.
Concept Plan: The applicant submitted a conceptual development plan included in Exhibit A.3 that
depicts how the 47+/- acres owned by the applicant located on the east & west sides of Standing Timber
Way is proposed to develop. The applicant intends to submit the preliminary plat for the property on the
west side of Standing Timber Way (i.e. Caven Ridge Estates West) within 2 to 3 years – after
construction of Phase 4 of the Caven Ridge Estates East plat. The overall layout is substantially the same
as the previous plat for Cavanaugh Subdivision. A total of 6.49 acres (or 13.78%) total open space is
proposed with 5.15 acres (or 10.9%) of that amount being “qualified” per the standards listed in UDC
11-3G-3B.
Because this property is under different ownership and is developing separately from that to the north of
the canal and to the west of Standing Timber Way (Parcel #S1130234045), staff recommends the
existing DA (Instrument No. 106151214, amended Instrument No.108065958) is amended to exclude the
subject property and a new DA is required for the subject property. The new DA should include the
proposed conceptual development plan and building elevations included in Exhibit A.2 and require
future development to substantially comply with those plans. It should also require site amenities to be
provided as proposed. See Exhibit A.5 for Staff’s recommended DA provisions.
2. PRELIMINARY PLAT (PP): A preliminary plat is proposed consisting of 93 building lots and 7
common lots on 32.59 acres of land in the R-8 zoning district. The plat is proposed to develop in 5
phases as shown in Exhibit A.3. The average lot size is 10,505 square feet (s.f.) with a minimum lot size
of 6,955 s.f. in accord with UDC standards. Note: The configuration of the proposed plat is consistent
with the previously approved plat for Cavanaugh Subdivision.
Dimensional Standards: The lots in the proposed subdivision are required to comply with the
dimensional standards of the R-8 zoning district listed in UDC Table 11-2A-6 and the block length
standards listed in UDC 11-6C-3F.
Staff has reviewed the proposed plat and found it in compliance with the dimensional standards of
the district, but not in compliance with the maximum block length standard of 750 feet in
residential districts or 1,000 feet where a pedestrian pathway is provided. Block 4, which includes
a pedestrian pathway, runs along the south boundary of the site and measures approximately
1,450 feet in length.
City Council may approve a block face up to 1,200 feet in length where block design is constrained
by site conditions that include an abutting urban project with no adjoining alley or street
connections such as Reflection Ridge Subdivision that abuts the property to the south. The lots to
the south abut this property for a continuous 1,260+/- feet from the east boundary to the west with
only one pathway to break up the block face. Because this exceeds the maximum length allowed by
approximately 250 feet, it does not comply with UDC standards and cannot be approved in its
current configuration.
Staff suggests the following revision to the plat: Reconfigure the streets in the southern portion of
the development into two loops (S. Cannon Way/S. Daybreak Ave./E. Pisa Dr./S. Pisa Pl. and S.
Standing Timber Way, S. Twilight Rise Way and E. Pisa Dr.). Common driveways may be used
for access to lots (up to 6) off these streets as set forth in UDC 11-6C-3D. Implementation of this
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change (or a similar change) will result in a block face length below 1,200 feet which, if approved
by City Council, will comply with block length standards.
Access/streets: Access will be provided via existing local streets from S. Standing Timber Way, a
collector street, via E. Victory Road. Connection to existing stub streets in Caven Ridge Estates
Subdivision No. 1 is proposed as well as to an existing local street (E. Mona Lisa St.) at the east
boundary. Direct lot access via Standing Timber Way and E. Rumpel Lane, both collector streets, is
prohibited; a note as such should be included on the final plat. (Note: E. Rumpel Lane will likely be re-
named as Harris Street, consistent with that on the west side of S. Meridian Road.)
