Turf Farm 2017-0149CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H-2017-0149 - 1 -
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND DECISION & ORDER
In the Matter of the Request for Annexation and Zoning of 35.35 Acres of Land with an R-8 Zoning
District; and Preliminary Plat Consisting of 158 Single-Family Residential Building Lots and 17
Common Lots on 35.35 Acres of Land for Turf Farm Subdivision, by Brighton Investments, LLC.
Case No(s). H-2017-0149
For the City Council Hearing Date of: February 20, 2018 (Findings on March 6, 2018)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of February 20, 2018, incorporated
by reference)
2. Process Facts (see attached Staff Report for the hearing date of February 20, 2018, incorporated
by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of February 20,
2018, incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of February 20, 2018, incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the “Local Land Use
Planning Act of 1975,” codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code codified at
Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by
ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of
Meridian, which was adopted April 19, 2011, Resolution No. 11-784 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A.
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which shall be
signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the
Community Development Department, the Public Works Department and any affected party
requesting notice.
Meridian City Council Meeting Agenda March 6, 2018 – Page 352 of 605
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
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7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of February 20, 2018, incorporated by reference. The conditions are concluded to be
reasonable and the applicant shall meet such requirements as a condition of approval of the
application.
C. Decision and Order
Pursuant to the City Council’s authority as provided in Meridian City Code § 11-5A and based upon
the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that:
1. The applicant’s request for Annexation & Zoning and Preliminary Plat is hereby approved with
the requirement of a Development Agreement per the conditions of approval in the Staff Report
for the hearing date of February 20, 2018, attached as Exhibit A.
D. Notice of Applicable Time Limits
Notice of Preliminary Plat Duration
Please take notice that approval of a preliminary plat, combined preliminary and final plat, or
short plat shall become null and void if the applicant fails to obtain the city engineer’s signature
on the final plat within two (2) years of the approval of the preliminary plat or the combined
preliminary and final plat or short plat (UDC 11-6B-7A).
In the event that the development of the preliminary plat is made in successive phases in an
orderly and reasonable manner, and conforms substantially to the approved preliminary plat,
such segments, if submitted within successive intervals of two (2) years, may be considered for
final approval without resubmission for preliminary plat approval (UDC 11-6B-7B).
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-6B-7.A, the Director may authorize a single extension of time to obtain the City
Engineer’s signature on the final plat not to exceed two (2) years. Additional time extensions up
to two (2) years as determined and approved by the City Council may be granted. With all
extensions, the Director or City Council may require the preliminary plat, combined
preliminary and final plat or short plat to comply with the current provisions of Meridian City
Code Title 11. If the above timetable is not met and the applicant does not receive a time
extension, the property shall be required to go through the platting procedure again (UDC 11-
6B-7C).
Notice of Development Agreement Duration
The city and/or an applicant may request a development agreement or a modification to a
development agreement consistent with Idaho Code section 67-6511A. The development
agreement may be initiated by the city or applicant as part of a request for annexation and/or
rezone at any time prior to the adoption of findings for such request.
A development agreement may be modified by the city or an affected party of the development
agreement. Decision on the development agreement modification is made by the city council in
accord with this chapter. When approved, said development agreement shall be signed by the
property owner(s) and returned to the city within six (6) months of the city council granting the
modification.
A modification to the development agreement may be initiated prior to signature of the
Meridian City Council Meeting Agenda March 6, 2018 – Page 353 of 605
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H-2017-0149 - 3 -
agreement by all parties and/or may be requested to extend the time allowed for the agreement
to be signed and returned to the city if filed prior to the end of the six (6) month approval
period.
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, denial of a development
application entitles the Owner to request a regulatory taking analysis. Such request must be in
writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the
final decision concerning the matter at issue. A request for a regulatory takings analysis will
toll the time period within which a Petition for Judicial Review may be filed.
2. Please take notice that this is a final action of the governing body of the City of Meridian.
When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person
who has an interest in real property which may be adversely affected by the final action of the
governing board may within twenty-eight (28) days after the date of this decision and order
seek a judicial review as provided by Chapter 52, Title 67, Idaho Code.
F. Attached: Staff Report for the hearing date of February 20, 2018
Meridian City Council Meeting Agenda March 6, 2018 – Page 354 of 605
By action of the City Council at its regular meeting held on the day of 1 AC'r
2018.
