CC - Recs / Staff Report REVISED 7/5Bannock Ridge – AZ, PP H-2017-0050 PAGE 1
STAFF REPORT
Hearing Date: July 5, 2017
(Continued from June 27, 2017)
TO: Mayor & City Council
FROM: Sonya Allen, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Bannock Ridge – AZ, PP (H-2017-0050)
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, Chris Findlay, Two C Development, LLC, has submitted an application for annexation
and zoning (AZ) of 9.42 acres of land with an R-4 zoning district; and a preliminary plat (PP)
consisting of 31 building lots and 6 common lots on 13.57 acres of land in the R-4 zoning district for
Bannock Ridge Subdivision.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed AZ and PP applications in accord with the conditions of
approval in Exhibit B and the Findings of Fact and Conclusions of Law in Exhibit E.
The Meridian Planning & Zoning Commission heard these items on May 18 and June 1, 2017.
At the public hearing on June 1st, the Commission moved to recommend approval of the subject
AZ and PP requests.
a. Summary of Commission Public Hearing:
i. In favor: Dan Lardie
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: Dan Lardie, Liz Echanis
v. Staff presenting application: Sonya Allen
vi. Other staff commenting on application: None
b. Key issue(s) of Public Testimony:
i. Concern regarding the requirement for a water main connection out to S. Mesa Way –
Staff was amenable to removing that condition (#2.1.1) as Lots 11-13 will be served by
installing long water services to these lots.
ii. Concern regarding the removal of existing mature trees along the west boundary
adjacent to Glacier Springs Subdivision; fencing height along the west boundary;
trenching along the west boundary damaging root systems of existing trees on Glacier
Springs property; and construction work done on the site that may jeopardize the safety
of their pets.
c. Key Issues of Discussion by Commission:
i. Would like to see another amenity provided within the development such as a park
bench, pocket park, gazebo, etc. – something besides just a pathway.
d. Commission Change(s) to Staff Recommendation:
i. Delete condition #2.1.1 pertaining to the requirement for a water main connection out to
S. Mesa Way as agreed upon by Staff.
e. Outstanding Issue(s) for City Council:
Bannock Ridge – AZ, PP H-2017-0050 PAGE 2
i. None
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2017-
0050, as presented in the staff report for the hearing date of July 5, 2017, with the following
modifications: (Add any proposed modifications).
Denial
After considering all staff, applicant and public testimony, I move to deny File Number H-2017-0050,
as presented during the hearing on July 5, 2017, for the following reasons: (You should state specific
reasons for denial)
Continuance
I move to continue File Number H-2017-0050 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 2940, 3101 and 3155 S. Mesa Way, in the SE ¼ of Section 19, Township 3
North, Range 1 East. (Parcel No.’s: R4814130225; R481430200; and R4814130172)
B. Owners:
Aaron and Jennifer Shay
3155 S. Mesa Way
Meridian, ID 83642
Matthew and Aneke Binford
3101 S. Mesa Way
Meridian, ID 83642
Allan and Rose Marsh
2940 S. Mesa Way
Meridian, Idaho 83642
C. Applicant:
Chris Findlay, Two C Development, LLC
5222 W. Catalpa Ct.
Boise, ID 83703
D. Representative:
Dan Lardie, Leavitt & Associates Engineers, Inc.
1324 1st Street South
Nampa, ID 83651
E. Applicant's Statement/Justification: Please see applicant’s narrative for this information.
V. PROCESS FACTS
A. The subject application is for annexation and preliminary plat. A public hearing is required before
the Planning & Zoning Commission and City Council on this matter, consistent with Meridian
City Code Title 11, Chapter 5.
Bannock Ridge – AZ, PP H-2017-0050 PAGE 3
B. Newspaper notifications published on: April 28, 2017 (Commission); June 9, 2017 (City Council)
C. Radius notices mailed to properties within 300 feet on: April 20, 2017 (Commission); June 8,
2017 (City Council)
D. Applicant posted notice on site(s) on: May 5 and 22, 2017 (Commission); June 23, 2017 (City
Council)
VI. LAND USE
A. Existing Land Use(s) and Zoning: The subject property consists of three rural
residential/agricultural properties zoned R-4 and RUT in Ada County.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: Rural residential property, zoned RUT in Ada County
2. East: Single-family residential properties in Cabella Creek Subdivision, zoned R-4
3. South: E. Victory Road and future single-family residential properties, zoned R-8
4. West: Single-family residential properties in Glacier Springs Subdivision, zoned R-4
C. History of Previous Actions:
This property was platted as Lots 1, 2 and 3, Block 2, Kachina Estates Subdivision in 1974.