This property has 25 feet of frontage on S. Meridian Road that currently exists as Rumple Lane, a private
street, along the south boundary of the site. The Master Street Map depicts a collector street in this
location and a 3-legged roundabout at the E. Rumple Ln./S. Windstone Ave. intersection. Access via the
state highway (SH 69) is allowed by UDC 11-3H-4B at the half mile mark between section line roads as
proposed. ACHD is not requiring the roundabout.
A traffic signal is also planned for the Rumple (Harris)/Meridian Road intersection. Rumple Lane will be
required to be improved as a collector street in accord with ACHD’s requirements but will not be able to
be used for access to this development until more land is acquired from the property at the northeast
corner of S. Meridian Road and Rumple Lane.
Landscaping: Landscaping is required within the development as set forth in UDC 11-3B.
A 20-foot wide street buffer is required along S. Standing Timber Way and E. Rumpel Ln., both
designated collector streets, landscaped in accord with the standards listed in UDC 11-3B-7C. A street
buffer is depicted on the landscape plan along Standing Timber Way and along the north side of Rumpel
Lane west of Standing Timber Way in accord with UDC standards.
Landscaping is required in common areas in accord with the standards listed in UDC 11-3G-3E; along
pathways in accord with the standards listed in UDC 11-3B-12C; and within parkways in accord with the
standards listed in UDC 11-3A-17E.
A minimum 5-foot wide landscape strip is required on each side of the pathway planted with a mix of
trees, shrubs, lawn and/or other vegetative groundcover (one tree every 100’ of pathway). The proposed
micro-pathways comply with this standard; the landscaping along the north side of the multi-use
pathway along the canal does not comply with this standard. The landscape plan depicts 20’ of
landscaping on the south side of the pathway along the canal but no landscaping on the north side
of the pathway; the plan should be revised to comply with UDC standards. The landscape plan
also incorrectly depicts lot lines through this common area.
Note: The curb, sidewalk and street buffer along the south side of Rumpel Lane will be required to be
constructed when the property to the south (#S1130325752) redevelops in the future as dictated by the
alignment of W. Harris Street on the west side of S. Meridian Road, per ACHD.
Mitigation: The UDC (11-3B-10C.5) requires mitigation for all existing healthy trees 4” caliper and
larger that are removed from the site. The City Arborist, Elroy Huff, visited the site and determined there
were no existing trees that require mitigation.
Sidewalks: Sidewalks are required to be constructed with development in accord with UDC 11-3A-17.
A minimum 5-foot wide detached sidewalk is required along S. Standing Timber Way and Rumpel Ln.,
both collector streets; minimum 5-foot wide sidewalks are required along internal local streets as
proposed. Sidewalks are proposed in accord with this requirement.
Pathways: Pathways are required to be constructed in accord with the standards listed in UDC 11-3A-8.
The Pathways Master Plan designates a 10-foot wide multi-use pathway along the south side of the
Ridenbaugh Canal on this site; landscaping proposed along the pathway does not comply with UDC
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standards (see Landscaping section above). Micro-pathways are proposed internally. Pathways proposed
on the site comply with the construction standards listed in the UDC.
Common Open Space & Site Amenities: Common open space and site amenities are required to be
provided in accord with the standards listed in UDC 11-3G-3. A minimum of 10% (or 3.26 acres)
qualified open space and one site amenity is required.
A total of 4.10 acres (or 12.6%) of qualified open space is proposed consisting of parkways, the street
buffer along S. Standing Timber Way, and an open grassy area over 50’ x 100’ in area; detailed
calculations should be submitted with the final plat application(s).
Amenities are proposed to include a swimming pool, (2) 18’ x 18’ structures connected by a roof in the
middle containing restrooms, and a pool equipment and outdoor furniture storage room (see Exhibit
A.2); large open area; playground equipment; and internal and multi-use pathways that are proposed to
be shared by all Caven Ridge Estates residents. Because 37 building lots were approved in Caven Ridge
Estates Subdivision that adjoins this site without any amenities, staff recommends the amenities
proposed with this development in Lot 1, Block 2 are constructed with Phase I of Caven Ridge Estates
East as proposed by the applicant.
