PZ- Staff Report
Nursery Subdivision H-2017-0048 PAGE 1
STAFF REPORT
Hearing Date: June 1, 2017
TO: Planning and Zoning Commission
FROM: Josh Beach, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: H-2017-0048 – Nursery Subdivision
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, JLJ, Inc., has submitted an application for a preliminary plat (PP) consisting of twenty
nine (29) building lots and five (5) common lot on 5.45 acres of land in the R-8 zoning district for
Nursery Subdivision.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed PP application in accord with the conditions of approval
in Exhibit B and the Findings of Fact and Conclusions of Law in Exhibit C.
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-2017-0048, as presented in the staff report for the hearing date of June 1,
2017, 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-2017-0048, as presented during the hearing on June 1, 2017, for the
following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number H-2017-0048 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 570 S. Linder Road, in the NW ¼ of Section 13, Township 3 North, Range 1
West.
B. Owner:
JLJ, Inc.
167 E. White Spur St.
Meridian, ID 83642
C. Applicant:
Nursery Subdivision H-2017-0048 PAGE 2
JLJ, Inc.
167 E. White Spur St.
Meridian, ID 83642
D. Representative:
Sawtooth Land Surveying/ Nick Bennett
2030 S. Washington Avenue
Emmett, ID 83617
E. Applicant's Statement/Justification: Please see applicant’s narrative for this information.
V. PROCESS FACTS
A. The subject application is for a preliminary plat. A public hearing is required before the Planning
& Zoning Commission and City Council on this matter, consistent with Meridian City Code Title
11, Chapter 5.
B. Newspaper notifications published on: May 12, 2017
C. Radius notices mailed to properties within 300 feet on: May 4, 2017
D. Applicant posted notice on site(s) on: May 17, 2017
VI. LAND USE
A. Existing Land Use(s) and Zoning: The site is vacant with an R-8 zoning designation.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: Single-family residential property zoned R-4 (Mallard Landing)
2. East: Single-family residential property zoned R-4 (Mallard Landing)
3. South: Single-family residential property zoned R-4 (Mallard Landing)
4. West: Single-family residential property zoned R-4 (Van Hees Sub)
C. History of Previous Actions:
1. In 2006 the property was annexed and zoned as Nursery Subdivision (AZ-06-038) and
granted preliminary plat approval for 25 residential lots and 4 common lots (PP-06-036).
D. Utilities:
1. Location of sewer: Sanitary sewer intended to serve this development currently exist in S.
Linder Road.
2. Location of water: Domestic water intended to serve this development currently exist at the
terminus of S. Tylee way and S. Linder Road.
3. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: The Kennedy Lateral runs along the southern portion of this site.
The lateral has been partially piped in this area and the applicant intends to pipe the
remaining portion of the lateral that runs through this site.
2. Hazards: None
3. Flood Plain: This property does not lie within the flood plain.
Nursery Subdivision H-2017-0048 PAGE 3
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
The property is designated Medium Density Residential (MDR) on the Comprehensive Plan
Future Land Use Map. This designation allows smaller lots for residential purposes within the
city limits. The Comprehensive Plan anticipates densities between 3 to 8 dwelling units per acre.
The proposed preliminary plat depicts a residential subdivision consisting of twenty-nine (29)
single-family detached homes on 5.45 acres of land at a gross density of 5.28 dwelling units per
acre and a net density of 7.65 dwelling units per acre. The proposed density falls within the
density requirements of the UDC. For these reasons, staff finds the proposed development is
consistent with the Comprehensive Plan.
Staff finds the following Comprehensive Plan policies to be applicable to this property and the
proposed development (staff analysis in italics below policy):
“Support a variety of residential categories (low-, medium-, medium-high and high-density
single-family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the
purpose of providing the City with a range of affordable housing opportunities.” (3.07.01E)
The proposed medium density residential development will contribute to the variety of
residential densities in this area of the City, which currently consists of a mix of medium-low
density residential developments.
“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)
The proposed development is adjacent to properties annexed into the city and services are
available to be extended to the site upon development in accord with UDC 11-3A-21.
“Support infill of vacant lots in substantially developed, single-family areas at densities
similar to surrounding development.” (3.07.02I)
The subject property is surrounded by properties developed at suburban densities consistent
with the density of the proposed residential development. The proposed development will also
consist of single family detached homes. The proposed lots are similar to the adjacent
subdivisions, the proposed lot sizes comply with the dimensional standards of the proposed
R-8 zone and the requirements of the recorded development agreement.