COUNCIL PRESIDENT JOE BORTON VOTED Yn-
COUNCIL VICE PRESIDENT LUKE CAVENER VOTED
COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED
COUNCIL MEMBER TY PALMER VOTED
COUNCIL MEMBER TREG BERNT VOTED
COUNCIL MEMBER GENESIS MILAM VOTED /--moi
MAYOR TAMMY de WEERD VOTED
(TIE BREAKER)
(��,7Mayor Tamm e Weerd
Copy served upon Applicant, Community Development Department, Public Works Department and City
Attorney.
By: Dated: Is- W a D `-z
City -Clerk's Office
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H-2017-0149 -TU4 Faymn 'A 1016 - 4
EXHIBIT A
Turf Farm Subdivision – AZ, PP H-2017-0149 PAGE 1
STAFF REPORT
Hearing Date: February 20, 2018
TO: Mayor & City Council
FROM: Sonya Allen, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Turf Farm Subdivision – AZ, PP (H-2017-0149)
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, Brighton Investments, LLC, has submitted an application for annexation and zoning
(AZ) of 35.35 acres of land with an R-8 zoning district; and a preliminary plat (PP) consisting of 158
building lots and 17 common lots on 35.35 acres of land for Turf Farm Subdivision.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed AZ and PP applications in accord with the conditions of
approval in Exhibit B and the Findings of Fact and Conclusions of Law in Exhibit D.
The Meridian Planning & Zoning Commission heard these items on January 4 and 18, 2018. At
the public hearing on January 18th, the Commission moved to recommend approval of the
subject AZ and PP requests.
a. Summary of Commission Public Hearing:
i. In favor: Mike Wardle, Brighton Corp.
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: Mike Wardle, Brighton Corp.
v. Staff presenting application: Sonya Allen
vi. Other staff commenting on application: None
b. Key issue(s) of Public Testimony:
i. None
c. Key Issues of Discussion by Commission:
i. Discussion favoring less density than Staff recommended instead of more due to no
access via Lake Hazel and only one access via Eagle Rd.
d. Commission Change(s) to Staff Recommendation:
i. None
e. Outstanding Issue(s) for City Council:
i. The Applicant requests Council approval of a “step-down” in density from MHDR (8-
15 units/acre to MDR (3-8 units/acre)..
The Meridian City Council heard these items on February 20, 2018. At the public hearing, the
Council approved the subject AZ and PP requests.
a. Summary of City Council Public Hearing:
i. In favor: Mike Wardle, Brighton Corporation
ii. In opposition: None
iii. Commenting: None
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EXHIBIT A
Turf Farm Subdivision – AZ, PP H-2017-0149 PAGE 2
iv. Written testimony: Mike Wardle, Brighton Corporation
v. Staff presenting application: Sonya Allen
vi. Other staff commenting on application: Bill Parsons
b. Key issue(s) of Public Testimony:
i. None
c. Key Issues of Discussion by Council:
i. None
d. Key Council Changes to Commission Recommendation
i. None
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2017-
0149, as presented in the staff report for the hearing date of February 20, 2018, with the following
modifications: (Add any proposed modifications).
Denial
After considering all staff, applicant and public testimony, I move to deny File Number H-2017-0149,
as presented during the hearing on February 20, 2018, for the following reasons: (You should state
specific reasons for denial)
Continuance
I move to continue File Number H-2017-0149 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 off the northeast corner of S. Eagle Road and E. Lake Hazel Road in the SW ¼
of Section 33, Township 3N., Range 1E. (Parcel #S1133336210).
B. Owner:
Brighton Investments, LLC
12601 W. Explorer Dr., Ste. 200
Boise, ID 83713
C. Applicant:
Same as Owner
D. Representative:
Mike Wardle, Brighton Corporation
12601 W. Explorer Dr., Ste. 200
Boise, ID 83713
E. Applicant's Statement/Justification: Please see applicant’s narrative for this information.
V. PROCESS FACTS
A. The subject application is for annexation and zoning and preliminary plat. A public hearing is
required before the Planning & Zoning Commission and City Council on this matter, consistent
with Meridian City Code Title 11, Chapter 5.