Parkways: Parkways are required to comply with the standards listed in UDC11-3A-17E. Six-foot wide
parkways are proposed along internal local streets. Root barriers are required with 6-foot wide parkways
and Class II trees are required to be planted. If parkways are widened to 8 feet, root barriers are not
required and Class I or III trees may be considered.
Fencing: All fencing should comply with the standards listed in UDC 11-3A-17. A 6-foot tall vinyl
fence is proposed around the perimeter of this development. The Ridenbaugh Canal is required to be
fenced with a 6-foot tall, 11 gauge, 2-inch mesh or other construction, equivalent in ability to deter
access to the waterway; the plans shall be revised accordingly.
Waterways: The Ridenbaugh Canal is a large waterway that runs along the north boundary of this
property and is proposed to remain open. The UDC (11-3A-3) requires waterways to be piped or
otherwise covered unless improved as a water amenity or linear open space. Due to its large capacity,
the applicant does not wish to pipe the facility; a waiver to UDC 11-3A-6A is required to be
approved by Council for the waterway to remain open.
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. Services will be extended from Caven
Ridge Estates No. 1.
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 proposed to be provided to each lot in the
subdivision in accord with UDC 11-3A-15. The system will be operated and maintained by the Owner’s
Association.
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. Stormwater is proposed to be retained on-
site in seepage beds designed by a civil engineer.
Building Elevations: Conceptual building elevations were submitted for the future homes in this
development as shown in Exhibit A.2. Building materials consist of a mix of stucco, vertical &
horizontal wood siding with stone and brick accents.
Certificate of Zoning Compliance (CZC): A CZC is required to be submitted to the Planning Division
and approved for the swimming pool, structure and parking area in accord with UDC 11-5B-1.
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Design Review: A Design Review application is required to be submitted to the Planning Division
concurrently with the CZC application for approval of the structure. The building elevations are required
to comply with the standards listed in the Architectural Standards Manual.
Staff recommends approval of the proposed MDA and PP applications as recommended by staff in
Exhibits A.5 and B.
IX. EXHIBITS
A. Drawings/Other
1. Vicinity/Zoning Map
2. Phasing/Conceptual Development Plans and Building Elevations
3. Proposed Preliminary Plat (dated: 2/15/17)
4. Proposed Landscape Plan (dated: 2/9/17)
5. Development Agreement Provisions for Caven Ridge Estates
B. Agency & Department Comments/Conditions
C. Required Findings from Unified Development Code
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Exhibit A.1: Vicinity/Zoning Maps
Victory Rd.
Area subject to
Development Agreement
Area subject to
Preliminary Plat
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Exhibit A.2: Phasing/Conceptual Development Plans & Building Elevations
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Concept Site Plan & Elevation of Structure in Pool Area
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Exhibit A.3: Proposed Preliminary Plat (dated: 2/15/17)
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Exhibit A.4: Proposed Landscape Plan (dated: 2/9/17)
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Exhibit A.5: Development Agreement Provisions for Caven Ridge Estates
1. Development of the subject property shall substantially comply with the conceptual development plan
and building elevations included in Exhibit A.2 and the conditions of approval associated with the
preliminary plat in Exhibit B.
2. The overall development shall include a minimum of 5.15 acres (or 10.9%) of qualified open space as set
forth in UDC 11-3G-3B.
3. The development shall include at a minimum, the following amenities: a children’s play structure;
swimming pool; structure containing restrooms, pool equipment room, and outdoor furniture storage
room; a large open space area; internal pathways; and a multi-use pathway along S. Meridian Road and
along the south side of the Ridenbaugh Canal in accord with UDC 11-3G-3C.
4. The site amenities (i.e. swimming pool; structure with restrooms and pool & outdoor furniture storage;
parking lot and children’s play structure) in Lot 1, Block 2 shall be constructed with Phase I of Caven
Ridge Estates East Subdivision.