“Require new residential development to meet development standards regarding landscaping,
signage, fences and walls, etc.”(3.05.02C)
The applicant is required to comply with all UDC standards pertaining to landscaping,
signage, and fencing on the site.
“Require common area in all subdivisions.” (3.07.02F)
The proposed plat depicts a total of 0.62 of an acre (or 12%) of qualified open space/common
area to be provided on the site. The applicant is proposing a pathway, an open space
common lot, and half of the Linder Road landscape buffer as open space.
“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)
Staff is supportive of the proposed pedestrian connection to Linder Road via the proposed
pathway, as well as the extension of the stub street provided from the south which will
provide for pedestrian connectivity with The Landing Subdivision.
After considering all of these factors staff finds that the proposed development is generally consistent
Nursery Subdivision H-2017-0048 PAGE 4
with comprehensive plan.
VIII. UNIFIED DEVELOPMENT CODE (UDC)
A. Purpose Statement of Zone: Per UDC 11-2A-1, the purpose of the residential districts is to
provide for a range of housing opportunities consistent with the Meridian comprehensive plan.
Residential districts are distinguished by the allowable density of dwelling units per acre and
corresponding housing types that can be accommodated within the density range. The medium
low-density residential (R-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 principally 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 Tables 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.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
1. Preliminary Plat
The proposed plat consists of twenty-nine (29) building lots, and five (5) common area lot. The
plat is proposed to develop in one phase.
The gross density for the subdivision is 5.28 d.u./acre and the net density is 7.65 d.u./acre. The
minimum lot size is 5,005 square feet and the Average lot size is 5,935 square feet.
Dimensional Standards: Development of this site is required to comply with the dimensional
standards listed in UDC Table 11-2A-6 for the R-8 district and UDC 11-2A-3. Staff has reviewed
the proposed plat and found it to be in compliance with these standards.
Block Length: The plat is required to comply with the block length standards listed in UDC 11-
6C-3F. Staff has reviewed the proposed plat and found it in compliance with this standard.
Traffic Impact Study (TIS): ACHD did not require a TIS for this development.
Landscaping: The landscape plan prepared by The Land Group, on 04/05/2017, is approved with
the following modifications/notes:
The pedestrian pathway along the east side of Linder Road is measures 5 feet in width for
this entire section of Linder Road, so the Park Department has agreed that a 5 -foot wide
section would be appropriate for this section as well. The proposed 10-foot multi-use
pathway that would connects Linder Road to the eastern property line though a nice
addition to the project hold little utility as a 10-foot section. This pathway will dead end on
the east side of Lot 34, Block 1, and therefor will be of little use. Additionally because this
is not on the adopted pathways master plan, it cannot be used to meet the open space
requirement for the plat. The applicant will need to provide additional open space in order
to meet the 10% requirement. Staff’s suggestion is that Lot 23, Block 1 be converted to a
Nursery Subdivision H-2017-0048 PAGE 5
common lot. Though the pathway cannot be used as open space, it can be used as an
amenity. Staff will require a 5 foot micropath through Lots, 31, 32 and 33. The section of
pathway that runs through Lot 34 can be converted back into the buildable lot for Lot 1. All
micropaths shall be shall be constructed in accordance with UDC 11-3A-8. All landscaping
adjacent to the pathway shall meet the requirements outlined in 11-3B-12.
The UDC requires a 5-foot landscape buffer on both sides of the proposed micro-pathway.
In order to meet the width requirement, and in order to plant vegetation that is required by
the UDC, the applicant shall provide an additional 5 feet of landscaping outside of the
existing 20 foot irrigation easement.
Per UDC 11-3B-10, the applicant should work with the City Arborist, Elroy Huff, on
designing, adopting, and implementing a protection and mitigation plan for the existing
trees on site.
A written certificate of completion should be prepared by the landscape architect, designer,
or qualified nurseryman responsible for the landscape plan. All standards of installation
should apply as listed in UDC 11-3B-14.
Submit copies of a revised landscape plan, reflecting the changes/notes mentioned above, with
the final plat application(s).
Irrigation Easement: An existing 20 foot wide easement in favor of the Nampa Meridian
Irrigation district runs along the southern boundary of this project. This easement shall be located
within a common lot as required by the UDC.
Common Areas: Maintenance of all common areas should be the responsibility of the Nursery
Subdivision Homeowners Association.
Stub Streets: The applicant should be required to provide a public stub street to Parcel
#S1213233965, the Calhoun property, as proposed.