B. Newspaper notifications published on: December 15, 2017 (Commission); February 2, 2018 (City
Meridian City Council Meeting Agenda March 6, 2018 – Page 357 of 605
EXHIBIT A
Turf Farm Subdivision – AZ, PP H-2017-0149 PAGE 3
Council)
C. Radius notices mailed to properties within 300 feet on: December 8, 2017 (Commission); January
26, 2018 (City Council)
D. Applicant posted notice on site(s) on: December 21, 2017 (Commission); February 7, 2018 (City
Council)
VI. LAND USE
A. Existing Land Use(s) and Zoning: The annexation area consists of vacant/undeveloped land
agricultural property, zoned RUT in Ada County.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North & East: Single-family residential properties in the development process in Hill’s
Century Farm Subdivision, zoned R-8
2. South: E. Lake Hazel Rd. and rural residential properties, zoned RUT in Ada County
3. West: Rural residential property, zoned RUT in Ada County
C. History of Previous Actions: None
D. Utilities:
1. Location of sewer: Sanitary sewer service to this development will be via a new mainline to
the existing mainline in the south stub street coming out of Hill’s Century Farm.
2. Location of water: Water service to this development will be via new mainlines to the
existing mainline in S. Eagle Road and from the south stub street coming out of Hill’s
Century Farm.
3. Issues or concerns: This development lies on a pressure zone boundary, and is intended to be
served by Pressure Zone 4. A PRV station will be required to separate the pressure zones.
E. Physical Features:
1. Canals/Ditches Irrigation: The Tenmile Creek runs along the east boundary of this property.
2. Hazards: Staff is not aware of any hazards that exist on this property.
3. Flood Plain: A portion of this site along the east boundary lies within the Meridian Floodplain
Overlay District.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
Land Use: The Comprehensive Plan Future Land Use Map (FLUM) designates this site as Medium
High-Density Residential (MHDR). The MHDR designation allows for the development of a mix of
relatively dense residential housing types including townhouses, condominiums and apartments.
Residential gross densities should range from 8 to 15 dwelling units per acre, with a target density of
12 units per acre. These are relatively compact areas within the context of larger neighborhoods and
are typically located around or near mixed use commercial or employment areas to provide
convenient access to services and jobs for residents. Developments need to incorporate high quality
architectural design and materials and thoughtful site design to ensure quality of place and should also
incorporate connectivity with adjacent uses and area pathways, attractive la ndscaping and individual
project identity.
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EXHIBIT A
Turf Farm Subdivision – AZ, PP H-2017-0149 PAGE 4
The applicant requests approval of a “step” down in density from MHDR to Medium Density
Residential (MDR). In residential areas, other residential densities will be considered without
requiring a Comprehensive Plan amendment. However, the density can only be changed one “step”
(i.e. from low to medium, not low to high, etc.). MDR designated areas allow smaller lots for
residential purposes within City limits. Uses may include single-family homes at gross densities of 3
to 8 dwelling units per acre.
Note: Council previously approved a “step” down in density from MHDR to MDR at a density of
3.5+/- units/acre for the adjacent 40-acre property to the east, also being developed by the Applicant.
If Council also approves a “step” down in density for this property, the resulting density will be
significantly less than anticipated and planned for in this area.
Transportation: The Master Street Map designates E. Lake Hazel Road as a residential mobility
arterial, which is designed to accommodate high volumes and intended for regional movements.
While the number of lanes may vary, these roadways may have more than two travel lanes per
direction.
As a mobility arterial, it is a major roadway that is focused on traffic operations and efficiencies as
well as pedestrian safety. A transit route is not currently planned for Lake Hazel (for the next 6 years
anyway); however, with the planned densities and land uses along this corridor and its’ ultimate
connection to the Boise airport, it’s possible that Lake Hazel will someday be a transit route.
COMPASS’s report requests that a bicycle curb cut be considered to enable access from the
Tenmile Creek pathway to Lake Hazel Road and that pathway connectivity is provided to the
adjacent property at the Lake Hazel/Eagle Road intersection.
Water & Sewer Service: The Public Works’ Department has planned to provide services in this area
based on the density anticipated in the MHDR designation. Although the step down in density will
not affect the provision of City services, the number of hook-ups will be much less than anticipated.