5. The Ridenbaugh Canal is required to be piped or otherwise covered unless improved as a water amenity
or linear open space unless waived by City Council as set forth in UDC 11-3A-6A.
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B. Agency & Department Comments/Conditions
1. PLANNING DIVISION
1.1 Development Agreement
1.1.1 The existing development agreement, recorded as Instrument #106151214, and amended Instrument
No.108065958, shall be amended to exclude the subject property. A fee of $303.00 shall be paid to the
Planning Division after approval of the Findings by City Council.
1.1.2 The new Development Agreement (DA) shall be signed by the property owner and returned to the
Planning Division within six (6) months of the City Council granting the modification/new agreement.
The DA shall, at minimum, incorporate the provisions in Exhibit A.5 and the conceptual development
plan and building elevations in Exhibit A.2.
a. A legal description is required to be submitted for the boundary of the area governed by the DA.
1.2 Preliminary Plat - Site Specific Conditions of Approval
1.1.1 The preliminary plat included in Exhibit A.3, dated 2/15/17, shall be revised as follows at least 10 days
prior to the City Council hearing:
a. Reconfigure Block 4 (and the associated area) to comply with the block length standards contained
in UDC 11-6C-3F. Note: A block length of 1,200 feet requires approval by City Council as set forth
in UDC 11-6C-3F.3b; otherwise the block length shall be limited to 1,000 with the provision of a
pedestrian pathway as set forth in UDC 11-6C-3F.3a.
b. Note #3: “All lots are residential building lots except Lot 1 of Block 2, Lots 2 and 8(?) of Block 3,
Lots 21 and 18 of Block 4, Lot 1 of Block 5, Lot 1 of Block 6, which are common areas/drainage
storage lots. Lot 1 of Block 1 is for the Ridenbaugh Canal easement.” The plat appears to be missing
a common lot for a pedestrian pathway between Lots 7 & 8 and 19 & 20, Block 3 that is depicted on
the landscape plan.
c. Include a note on the final plat stating direct lot access to S. Standing Timber Way and E. Rumpel
Lane/Harris St. is prohibited.
1.1.2 The landscape plan included in Exhibit A.4, dated 2/9/17, shall be revised as follows:
a. Include a detailed calculations table that demonstrates compliance with qualified open space and
landscaping requirements.
b. Depict the reconfiguration of the plat as required above in condition #1.1.1a.
c. Remove the lot lines depicted through the common lot containing the landscaping and pathway
along the Ridenbaugh Canal.
d. Landscaping is required along the north side of the pathway along the Ridenbaugh Canal in accord
with the standards listed in UDC 11-3B-12C.
e. Fencing is required along the south side of the Ridenbaugh Canal between the canal and the pathway
as set forth in UDC 11-3A-6B.3 to deter access to the ditch for public safety purposes.
1.1.3 The developer shall construct all proposed fencing and/or any fencing required by the UDC, consistent
with the standards as set forth in UDC 11-3A-7 and 11-3A-6B.
1.1.4 A Certificate of Zoning Compliance and Design Review application shall be submitted for approval of
the swimming pool, structure and parking area prior to submittal of a building permit application for
such items.
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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-
2A-6.
1.2.2 Comply with all provisions of 11-3A-3 with regard to access to streets.
1.2.3 Construct on-street bikeways on all collector streets as set forth in UDC 11-3A-5.
1.2.4 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set forth in
UDC 11-3A-6.
1.2.5 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11 -3A-15,
UDC 11-3B-6 and MCC 9-1-28.
1.2.6 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
1.2.7 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J.
1.2.8 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3C-6 for non-
residential uses.
1.2.9 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B-7C.
1.2.10 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-11C.
1.2.11 Construct all parkways consistent with the standards as set forth in UDC 11-3A-17E, 11-3G-3B5 and 11-
3B-7C.