Common Drive: The common drive proposed for Lots 4, 5 and 6, Block 1 should be design in
accordance with UDC 11-6C-3D.
Existing Residences/Buildings: The site currently contains multiple buildings. The existing
buildings span across proposed lot lines and do not meet setback requirements of the requested
zoning. Therefore, all existing buildings should be removed/re-located in accordance with the
building setbacks of the R-8 zone, prior to signature of the final plat by the City Engineer.
Fencing: Six (6) foot vinyl fencing is shown on the preliminary plat adjacent to S. Linder Road
and four (4) foot open-vision fencing is proposed along the proposed multi-use pathway. If
permanent fencing is not provided, temporary construction fencing to contain debris must be
installed around the perimeter prior to issuance of a building permit. All perimeter fencing must
be completed prior to issuance of building permits. Fencing adjacent to all multi-use pathways
and common areas is also required; this fencing should be constructed as up to six foot open
vision or four foot solid. All fencing shall be installed in accordance with UDC 11-3A-7.
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water. The applicant should be required to utilize 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 signature on the final plat by the City Engineer. An underground, pressurized irrigation
system should be installed to all landscape areas per the approved specifications and in
accordance with UDC 11-3A-15 and MCC 9-1-28.
Nursery Subdivision H-2017-0048 PAGE 6
Ditches, Laterals, and Canals: As per UDC 11-3A-6, all irrigation ditches, laterals or canals,
exclusive of natural waterways and waterways being used as amenities, which intersect, cross or
lie within the area being subdivided shall be covered. The Kennedy Lateral runs along the
southern portion of this site. The lateral has been partially piped in this area and the applicant
intends to pipe the remaining portion of the lateral that runs through this site.
Building Elevations: The applicant has submitted 3 conceptual building elevation renderings and
2 photos for future homes in this development, included in Exhibit A.4. Building materials appear
to consist of a variety of siding materials and patterns, and stucco with stone veneer accents.
Design review is not required for single-family detached homes. If 2-story homes are
constructed on Lots 11 and 12, Block 2, they will be highly visible from E. Victory Road, an
arterial street. Therefore, staff recommends the rear elevations of 2-story homes
incorporate articulation through changes in two or more of the following: material type,
projections, recesses, step-backs, bays, banding, pop-outs, porches, balconies or other
architectural elements to break up monotonous wall planes and roof lines.
In summary, staff recommends approval of the proposed preliminary plat request for this site and with the
recommended conditions listed in Exhibit B of this report in accord with the findings contained in Exhibit
D.
X. EXHIBITS
A. Drawings/Other
1. Vicinity/Zoning Map
2. Proposed Preliminary Plat (dated: 03/22/2017)
3. Proposed Landscape Plan (dated: 9/19/06)
4. Conceptual Building Elevations
B. Agency & Department Comments/Conditions
C. Required Findings from Unified Development Code
PAGE 7
A. Drawings
1. Vicinity/Zoning Map
PAGE 8
2. Proposed Preliminary Plat (dated: 03/22/2017)
PAGE 9
3. Proposed Landscape Plan (dated: 04/05/2017)
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4. Conceptual Building Elevations
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B. EXHIBIT B - AGENCY & DEPARTMENT COMMENTS/CONDITIONS
1. PLANNING DEPARTMENT
1.1 Site Specific Conditions of Approval
1.1.1 The preliminary plat included in Exhibit A.2, dated 03/22/17, is approved with the conditions
listed herein.
1.1.2 Prior to submittal of the final plat application, the landscape plan included in Exhibit A.3, dated
04/05/17, shall be revised as follows:
a. The applicant shall provide additional open space in order to meet the 10% requirement. The
applicant shall convert Lot 23, Block 1 into a common lot.
b. The applicant shall submit a revised landscape table indicating which areas are being used to
meet the open space requirement.
c. The micro pathway shall be constructed in accordance with UDC 11-3A-8.
d. UDC 11-3B-12 requires a 5-foot landscape buffer on both sides of the proposed micro pathway.
In order to meet the width requirement, and in order to plant vegetation that meets the
requirements outlined in 11-3B-12, the applicant shall provide an additional 5 feet of landscaping
on the north side of the pathway outside of the existing 20 foot irrigation easement and obtain a
license agreement from the irrigation district to plant vegetation on the south side.
1.1.3 The multi-use pathway along the Kennedy Canal shall be located in a common lot.
1.1.3 All existing structures on the site shall be removed prior to signature on the final plat by the City
Engineer.