The applicant proposes to develop this 35.35 acre site with 158 single-family residential attached and
detached homes at an overall gross density of 4.47 dwelling units per acre (d.u./acre) consistent with
the MDR FLUM designation. The lot sizes/homes in the north phase will be consistent with the
character and density (i.e. 3.32 units/acre) of homes in existing and future phases of the adjacent
Hill’s Century Farm development with which it will be developed and marketed. The south phase
will contain a mix of attached and detached homes (i.e. villas) on narrower lots with smaller lots [i.e.
higher density (i.e. 5.48 units/acre)] adjacent to the mobility corridor (i.e. Lake Hazel Rd.).
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 medium density development with a mix of attached and detached units will
contribute to the variety of housing types available within the southern portion of the City.
Staff is unaware of how “affordable” the units will be.
“Permit new development only where urban services can be reasonably provided at the time
of final approval and development is contiguous to the City.” (3.01.01F)
City services are available and will be extended by the developer to the proposed lots with
development of the site in accord with UDC 11-3A-21.
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EXHIBIT A
Turf Farm Subdivision – AZ, PP H-2017-0149 PAGE 5
“Locate high-density development, where possible, near open space corridors or other
permanent major open space and park facilities, Old Town, and near major access
thoroughfares.” (3.07.02L)
Although not high-density, “higher” densities are proposed to develop on the south end of
this site adjacent to the mobility corridor (i.e. Lake Hazel Rd.). Without a connection to Lake
Hazel or another bridge over the Tenmile Creek, staff does not feel it’s feasible to require
more density within this development with only one access via S. Eagle Road, an arterial
street, and one local street access via Hill’s Century Farm Subdivision. An access via Lake
Hazel is planned approximately 140 feet to the east of this site; and the applicant already
constructed a bridge over the creek to the north with the extension of E. Taconic Drive.
“Require common area in all subdivisions.” (3.07.02F)
A minimum of 10% qualified open space is required to be provided with this development in
accord with the standards listed in UDC 11-3G-3.
“Review new development for appropriate opportunities to connect local roads and collectors
to adjacent properties (stub streets). (3.03.020)
The proposed plat depicts two stub streets to the adjacent property at the northeast corner of
S. Eagle Rd. and E. Lake Hazel Rd.
“Coordinate with public works, police, and fire departments on proposed annexation and
development requests, and the impacts on services.” (3.04.01H)
Staff has coordinated with public works, police and fire and has incorporated their comments
and conditions in this report.
“Consider the adopted COMPASS regional long-range transportation plan in all land use
decisions.” (3.03.02G)
East Lake Hazel Road is designated as a residential mobility arterial. As such, it’s planned to
be designed for high volumes and intended for regional movements. High density is desired
along such corridors.
“Develop pathways to connect Meridian with Boise, Nampa, Kuna and Eagle.” (6.01.02C)
A segment of the City’s multi-use pathway system is proposed along the east side of this site
adjacent to the Tenmile Creek and will eventually provide a connection between adjacent
cities.
“Improve and protect creeks (Five Mile, Eight Mile, Nine Mile, Ten Mile, South Slough, and
Jackson and Evans Drainages) throughout commercial, industrial and residential
areas.”(5.01.01E)
The Tenmile Creek is required to be left open as a natural waterway and protected during
construction.
For the above-stated reasons, staff finds the proposed project is generally consistent with the goals
and objectives in the Comprehensive Plan if a “step” down is deemed appropriate by City Council.
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.
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EXHIBIT A
Turf Farm Subdivision – AZ, PP H-2017-0149 PAGE 6
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-8 (and R-15) zoning district.
Any use not explicitly listed, or listed as a prohibited use is prohibited. The proposed use of the
site for single-family attached and detached dwellings is a principal permitted use in the R-8 (and
R-15) zoning district.
C. Dimensional Standards: Development of the site should be consistent with the dimensional
standards listed in UDC Table 11-2A-6 for the R-8 zoning district (and 11-2A-7 for the R-15
district if applicable).
D. Landscaping: Street buffer landscaping is required as set forth in UDC Table 11-2A-6 (and 11-
2A-7) in accord with the standards listed in UDC 11-3B-7C.