A record of survey (#8450) was recorded in 2008 for the southernmost parcel of land (prior to
annexation into the City) which reconfigured the property boundaries of Lots 1 and 2.
The Shay property was annexed (AZ-08-012) into the City with an R-4 zoning district in
2009 with the requirement of a development agreement, recorded as Inst. No. 109040251. A
preliminary plat (PP-08-009) was also approved that consisted of 7 building lots and 3
common area lots on 4.45 acres of land for Shay’s Cove Subdivision. A final plat was never
submitted and the preliminary plat has expired.
D. Utilities:
1. Location of sewer: A sanitary sewer mains intended to serve the subject site currently exists
directly adjacent to the west of the subject parcel in E. Loggers pass Street.
2. Location of water: Water mains intended to serve the subject site currently exist directly
adjacent to the subject parcel in E. Loggers Pass Street and S. Mesa Way.
3. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: The Ten Mile Creek runs along the northern boundary of this site.
2. Hazards: Staff is unaware of any hazards that may exist on this site other than the Ten Mile
Creek which is required to be left open as a natural waterway and may present a hazard to
young children.
3. Flood Plain: This site does not lie within the Meridian Floodplain Overlay District. The plat
states that floodway zone AE is located within the bounds of the existing top of bank of Ten
Mile Creek.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
The Comprehensive Plan Future Land Use Map (FLUM) designates this property as Low Density
Residential (LDR). The LDR designation allows for the development of single-family homes on large
Bannock Ridge – AZ, PP H-2017-0050 PAGE 4
lots where urban services are provided. Uses may include single-family homes at gross densities of 3
dwelling units or less per acre.
The applicant proposes to develop this 13.57 acre site with 28 single-family residential detached
homes, in addition to the 3 existing homes, at a gross density of 2.28 dwelling units per acre
(d.u./acre), consistent with the density desired in LDR 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):
“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 low density residential development will contribute to the range of housing
opportunities available in the City. Staff is unaware of how “affordable” the homes will be in
this development.
“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 upon
development of the site in accord with UDC 11-3A-21.
“Require new residential development to meet development standards regarding landscaping,
signage, fences and walls, etc.” (3.05.02C)
Landscaping is required to be provided in common area lots within the subdivision in accord
with the standards listed in UDC 11-3G-3E and within the street buffer along E. Victory
Road in accord with the standards listed in UDC 11-3B-7C.
“Protect existing residential properties from incompatible land use development on adjacent
parcels.” (3.06.01F)
The proposed residential development should be compatible with existing and future adjacent
low-medium density single-family residential and agricultural uses.
“Require common area in all subdivisions.” (3.07.02F)
A total of 1.48 acres (or 11%) of qualified open space is proposed, which complies with the
minimum standards listed in UDC 11-3G-3.
“Improve and protect creeks throughout commercial, industrial and residential areas.”
(5.01.01E)
The Ten Mile Creek shall be improved as necessary and protected during construction.
“Develop pathways to connect Meridian with Boise, Nampa, Kuna and Eagle.” (6.01.02C)
The segment of the City’s multi-use pathway system proposed to be constructed along the Ten
Mile Creek with this development will provide a missing link in the pathway system that
currently exists to the east and west.
“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)
There are no pathway connections to this site other than sidewalks along the streets (E.
Loggers Pass St. and S. Novara Way) that stub to this site and connect to S. Mesa Way. These
sidewalks will provide for pedestrian connectivity between subdivisions.
Bannock Ridge – AZ, PP H-2017-0050 PAGE 5
“Encourage infill development.” (3.04.02B)
The subject property, along with 8 other lots to the north, is surrounded by land that has
already been annexed and developed in the City.
“Require new urban density subdivisions which abut or are proximal to existing low density
residential land uses to provide landscaped screening or transitional densities with larger,
more comparable lot sizes to buffer interface between urban level densities and rural
residential densities.” (3.05.02F)
The proposed plat depicts 2 new building lots in addition to the existing home at the north
boundary of this site adjacent to the 5+/- acre rural parcel to the north. The Ten Mile Creek,
located along the north boundary, separates the rural parcel from the proposed development
and landscaping required along the pathway will provide some screening of the proposed
development.
“Limit canal tiling and piping of ditches, creeks, and drains where public safety issues are not
of concern.” (5.01.01D)
The Ten Mile Creek, a natural waterway that runs along the north boundary of this site is
required to be left open and not be piped or otherwise covered per UDC 11-3A-6A.
“Review new development for appropriate opportunities to connect local roads and collectors
to adjacent properties (stub streets). (3.03.020)
There is one existing stub street (E. Loggers Pass St.) to this property from Glacier Springs
subdivision at the west boundary of the site which is proposed to be extended with this
development. No stub street are proposed to the north because of the Ten Mile Creek; public
streets (S. Mesa Way and E. Victory Road) run along the south and east boundaries of the
site.