1.2.12 Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3, including
but not limited to cul-de-sacs, alleys, driveways, common driveways, easements, blocks, street buffers,
and mailbox placement.
1.2.13 Protect any existing trees on the subject property that are greater than four-inch caliper and/or mitigate
for the loss of such trees as set forth in UDC 11-3B-10.
1.2.14 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle.
1.3 Ongoing Conditions of Approval
1.3.1 The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets the
standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth in UDC 11-
3B-5, UDC 11-3B-13 and UDC 11-3B-14.
1.3.2 All common open space and site amenities shall be maintained by an owner's association as set forth in
UDC 11-3G-3F1.
1.3.3 The project is subject to all current City of Meridian ordinances and previous conditions of approval
associated with this site.
1.3.4 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a minimum
height of six feet above the ground or sidewalk surface to afford greater visibility of the area.
1.3.5 The applicant shall have an ongoing obligation to maintain all pathways.
1.3.6 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set forth in
UDC 11-3A-11.
1.3.7 The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping and
constructed features within the clear vision triangle consistent with the standards in UDC 11 -3A-3.
Caven Ridge Estates East – MDA, PP H-2017-0020 PAGE 22
1.4 Process Conditions of Approval
1.4.1 No signs are approved with this application. Prior to installing any signs on the property, the applicant
shall submit a sign permit application consistent with the standards in UDC Chapter 3 Article D and
receive approval for such signs.
1.4.2 The applicant shall complete all improvements related to public life, safety, and health as set forth in
UDC 11-5C-3B. A surety agreement may be accepted for other improvements in accord with UDC 11-
5C-3C.
1.4.3 The final plat, and any phase thereof, shall substantially comply with the approved preliminary plat as
set forth in UDC 11-6B-3C2.
1.4.4 The applicant shall obtain approval for all successive phases of the preliminary plat within two years of
the signature of the City Engineer on the previous final plat as set forth in UDC 11-6B-7B (if
applicable).
1.4.5 The preliminary plat approval shall be null and void if the applicant fails to either 1) obtain the City
Engineer signature on a final plat within two years; or, 2) gain approval of a time extension as set forth
in UDC 11-6B-7.
1.4.6 Upon installation of the landscaping and prior to inspection by Planning Division staff, the applicant
shall provide a written certificate of completion as set forth in UDC 11-3B-14A.
2. PUBLIC WORKS DEPARTMENT
2.1 Site Specific Conditions of Approval
2.1.1 The subject development falls within two separate water pressure zones, and therefore will need to
provide connections to each of those zones. The utility plans submitted with the application do not show
a water main in S. Cannon Way. The S. Cannon Way water main must connect to existing water main to
the east. Lots on E. Pisa Drive west of S. Twilight Rise Way cannot be served by pressure zone 4.
Pressure Zone 5 water must be brought from offsite (existing main lines to east at the Reflection Ridge
Subdivision, and west to Meridian Road) in order to serve these lots. Valves must be installed to enable
pressure zone boundary (inline valve on S Standing Timber Way near the subdivision boundary, and
valve on west side of E. Pisa Drive and S. Twilight Rise Way.
2.1.2 A street light plan will need to be included in the final plat application. Street light plan requirements
are listed in section 6-7 of the City's Design Standards. A copy of the standards can be found at
http://www.meridiancity.org/public_works.aspx?id=272
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
Caven Ridge Estates East – MDA, PP H-2017-0020 PAGE 23
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 signature of the final plat by the City
Engineer.
2.2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of
water (MCC 9-2-28C1). 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. Any structures that are allowed to remain shall be subject to evaluation and possible
reassignment of street addressing to be in compliance with MCC.
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, 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 improvements related to public life, safety and health shall be completed prior to occupancy of the
structures. Where approved by the City Engineer, an owner may post a performance surety for such
improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-3B.
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.