1.1.4 Per UDC 11-3B-10, the applicant should work with the City Arborist, Elroy Huff, on designing,
adopting, and implementing a protection and mitigation plan for the existing trees on site.
1.1.5 A written certificate of completion should be prepared by the landscape architect, designer, or
qualified nurseryman responsible for the landscape plan. All standards of installation should
apply as listed in UDC 11-3B-14
1.1.6 The street light locations shown in the preliminary plat drawing meet requirements. However, the
light at the subdivision entrance should be moved across Whitelaw Ct. to the south side of lot 1
near the existing pedestrian ramp. This will better light the intersection and pedestrian crossing. A
street light plan is required to be included in the final plat application. The 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.
1.1.7 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.
1.1.8 The applicant shall provide a public stub street to Parcel #S1213233965, the Calhoun property, as
proposed.
1.1.9 The common drive proposed for Lots 4, 5 and 6, Block 1 shall be design in accordance with UDC
11-6C-3D.
1.1.10 All existing buildings shall be removed/re-located in accordance with the building setbacks of the
R-8 zone, prior to signature of the final plat by the City Engineer.
1.2 General Conditions of Approval
1.2.1 Comply with all bulk, use, and development standards of the R-4 zoning district listed in UDC
Table 11-2-A-5.
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1.2.2 Comply with all provisions of 11-3A-3 with regard to access to streets.
1.2.5 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11 -3A-
15, UDC 11-3B-6 and MCC 9-1-28.
1.2.6 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
1.2.7 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J.
1.2.8 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3C-6
for single-family dwellings.
1.2.9 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B-
7C.
1.2.10 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-
11C.
1.2.12 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 has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 11-3A-11.
1.3.6 The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping
and constructed features within the clear vision triangle consistent with the standards in UDC 11-
3A-3.
1.4 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.
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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 Domestic water intended to serve this development currently exist at the terminus of S. Tylee way
and S. Linder Road. Applicant shall be required to complete the connection to both existing
mains in order to complete the loop.
2.2 General Conditions of Approval
2.2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to provide
service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover
from top of pipe to sub-grade is less than three feet than alternate materials shall be used in
conformance of City of Meridian Public Works Departments Standard Specifications.
2.2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water
mains to and through this development. Applicant may be eligible for a reimbursement
agreement for infrastructure enhancement per MCC 8-6-5.
2.2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of
way (include all water services and hydrants). The easement widths shall be 20-feet wide for a
single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat, but
rather dedicated outside the plat process using the City of Meridian’s standard forms. The
easement shall be graphically depicted on the plat for reference purposes. Submit an executed
easement (on the form available from Public Works), a legal description prepared by an Idaho
Licensed Professional Land Surveyor, which must include the area of the easement (marked
EXHIBIT A) and an 81/2” x 11” map with bearings and distances (marked EXHIBIT B) for
review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO
NOT RECORD. Add a note to the plat referencing this document. All easements must be
submitted, reviewed, and approved prior to 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.
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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.
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.
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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
installed at developer’s expense. Final design shall be submitted as part of the development plan
set for approval, which must include the location of any existing street lights. 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 comment on this application.
4. FIRE DEPARTMENT
4.1 The emergency access road must be able to hold 75,000 pounds. The applicant shall work with
the Meridian Fire Department on the design on the emergency access road.
4.2 The applicant shall revise the plans to indicate the location of any fire hydrants.
5. REPUBLIC SERVICES
5.1 Lots taking access from a common driveway shall bring trash totes to the end of the common
driveway for trash removal.
6. PARKS DEPARTMENT
6.1 Developer shall construct a 10 foot wide multi-use pathway along the Kennedy Lateral as
proposed in drawings. A pedestrian pathway easement is required.
6.2 The applicant shall contact Elroy Huff, City Arborist, at 208-371-1755 to schedule an inspection
to determine mitigation requirements for healthy trees on the site, 4-inch caliper or greater, that
are proposed to be removed in accord with the provisions listed in UDC 11-3B-10C.
7. ADA COUNTY HIGHWAY DISTRICT
(At the date of this staff report, staff had not received comments from ACHD)
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D. Required Findings from Unified Development Code
1. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
a. The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed plat is in substantial compliance with the adopted
Comprehensive Plan in regard to land use, transportation, and circulation and will be
consistent with the density of the MDR FLUM designation.
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 details from public service providers.)
c. The plat is in conformance with scheduled public improvements in accord with the
City’s capital improvement program;
Because City water and sewer and any other utilities will be provided by the development at
their own cost, 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’s 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.