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 dimensional standards of the corresponding zone and
housing types that can be accommodated.
B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-2 lists the principal permitted
(P), accessory (A), conditional (C), and prohibited (-) uses in the R-4 district. Any use not
explicitly listed, or listed as a prohibited use is prohibited. Single-family detached dwellings are a
principally permitted use in the R-4 district.
C. Dimensional Standards: Development of the site should be consistent with the dimensional
standards listed in UDC Tables 11-2A-5 for the R-4 zoning district.
D. Landscaping: Landscaping shall be required in accordance with the standards listed in UDC 11-
3B-7C and 11-3G-3E.
E. Off-Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for single-
family dwellings.
Bannock Ridge – AZ, PP H-2017-0050 PAGE 6
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
1. Annexation & Zoning
The applicant has applied for annexation and zoning of 9.42 acres of land from the RUT
zoning district in Ada County to he R-4 zoning district in the City. The property is proposed
to develop with 28 new single-family residential detached homes in addition to the 3 existing
homes that are proposed to remain on lots in the proposed subdivision.
The proposed R-4 zoning is consistent with the FLUM designation of LDR for this site as
stated above in Section VII.
The legal description submitted with the application, included in Exhibit C, shows the
boundaries of the property proposed to be annexed and rezoned. The property is contiguous
to land that has been annexed into the City and is within the Area of City Impact boundary.
The City may require a development agreement (DA) in conjunction with an annexation
pursuant to Idaho Code section 67-6511A. In order to ensure the site develops as proposed
with this application, staff recommends a DA as a provision of annexation with the conditions
included in Exhibit B. Because a DA already exists on the Shay property, staff
recommends the new DA supersede the existing agreement. Staff has reviewed the
existing DA and included any applicable provisions in the new DA (see Exhibit B, Section
1); the legal description in Exhibit D for the boundary of the plat and the area subject to the
new DA should also be added as an exhibit.
2. Preliminary Plat
The proposed plat consists of 31 residential building lots and 6 common lots on 13.57 acres
of land in the proposed R-4 zoning district (see Exhibit A.2). The minimum property size is
8,002 square feet (s.f.) with an average lot size of 13,812 s.f. A gross density of 2.28 dwelling
units per acre (d.u./acre) is proposed, consistent with the LDR designation. The subdivision is
proposed to develop in one phase.
Existing Structures: There are 3 existing homes and associated accessory structures on this
site. The home and accessory structures on the northern (Marsh) and the southern (Shay)
parcels are all proposed to remain. The home on the middle (Binford) parcel is proposed to
remain but the accessory structures are proposed to be removed. Removal of the structures
should take place prior to signature on the final plat by the City Engineer. Staff has verified
that all of the structures proposed to remain on lots within the subdivision comply with the
setbacks for the R-4 district listed in UDC Table 11-2A-5.
Dimensional Standards: Development of this site is required to comply with the
dimensional standards listed in UDC 11-2A-3 and Table 11-2A-5 for the R-4 district and the
subdivision design and improvement standards listed in UDC 11-6C-3.
The proposed plat complies with the cul-de-sac length and common driveway standards listed
in the UDC; however, Block 2 along the west side of the development exceeds the
maximum block face length allowed of 750 feet without an intersecting street or alley.
The site abuts an urban development, Glacier Springs Subdivision, to the west; no
pedestrian pathways are stubbed to this site and only one vehicular stub street is
provided at the north end of the site. For this reason, the applicant requests City
Council approval of the proposed block face which measures 900’ +/. The UDC allows
Council to approve a block face up to 1,200 feet in length where block design is
constrained by certain site conditions which include an abutting urban project with no
Bannock Ridge – AZ, PP H-2017-0050 PAGE 7
adjoin alley or street connections. Without Council approval, the plat will need to be
revised to comply with the block face standard.
Access: Access to streets should comply with the standards listed in UDC 11-3A-3. Access is
proposed for this site via an existing stub street (E. Logger’s Pass St.) at the west boundary
and S. Mesa Way at the east boundary via E. Victory Road. Direct lot access via Victory
Road is prohibited.
Because of the location of the Tenmile Creek along the northern boundary of the site, staff
does not recommend a stub street (and bridge) is provided for future interconnectivity with
the property to the north; access for the parcel to the north exists via S. Mesa Way.
A Traffic Impact Study (TIS) was not required by ACHD for this development.
Streets: All of the proposed streets are public.
Common Driveways: Common driveways are required to comply with the standards listed
in UDC 11-6C-3D. A common driveway is proposed for access to Lots 9 and 11-14, Block 1.