Caven Ridge Estates East – MDA, PP H-2017-0020 PAGE 24
2.2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads
receiving engineered backfill, where footing would sit atop fill material.
2.2.18 The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet
above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of
the crawl spaces of homes is at least 1-foot above.
2.2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage
facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The
design engineer shall provide certification that the facilities have been installed in accordance with the
approved design plans. This certification will be required before a certificate of occupancy is issued for
any structures within the project.
2.2.20 At the completion of the project, the applicant shall be responsible to submit record drawings per the
City of Meridian AutoCAD standards. These record drawings must be received and approved prior to
the issuance of a certification of occupancy for any structures within the project.
2.2.21 Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting
(http://www.meridiancity.org/public_works.aspx?id=272). All street lights shall be inst alled at
developer’s expense. Final design shall be submitted as part of the development plan set for approval,
which must include the location of any existing street lights. The contractor’s work and materials shall
conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. Contact the
City of Meridian Transportation and Utility Coordinator at 898-5500 for information on the locations of
existing street lighting.
2.2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount of
125% of the total construction cost for all incomplete sewer, water and reuse infrastructure prior to final
plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City.
The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant
must file an application for surety, which can be found on the Community Development Department
website. Please contact Land Development Service for more information at 887-2211.
2.2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20% of
the total construction cost for all completed public sewer, water and reuse infrastructure for duration of
two years. This surety will be verified by a line item cost estimate provided by the owner to the City.
The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant
must file an application for surety, which can be found on the Community Development Department
website. Please contact Land Development Service for more information at 887-221.
3. POLICE DEPARTMENT
3.1 The Police Department has no comments on this application.
4. FIRE DEPARTMENT
4.1 All common driveways shall be straight or have a turning radius of 28’ inside and 48’ outside and have a
clear driving surface of 20’ in width capable of supporting an imposed weight of 75,000 GVW, per
International Fire Code Section 503.2.
4.2 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 – “No Parking”
signs are required to be erected along the driveway leading to the swimming pool/common area on Lot
1, Block 2.
Caven Ridge Estates East – MDA, PP H-2017-0020 PAGE 25
4.3 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.
5. REPUBLIC SERVICES
5.1 Republic Services did not submit comments on this application.
6. PARKS DEPARTMENT
6.1 Developer shall construct a 10' multi-use pathway along the south side of the Ridenbaugh Canal per the
Meridian Pathways Master Plan. A pedestrian easement shall be required with final plat.
7. ADA COUNTY HIGHWAY DISTRICT (A hearing is scheduled before the ACHD commission for this
application on May 24th)
7.1 Site Specific Conditions of Approval (DRAFT)
7.1.1 Construct Standing Timber Way internal to the site as a 46-foot street section with vertical curb, gutter
and 5-foot wide detached sidewalk. Dedicate a minimum of 50-feet of right of way for Standing Timber
Way.
7.1.2 Provide a permanent right-of-way easement for all public sidewalks placed outside of the dedicated
right-of-way. The easement shall encompass the entire area between the right-of-way line and 2-feet
behind the back edge of the sidewalk.
7.1.3 Construct Rumpel Lane east of Standing Timber Way, abutting the site, as a 36-foot street section, with
vertical curb, and gutter. Construct 5-foot wide (minimum) detached concrete sidewalk on the north side
of Rumpel Lane. Dedicate a minimum of 40-feet of right-of-way for this segment of Rumpel Lane,
extending to the southern property line.
7.1.4 Dedicate the offsite portion of Rumpel Lane west of Standing Timber Way to Meridian Road (SH-69) to
ACHD as right-of-way for the future construction of the full public street.
7.1.5 Provide a road trust of $16,750 for the Rumpel Lane / Harris Street and Meridian Road (SH-69) traffic
signal.