E. Subdivision Design and Improvement Standards: The subdivision must comply with the
subdivision design standards outlined in UDC 11-6C-3.
F. 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. Annexation & Zoning
The applicant has applied for annexation and zoning of 35.35 acres of land with an R-8 zoning
district contingent upon City Council’s approval of the request for a “step” down in density from
MHDR to MDR as discussed above. If a step down in density is approved, staff believes the
proposed zoning designation is generally consistent with the policies in the Comprehensive Plan.
The applicant proposes to develop 158 new single-family residential attached and detached
homes on the subject property as shown on the preliminary plat included in Exhibit A.2. Because
the lots in the south phase of development proposed for attached units don’t meet the
minimum dimensional standards of the R-8 district for lot size and street frontage, staff
recommends this phase is annexed with an R-15 zoning district rather than R-8 as
proposed.
The legal description submitted with the application, included in Exhibit C, shows the boundaries
of the property proposed to be annexed. The property is contiguous to land that has been annexed
into the City and is within the Area of City Impact boundary. The legal descriptions should be
revised to only include the north phase in the R-8 boundary and the south phase in the R-15
boundary as recommended above.
The City may require a development agreement (DA) in conjunction with an annexation pursuant
to Idaho Code section 67-6511A. In order to ensure the site develops as proposed with this
application, staff recommends a DA as a provision of annexation with the provisions
included in Exhibit B.
2. Preliminary Plat
The proposed plat consists of a total of 158 building lots and 17 common lots on 35.35 acres of
land in a proposed R-8 zoning district (see Exhibit A.2). The gross overall density for the
subdivision is 4.47 dwelling units per acre (d.u./acre) with a net density of 8.55 d.u./acre.
This subdivision is proposed to develop in two phases with the north half expected to develop in
2018. The first phase will consist of detached units with a gross density of 3.32 units per acre and
a net density of 5.95 units/acre; and the second phase will consist of a mix of attached and
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EXHIBIT A
Turf Farm Subdivision – AZ, PP H-2017-0149 PAGE 7
detached units with a gross density of 5.48 units/acre and a net density of 11.14 units/acre. The
final plats will be integrated into Hill’s Century Farm subdivision with the final plats anticipated
to be in numerical sequence extensions of that project.
Dimensional Standards: Development of this site is required to comply with the dimensional
standards listed in UDC 11-2A-3 and Table 11-2A-6 for the R-8 (and Table 11-2A-7 for the R-
15) zoning district (as applicable). Staff has reviewed the proposed plat and found the north phase
to be in compliance with the R-8 standards except for the street frontage of Lot 2, Block 1 and
Lot 26, Block 4 which should be widened to 40 feet because they aren’t on a 90 degree angle.
The lots proposed in the south phase for attached units do not meet the minimum lot size
and street frontage requirements. Therefore, staff recommends the south phase be zoned R-
15 instead of R-8 as the minimum lot size is 2,000 square feet and there is no minimum
street frontage.
Traffic: ACHD is not requiring a Traffic Impact Study (TIS) for the proposed development.
However, they are requesting that the project be included as part of the updated TIS for the Hill’s
Century Farm project.
Access: One access is proposed for this site via S. Eagle Road, approximately ¼ mile north of E.
Lake Hazel Rd. Another access is proposed via the extension of a local street, S. Tindaris Ave.,
currently stubbed at the north boundary of the site from Hill’s Century Farm Subdivision No. 5.
The applicant proposes to provide an emergency access by widening the Tenmile Creek pathway
from W. Berghan Ct. to Lake Hazel Rd. at the southeast corner of the site to Fire Dept. standards.
Stub Streets: Two (2) stub streets are depicted on the preliminary plat to the property located at
the northeast corner of the S. Eagle Rd./E. Lake Hazel Rd. intersection (i.e. Parcel
#S1133336410) via the extension of S. Palatino Way and W. Berghan Ct. Because the west stub
street is longer than 150’ in length at approximately 240’, a temporary turnaround meeting
Fire Department standards is required.
Because the extension of Berghan will create a block length (Block 2) in excess of 1,000 feet
at approximately 1,200’, staff recommends a pedestrian pathway is provided from the
sidewalk along W. Berghan St. to the sidewalk along E. Lake Hazel Rd. in the vicinity of
Lots 50 & 51, Block 2 to break up the long block length in accord with UDC 11-6C-3F.