Staff discussed providing a common driveway directly across the street to the south for
access to Lots 3 and 4, Block 2; the applicant was in agreement but it’s not shown on the
plat. The final plat should include a common driveway for these lots.
Parking: Off-street parking is required to be provided on each residential lot in accord with
the standards listed in UDC 11-3C-6. For 2, 3 and 4 bedroom units, a minimum of 4 off-street
parking spaces are required with at least 2 of those in an enclosed garage; other spaces may
be enclosed or a minimum 10’ x 20’ parking pad.
Landscaping: Landscaping is required to be provided in the proposed development as set
forth in UDC 11-3B. A landscape plan was submitted with this application for the area
proposed to be platted as shown in Exhibit A.3.
A 25-foot wide street buffer is required along E. Victory Road, an arterial street, as proposed
in accord with the standards listed in UDC 11-3B-7C.
Landscaping within internal common areas is required to comply with the standards listed in
UDC 11-3G-3E. Detailed calculations are not depicted on the plat to demonstrate
compliance with these standards; the landscape plan should be revised to include this
information.
Landscaping is required along all pathways in accord with the standards listed in UDC 11-
3B-12C. A 5-foot wide landscape strip is required along each side of the pathway.
Where the pathway turns to the north at the southwest corner of Lot 5, Block 1, there is
not adequate area for landscaping on either side of the pathway as required; if the
property line were adjusted to allow for the landscape strips, the existing adjacent
structure would not comply with rear setback standards. Therefore, staff recommends
the applicant submit a request for alternative compliance to UDC 11-3B-12C.1, which
requires a 5-foot wide landscape strip on either side of the pathway.
Bannock Ridge – AZ, PP H-2017-0050 PAGE 8
Tree Mitigation: Mitigation is required for all existing trees 4” caliper or greater that are
removed from the site with equal replacement of the total calipers lost on the site up to an
amount of 100% replacement.
There are several existing trees on the site. The applicant should coordinate with the Elroy
Huff, City Arborist, to confirm mitigation requirements prior to removal of any trees
from the site. Mitigation calculations should be depicted on the landscape plan.
Parkways: Eight-foot wide parkways are proposed throughout this development. All
parkways shall be constructed and landscaped in accord with the standards listed in UDC 11-
3A-17.
Open Space: A minimum of 10% qualified open space is required to be provided for this
development in accord with UDC 11-3G-3A.1. Based on the area of the preliminary plat
(13.57 acres), a minimum of 1.36 acres of qualified open space is required to be provided as
set forth in UDC 11-3G-3B.
The applicant proposes 1.36 acres (or 10.04%) of qualified open space consisting of 8-foot
wide parkways throughout the development, half the street buffer along E. Victory Road, and
common areas where pathways are located in compliance with this requirement. The 0.23 of
an acre lot (Lot 22, Block 2) that is proposed for drainage may comply with the standards
listed in UDC 11-3B-11C for stormwater integration, which would allow it to be counted
toward qualified open space but the applicant is unsure at this time if it will. The proposed
qualified open space meets UDC standards without it.
Site Amenities: A minimum of one site amenity is required to be provided within this
development as set forth in UDC 11-3G-3. A segment of the City’s 10-foot wide multi-use
pathway system is proposed along the south side of the Tenmile Creek along the north
boundary of the site in accord with this requirement. A micropath is also proposed out to the
sidewalk along Victory Road at the south boundary of the development.
Pathways: Pathways are required to comply with the standards listed in UDC 11-3A-8 and
11-3B-12C.
The Pathways Master Plan designates a 10’ wide pathway along the south side of the Tenmile
Creek on this property which will provide a connection to the existing pathways in Cabella
Creek Subdivision to the east and Glacier Springs Subdivision to the west. Staff
recommends the sidewalk along the west side of Mesa Way that crosses Lot 5, Block 1 to
the multi-use pathway on Lot 2, Block 1 is widened to 10’ to provide a continuous width
pathway from the east. The pathway is required to be constructed within a 14-foot wide
public use easement in accord with the Pathways Master Plan per the construction standards
listed in UDC 11-3A-8 and 11-3B-12C; coordinate with the Pathways Project Manager, Jay
Gibbons.
If permission can be obtained from the Glacier Springs Homeowner’s Association to the
west, staff recommends the developer extend and connect the multi-use pathway off-site
to the existing pathway which stops short of the property line by approximately 10 feet.
There appears to be a structure (i.e. an irrigation box or something of that nature) at the end
of the pathway; connection to the pathway may require the pathway to curve around this
structure.
A micro-path connection is proposed from the sidewalk along the cul-de-sac at the south end
of the development to the sidewalk along Victory Road.