7.1.6 Provide a road trust of $38,700 for the off-site portion of Rumpel Lane to Meridian Road (SH-69).
7.1.7 Construct internal local streets as 33-foot street sections with rolled curb, gutter and 5-foot wide
detached sidewalk. Dedicate a minimum of 37-feet of right-of-way for all internal local streets.
7.1.8 Construct Pisa Drive to intersect Standing Timber Way located 220-feet north of Rumpel Lane.
7.1.9 Extend the existing stub streets as follows into the site:
Standing Timber Way
Palermo Drive
Cannon Way
Sicily Drive
Mona Lisa Street
7.1.10 Extend the right of way for Standing Timber Way to the western property line a minimum of 50-feet
wide in alignment with Pisa Drive, to allow for the future extension to the undeveloped site to the west.
7.1.11 Redesign the intersection of Pisa Drive and Twilight Rise Way to provide a minimum tangent length of
150-feet OR Redesign the intersection to a T-type intersection (intersecting at a 90˚ angle) and provide
center landscape medians or chicanes on Pisa Drive.
Caven Ridge Estates East – MDA, PP H-2017-0020 PAGE 26
7.1.12 Standing Timber Way and Rumpel Lane are classified as collector roadways. Direct lot access is
prohibited to these roadways and should be noted on the final plat.
7.1.13 Payment of impacts fees are due prior to issuance of a building permit.
7.1.14 Comply with all Standard Conditions of Approval.
7.2 Standard Conditions of Approval (DRAFT)
7.2.1 All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all
easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way
(including all easements).
7.2.2 Private Utilities including sewer or water systems are prohibited from being located within the ACHD
right-of-way.
7.2.3 In accordance with District policy, 7203.3, the applicant may be required to update any existing non-
compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act
(ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance to
District Development Review staff for review.
7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
7.2.5 A license agreement and compliance with the District’s Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
7.2.6 All utility relocation costs associated with improving street frontages abutting the site shall be borne by
the developer.
7.2.7 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall
be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking ground
within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the
event any ACHD conduits (spare or filled) are compromised during any phase of construction.
7.2.8 Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the
District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details.
7.2.9 All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards
and approved supplements, Construction Services procedures and all applicable ACHD Standards unless
specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all
improvement plans.
7.2.10 Construction, use and property development shall be in conformance with all applicable requirements of
ACHD prior to District approval for occupancy.
7.2.11 No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant’s authorized representative and an authorized representative of
ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from
ACHD.
7.2.12 If the site plan or use should change in the future, ACHD Planning Review will review the site plan and
may require additional improvements to the transportation system at that time. Any change in the
planned use of the property which is the subject of this application, shall require the applicant to comply
with ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance
of the requirements or other legal relief is granted by the ACHD Commission.
Caven Ridge Estates East – MDA, PP H-2017-0020 PAGE 27
Caven Ridge Estates East – MDA, PP H-2017-0020 PAGE 28
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;
Staff finds that the proposed plat is in substantial compliance with the adopted
Comprehensive Plan in regard to 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;
Staff finds that public services will be provided to the subject property upon development.
(See Exhibit B of the Staff Report for more information from public service providers.)
c. The plat is in conformance with scheduled public improvements in accord with the
City’s capital improvement program;
Because City water and sewer and any other utilities will be provided by the developer at
their own cost, Staff 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;
Staff recommends the Commission and Council rely upon comments from the public service
providers (i.e., Police, Fire, ACHD, etc.) to determine this finding. (See Exhibit B for more
detail.)
e. The development will not be detrimental to the public health, safety or general welfare;
and
Staff is not aware of any health, safety, or environmental problems associated with the
platting of this property that should be brought to the Commission or Council’s attention.
ACHD considers road safety issues in their analysis. Staff recommends that the Commission
and Council consider any public testimony that may be presented when determining whether
or not the proposed subdivision may cause health, safety or environmental problems of which
Staff is unaware.
f. The development preserves significant natural, scenic or historic features.
Staff is unaware of any significant natural, scenic or historic features that exist on this site.