Common Driveways: All common driveways are required to comply with the standards listed in
UDC 11-6C-3D. Common driveways are depicted on the plat on Lots 4 and 12, Block 4. An
exhibit is required to be submitted with the final plat application that depicts the setbacks,
fencing, building envelope, and orientation of the lots and structures accessed by a common
driveway.
Parking: Off-street parking is required on each residential lot in accord with the standards listed
in UDC 11-3C-6.
Landscaping: Landscaping is required to be provided in the subdivision in accord with the
standards listed in UDC 11-3B.
A 35-foot wide street buffer is required along E. Lake Hazel Road, an entryway corridor; and a
25-foot wide street buffer is required along S. Eagle Road, an arterial street, landscaped in accord
with the standards listed in UDC 11-3B-7C. Because the landscape plan matches the
configuration of the original preliminary plat that was submitted with this application, it
needs to be revised prior to the City Council meeting.
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 site up to an amount of
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Turf Farm Subdivision – AZ, PP H-2017-0149 PAGE 8
one hundred percent replacement. The landscape plan states that there are no healthy trees on the
site greater than 4” caliper that require mitigation.
Open Space/Site Amenities: The UDC requires a minimum of 10% qualified open space to be
provided with development and a minimum of one qualified site amenity.
Because the configuration of some of the qualified open space areas have changed from the
original design, the applicant should submit a revised landscape plan and open square
exhibit prior to the Council meeting that demonstrates compliance with the minimum
requirements. Qualified open space consists of half the street buffers along adjacent arterial
streets (Eagle & Lake Hazel), 8-foot wide parkways, and common areas greater than 50’ x 100’ in
area.
A segment of the City’s regional pathway system is proposed along the east boundary of this site
adjacent to the Tenmile Creek as an amenity; and micro-paths are proposed internally for access
to the pathway and adjacent development.
Pathways: The Pathways Master Plan depicts a regional pathway on this site along the west side
of the Tenmile Creek. The pathway is required to be constructed in accord with the standards in
the Plan and have landscaping adjacent to the pathway in accord with the standards listed in UDC
11-3B-12C. A minimum 5-foot wide landscape strip is required along each side of the pathway
planted with a mix of trees, shrubs, lawn or other vegetative groundcover. A minimum of one
tree per 100 linear feet is required to be planted along the pathway adjacent to the creek; no
trees are currently depicted on the plan.
Sidewalks: Sidewalks are required along all public streets as set forth in UDC 11-3A-17.
Parkways: Landscaped 8-foot wide parkways are proposed adjacent to local and arterial streets
within this development in accord with the standards listed in UDC 11-3A-17E.
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.
Street lighting is required to be installed within the development in accord with the City’s
adopted standards, specifications and ordinances.
Pressurized Irrigation (PI): An underground PI system is required to be provided to each lot in
the subdivision as proposed in accord with UDC 11-3A-15. Pressurized irrigation is proposed to
be provided by the New York Irrigation District and will be owned and maintained by the
Homeowner’s Association.
Storm Drainage: An adequate storm drainage system is required in all developments in accord
with the City’s adopted standards, specifications and ordinances. Design and construction shall
follow best management practice as adopted by the City as set forth in UDC 11-3A-18.
Waterways: The UDC (11-3A-6) requires all irrigation ditches, laterals, canals and drains to be
piped unless left open as a water amenity (as defined in UDC 11-1A-1) or linear open space.
The Tenmile Creek runs along the east boundary of this site. As a natural waterway, it’s required
to remain open and not be piped and should be protected during construction. A portion of the
site along the creek is located within the floodplain overlay district. Prior to any
development occurring in the Overlay District, a hydraulic and hydrologic analysis is
required to be completed and submitted to the City and approved by the Floodplain
Administrator per MCC 10-6.
Building Elevations: The applicant has submitted conceptual building elevations for future
single-family detached homes within this development that are consistent with those constructed
in the adjacent Hill’s Century Farm development (see Exhibit A.4). Building materials consist of
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EXHIBIT A
Turf Farm Subdivision – AZ, PP H-2017-0149 PAGE 9
horizontal and vertical siding, stucco, and stone veneer wainscot. Future development should be
generally consistent with these elevations and materials. Conceptual building elevations should
be submitted for the attached dwellings prior to the City Council meeting.