Sidewalks: Sidewalks are required along all public streets as set forth in UDC 11-3A-17. A
5-foot wide detached sidewalk is required along E. Victory Road, an arterial street. Five-foot
Bannock Ridge – AZ, PP H-2017-0050 PAGE 9
wide detached sidewalks are proposed with 8-foot wide parkways internally along local
streets within the development.
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.
Sewer and water services will be extended into the site from existing main lines in E.
Logger’s Pass at the northwest boundary of the site. All of the existing homes proposed to
remain on lots within the subdivision are required to hook up to City water and sewer
service within 60 days of it being available to said lots.
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 Homeowner’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 onsite in seepage beds in accord with ACHD
requirements.
If storm drainage areas are constructed in accord with the standards set forth in UDC
11-3B-11C, the area may count toward the qualified open space requirements in UDC
11-3G-3B. Staff recommends the design and construction of the storm drainage facility
on Lot 22, Block 2 complies with these standards so that the area can be used as open
space for the development.
Existing Well: There are existing wells on each of the lots where residential homes are
proposed to remain that are proposed to be abandoned per IDWR requirements.
Waterways: The Tenmile Creek runs along the north boundary of this site and is considered
a natural waterway, which is required to be left open as a natural amenity and should not be
piped or otherwise covered.
Per UDC 11-3A-6C.1, fencing along natural waterways shall not prevent access to the
waterway. In limited circumstances and in the interest of public safety, larger open water
systems may require fencing as determined by the City Council, Director, and /or Public
Works’ Director. A six-foot tall chain link fence is proposed along the north side of Lot 2,
Block 1 adjacent to the creek; a fence is not proposed along the north side of Lot 5, Block 1
adjacent to the creek. Because a pathway is planned adjacent to the creek on Lot 2, staff
feels a fence in this area is needed to protect public safety and recommends approval of the
proposed fence.
Fencing: All fencing is required to comply with the standards listed in UDC 11-3A-6B and
11-3A-7.
The Key Notes (#1) on the landscape plan state 6-foot tall white vinyl picture frame style
fencing will be installed along the back of landscaped street buffer along Victory Road and
along pathways and common areas. The UDC restricts fencing height/material along
pathways and common open space lots that are not entirely visible from a public street;
a detailed fencing plan should be submitted with the final plat application that complies
with the standards listed in UDC 11-3A-7.
Bannock Ridge – AZ, PP H-2017-0050 PAGE 10
As mentioned above, a 6-foot tall chain link fence is proposed on Lot 2, Block 1 adjacent to
the creek.
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 annexation and preliminary plat
request for this site with a new development agreement to replace the existing agreement;
and conditions listed in Exhibit B of this report in accord with the findings contained in
Exhibit E.
X. EXHIBITS
A. Drawings/Other
1. Vicinity/Zoning Map
2. Proposed Preliminary Plat (dated: 5/13/17)
3. Proposed Landscape Plan (dated: 5/16/17)
4. Conceptual Building Elevations/Renderings
B. Agency & Department Comments/Conditions
C. Legal Description & Exhibit Map for Annexation Boundary
D. Legal Description for Property Subject to New Development Agreement
E. Required Findings from Unified Development Code
Exhibit A Page 1
A. Drawings
1. Vicinity/Zoning Map
Exhibit A Page 2
2. Proposed Preliminary Plat (dated: 5/13/17)
Exhibit A Page 3
Exhibit A Page 4
3. Proposed Landscape Plan (dated: 5/16/17)
Exhibit A Page 5
Exhibit A Page 6
- 1 -
- 2 -
- 3 -
4. Conceptual Building Elevations/Renderings
- 4 -
- 5 -
EXHIBIT B - AGENCY & DEPARTMENT COMMENTS/CONDITIONS
1. PLANNING DEPARTMENT
1.1 Site Specific Conditions of Approval
1.1.1 A new Development Agreement (DA) is required as a provision of annexation of this property. Prior to
the annexation ordinance approval, a DA shall be entered into between the City of Meridian, the property
owner(s) at the time of annexation ordinance adoption, and the developer. A final plat application shall
not be submitted until the new DA is signed and approved by City Council.
Currently, a fee of $303.00 shall be paid by the applicant to the Planning Division prior to
commencement of the DA. The DA shall be signed by the property owner and returned to the Planning
Division within six (6) months of the City Council granting annexation. This DA shall supersede the
existing DA (Instrument No. 109040251) and shall, at minimum, incorporate the following provisions:
a. Future development of this site shall be generally consistent with the preliminary plat, landscape plan
and building elevations depicted in Exhibit A and the conditions noted in the staff report.
b. The Owner/Developer shall be responsible for all costs associated with the sewer and water service
extension.
c. All of the existing homes proposed to remain on lots within the subdivision are required to hook up to
City water and sewer service within 60 days of it being available to said lots.
d. Any and all existing domestic wells and/or septic systems within this project will have to be removed
from their domestic service, per City Ordinance 5-7-517, when services are available from the City of
Meridian. Wells may be used for non-domestic purposes such as landscape irrigation.
e. The Tenmile Creek shall be improved as necessary and protected during development. The creek
shall remain open as a natural amenity and not be piped or otherwise covered.
f. 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, the rear elevations of 2-story homes shall 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. This does not apply to single-story homes.
g. A 10-foot wide segment of the City’s multi-use pathway system that crosses this site is required to be
constructed within a 14-foot wide public use easement in accord with the Pathways Master Plan per
the standards listed in UDC 11-3A-8 and 11-3B-12C. Submit the easement to the Planning Division
with the final plat application for approval by City Council and subsequent recordation.
h. If permission can be obtained from the Glacier Springs Homeowner’s Association to the west, the
developer shall extend and connect the multi-use pathway off-site to the existing pathway which stops
short of the property line by approximately 10 feet.
1.1.2 The preliminary plat included in Exhibit A.2, dated 5/13/17, shall be revised as follows:
a. Lot #11 in Block 2 needs to be labeled as such.
b. Note #5 lists a 12-foot wide utility easement on the boundary; graphically, the easement appears to be
10 feet - revise one or the other to coincide.
c. Reconfigure the western portion of Block 2 that faces E. Loggers Pass Way to comply with the block
face standards listed in UDC 11-6C-3F, unless the proposed block face length of 900’+/- is approved
by City Council.
d. Note #10 needs to be revised as follows: “. . . to provide access to Lots 9 and 11-14, Block 1 to be
owned. . .”
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e. Include a note stating no access/curb cuts via the public street are allowed for Lots 9 and 14, Block 1.
Access to these lots is provided via the common driveway on Lot 10, Block 1.
f. Provide a common driveway for access to Lots 3 and 4, Block 2 in accord with the standards listed in
UDC 11-6C-3D.
1.1.3 The landscape plan included in Exhibit A.3, dated 5/16/17, shall be revised as follows:
a. Include detailed calculations that demonstrate compliance with the qualified open space requirements
listed in UDC 11-3G-3B.
b. Mitigation information shall be included on the plan in accord with the standards listed in UDC 11-
3B-10C for any existing 4” caliper or greater trees that are removed from the site that the City
Arborist, Elroy Huff, deems require mitigation.
c. Widen the sidewalk along the west side of Mesa Way that crosses Lot 5, Block 1 to the multi-use
pathway on Lot 2, Block 1 to 10 feet to provide a continuous width pathway from the east.
d. Include a 5-foot wide landscape strip on either side of the 10-foot wide multi-use pathway along the
west side of Lot 5, Block 1 as required by UDC 11-3B-12C.1; or, submit a request for alternative
compliance to this standard as set forth in UDC 11-5B-5.
e. Remove the landscaping on Lot 10, Block 1 that borders Lots 9 and 14, Block 1 since access is being
taken from the common driveway; or depict a driveway through the landscaping for those lots.
f. Revise fencing to comply with the standards listed in UDC 11-3A-7A.7. Submit a detail of the
proposed fence type(s). A 4-foot tall solid fence with 2-foot open vision fencing at the top is allowed
adjacent to all pathways and common open space lots; however, open vision fencing is defined in
UDC 11-1A-1 as, “A fence that does not restrict or impede vision or sight through the fence by more
than 50%.”
g. Design and construct the storm drainage facility on Lot 22, Block 2 so that it complies with the
standards listed in UDC 11-3B-11C and can be used as open space for the development.
1.1.4 The developer shall provide a minimum of 1.36 acres (or 10.04%) of qualified open space within the
development as proposed in accord with the standards listed in UDC 11-3G-3B.
1.1.5 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.
1.1.6 The existing structures on the site that are proposed to be removed shall be removed prior to signature on
the final plat by the City Engineer. All other structures proposed to remain on the site are required to
comply with the minimum setback standards for the R-4 zoning district listed in UDC Table 11-2A-5.
1.1.7 Submit an exhibit with the final plat application that depicts the setbacks, fencing, building envelope and
orientation of the lots and structures for all lots that are accessed by a common driveway (i.e. Lots 9 and
11-14, Block 1; and Lots 3 and 4, Block 2).
1.1.8 A perpetual ingress-egress easement for the common driveways proposed on the site shall be filed with
the Ada County Recorder, which shall include a requirement for maintenance of a paved surface capable
of supporting fire vehicles and equipment.
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-
2A-5.
1.2.2 Comply with all provisions of 11-3A-3 with regard to access to streets.
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1.2.3 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set forth in
UDC 11-3A-6.
1.2.4 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11 -3A-15, UDC
11-3B-6 and MCC 9-1-28.
1.2.5 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
1.2.6 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J.
1.2.7 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3C-6 for single-
family dwellings.
1.2.8 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B-7C.
1.2.9 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-11C.
1.2.10 Construct all parkways consistent with the standards as set forth in UDC 11-3A-17E, 11-3G-3B5 and 11-
3B-7C.
1.2.11 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.
1.2.12 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.
1.2.13 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.
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 Applicant shall be required to extend an 8-inch water main from the East leg of the dead end common
driveway tee, to the main in S. Mesa Way. This mainline shall be located in the center of a 20-foot wide
common area lot.
2.1.2 Applicant shall be responsible for the extension of the water main in S. Mesa Way to the north boundary
line extended. In lieu of making the actual crossing of Ten Mile Creek, the applicant will be allowed to
stop the main short of the north boundary and deposit 125% of the actual bid cost for the incomplete
section. This will satisfy the applicants responsibility for compliance with MCC 9-1-11B, the City will
then make these funds available to the party needing the extension of this main on the north side of Ten
Mile Creek when this work is completed.
2.1.3 Applicant shall be responsible for all associated costs and the physical connection to the sanitary sewer
and water systems for the two existing homes that are proposed to remain.
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
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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, 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 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
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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 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 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 One and two family dwellings not exceeding 3,600 square feet require a fire-flow of 1,000 gallons per
minute for a duration of 2 hours to service the entire project. One and two family dwellings in excess of 3,600
square feet require a minimum fire flow as specified in Appendix B of the International Fire Code. Fire
Hydrant spacing shall be provided as required by Appendix C of the International Fire Code.
4.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in accordance with
International Fire Code Section (IFC) 508.5.4 as follows:
a. Fire hydrants shall have the 4 ½” outlet face the main street or parking lot drive aisle.
b. Fire hydrants shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on corners when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10’.
f. Fire hydrants shall be placed 18” above finished grade to the center of the 4 ½” outlets.
g. Fire hydrants shall be provided to meet the requirements of IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing buildings within
1,000 feet of the project.
4.3 In accordance with International Fire Code Section 503.2.5 and Appendix D, any roadway greater than
150 feet in length that is not provided with an outlet shall be required to have an approved turn around.
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Phasing of the project may require a temporary approved turn around on streets greater than 150' in length
with no outlet.
4.4 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28’ inside and 48’
outside, per International Fire Code Section 503.2.4.
4.5 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.
4.6 Private Alleys and Fire Lanes shall have a 20’ wide improved surface capable of supporting an imposed
load of 75,000 lbs. All roadways shall be marked in accordance with Appendix D Section D103.6 Signs.
4.7 Provide signage (“No Parking Fire Lane”) for all fire lanes in accordance with International Fire Code
Sections 503.4 & D103.6.
4.8 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth in
International Fire Code Section 304.1.2.
4.9 Fire lanes, streets, and structures (including the canopy height of mature trees) shall have a vertical
clearance of 13’6 as set forth in International Fire Code Section 503.2.1.
4.10 Operational fire hydrants, temporary or permanent street signs, and access roads with an all weather surface
are required to be installed before combustible construction material is brought onto the site, as set forth in
International Fire Code Section (IFC) 501.4 and Meridian amendment to IFC 10-4-2J.
4.11 The roadways shall be built to Ada County Highway District cross section standards and have a clear
driving surface. Streets less than 26’ in width shall have no on-street parking; streets less than 32’ in
width shall have parking only on one side. These measurements shall be based on the drivable surface
dimension exclusive of shoulders. The overhead clearance shall be a minimum of 13’ 6”. The roadway
shall be able to accommodate an imposed load of 75,000 GVW as set forth in International Fire Code
Section 503.2.1. and D103.6.1 and D103.6.2.
4.12 The fire department requests that any future signalization installed as the result of the development of this
project be equipped with Opticom sensors to ensure a safe and efficient response by fire and emergency
medical service vehicles. The cost of this installation is to be borne by the developer. (National Fire
Protection Std 1141 Section 5.2.11.1)
4.13 All portions of the buildings located on this project must be within 150’ of a paved surface as measured
around the perimeter of the building as set forth in International Fire Code Section 503.1.1.
5. REPUBLIC SERVICES
5.1 No comments were received from Republic Services on this application.
6. PARKS DEPARTMENT
6.1 Mitigation is required for all existing trees 4-inch caliper or greater that are removed from the site in
accord with the standards listed in UDC 11-3B-10C.5. Contact Elroy Huff, City Arborist, at 208-489-
0589 to confirm mitigation requirements for the site prior to removal of any trees.
6.2 A 10-foot wide multi-use pathway is required along the south side of the Tenmile Creek on this site
within a 14-foot wide public pedestrian easement. Coordinate the details of such with Jay Gibbons,
Pathways Project Manager (208-888-3579).
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7. ADA COUNTY HIGHWAY DISTRICT
7.1 Site Specific Conditions of Approval
7.1.1 Dedicate 37.5-feet of right-of-way from centerline of Victory Road abutting the site.
7.1.2 Widen the pavement of Victory Road to 17-feet of pavement from centerline; and construct a 5-foot wide
concrete sidewalk a minimum of 31-feet from centerline of Victory Road abutting the site.
7.1.3 Construct Mesa Way as one-half of a 36-foot street section with curb, gutter, and 8-foot wide planter strip
within 50-feet of right-of-way; and detached 5-foot wide detached concrete sidewalk abutting the site.
7.1.4 Construct Loggers Pass Street and Novara Way as 36-foot street sections with curb, gutter, and minimum
8-foot wide parkway strip within 50-feet of right-of-way; and 5-foot wide detached concrete sidewalk,
abutting the site.
7.1.5 Terminate Loggers Pass Street in a cul-de-sac located approximately 410-feet south of Novara Way with
a minimum 45-foot turning radius.
7.1.6 Provide a permanent right-of-way easement for any public sidewalk located outside of the dedicated
right-of-way.
7.1.7 Construct a 10-foot wide by 65-foot long landscape median within 73-feet of right-of-way and a 52-foot
street section at the entrance to Novara Way and Mesa Way. The travel lanes are 21-feet wide on each
side of the median; and 5-foot wide detached concrete sidewalk within an easement.
7.1.8 Plat the landscape median on Novara Way as right-of-way owned by ACHD; and the Developer or
Homeowners Association should apply for a license agreement if landscaping is to be placed within the
median.
7.1.9 Construct a new local roadway, Novara Way, to intersect Mesa Way, approximately 575-feet north of
Victory Road in alignment with Novara Way directly to the east.
7.1.10 Payment of impacts fees are due prior to issuance of a building permit.
7.1.11 Comply with all Standard Conditions of Approval.
7.2 Standard Conditions of Approval
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.
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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.
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C. Legal Description & Exhibit Map for Annexation Boundary
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D. Legal Description for Property Subject to New Development Agreement
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E. Required Findings from Unified Development Code
1. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full investigation and
shall, at the public hearing, review the application. In order to grant an annexation, the Council
shall make the following findings:
a. The map amendment complies with the applicable provisions of the Comprehensive Plan;
The Applicant proposes to annex the subject 9.42 acre property with an R-4 zoning district consistent
with the LDR FLUM designation for this site for a single -family residential development. The
Commission finds the proposed development and zoning complies with the applicable provisions of
the Comprehensive Plan. (See section VII above for more information.)
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The Commission finds that the proposed map amendment to the R-4 zoning district is consistent with
the purpose statement for the residential districts as detailed in Section VIII above.
c. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
The Commission finds that the proposed map amendment will not be detrimental to the public health,
safety, or welfare. City utilities will be extended at the expense of the developer. The Commission
recommends that the Council consider any oral or written testimony that may be provided when
determining this finding.
d. The map amendment shall not result in an adverse impact upon the delivery of services by
any political subdivision providing public services within the City including, but not limited to,
school districts; and,
The Commission finds that the proposed zoning amendment will not result in any adverse impact
upon the delivery of services by any political subdivision providing services to this site.
e. The annexation is in the best of interest of the City (UDC 11-5B-3.E).
The Commission finds annexing this property with an R-4 zoning district as requested is in the best
interest of the City.
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the
decision-making body shall make the following findings:
a. The plat is in conformance with the Comprehensive Plan;
The Commission finds that the proposed plat is in conformance with the Comprehensive plan. (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 Commission finds that public services are available and are adequate to serve the proposed
development. (See Exhibit B of the Staff Report for more details from public service providers.)
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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, the Commission finds that the subdivision will not require the expenditure of capital
improvement funds.
d. There is public financial capability of supporting services for the proposed development;
Based on comments from public service providers in Exhibit B, the Commission 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 Commission is not aware of any health, safety, or environmental problems associated with the
platting of this property that should be brought to the Council’s attention. ACHD considers road
safety issues in their analysis. The Commission recommends that the Council consider any public
testimony that may be presented when determining whether or not the proposed subdivision may
cause health, safety or environmental problems of which the Commission is unaware.
f. The development preserves significant natural, scenic or historic features.
The Commission is unaware of any significant natural, scenic or historic features that exist on this
site.