Fencing: All fencing should comply with the standards listed in UDC 11-3A-6B and 11-3A-7.
A 6-foot tall cedar fence is proposed adjacent to the street buffers along S. Eagle and E. Lake
Hazel Roads and along the subdivision boundary except for along the creek. A 4-foot tall cedar
open vision fence is proposed adjacent to the pathway along the Tenmile Creek and adjacent to
micro-paths. A detail of the proposed fencing should be submitted with the final plat
application.
If Council deems the requested “step” down in density proposed for this site is appropriate, Staff
has included conditions of approval and provisions for a development agreement 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: 1/11/18 1/29/2018)
3. Proposed Landscape Plan (dated: 10/10/17) – NOT APPROVED & Open Space Exhibit
(dated: 1/29/2018)
4. Conceptual Building Elevations
B. Agency & Department Comments/Conditions
C. Legal Description & Exhibit Map for Annexation Boundary
D. Required Findings from Unified Development Code
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EXHIBIT A
Exhibit A Page 1
A. Drawings
1. Vicinity/Zoning Map
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EXHIBIT A
Exhibit A Page 2
2. Proposed Preliminary Plat (dated: 1/11/18 1/29/2018)
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EXHIBIT A
Exhibit A Page 3
3. Proposed Landscape Plan (dated: 10/10/17) – NOT APPROVED & Open Space Exhibit
(dated: 1/29/2018)
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4. Conceptual Building Elevations
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EXHIBIT A
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EXHIBIT A
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EXHIBIT A
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EXHIBIT A
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B. EXHIBIT B - AGENCY & DEPARTMENT COMMENTS/CONDITIONS
1. PLANNING DEPARTMENT
1.1 Comments/Site Specific Conditions of Approval
1.1.1 A Development Agreement (DA) is required as a provision of annexation of this property. Prior
to the annexation ordinance approval, a DA shall be entered into between the City of Meridian,
the property owner(s) at the time of annexation ordinance adoption, and the developer.
Currently, a fee of $303.00 shall be paid by the applicant to the Planning Division prior to
commencement of the DA. The DA shall be signed by the property owner and returned to the
City within six (6) months of the City Council granting annexation. The DA shall, at minimum,
incorporate the following provisions:
a. Development shall substantially comply with the preliminary plat, landscape plan and
building elevations included in Exhibit A and the associated conditions of approval in the
staff report.
b. The Tenmile Creek shall remain open as a natural amenity and not be piped or otherwise
covered in accord with UDC 11-3A-6 and shall be protected during construction.
c. The developer shall construct a 10-foot wide multi-use pathway along the east side of this site
adjacent to the Tenmile Creek in accord with the Pathways Master Plan.
1.1.2 The preliminary plat included in Exhibit A.2, dated 10/10/17, shall be revised as follows:
a. Label the easement for the Tenmile Creek as such.
b. Widen the street frontage of Lot 2, Block 1 and Lot 26, Block 4 to 40 feet in accord with
UDC Table 11-2A-6.
c. Include a pedestrian pathway from the sidewalk along W. Berghan St. to the sidewalk along
E. Lake Hazel Rd. in the vicinity of Lots 50 & 51, Block 2 to break up the long block length
that will be created by the extension of Berghan Street to the west in accord with UDC 11-
6C-3F.
d. Include a bicycle curb cut to enable access from the Tenmile Creek pathway to Lake Hazel
Road.
1.1.3 The landscape plan included in Exhibit A.4, dated 10/10/2017, shall be revised as follows:
a. A minimum 5-foot wide landscape strip is required along each side of the multi-use pathway
along the Tenmile Creek planted with a mix of trees, shrubs, lawn or other vegetative
groundcover. A minimum of one tree is required per 100 linear feet of pathway.
b. Include a detail for the proposed fencing that complies with the standards listed in UDC 11-
3A-7A.
c. Include a pedestrian pathway from the sidewalk along W. Berghan St. to the sidewalk along
E. Lake Hazel Rd. in the vicinity of Lots 50 & 51, Block 2 to break up the long block length
that will be created by the extension of Berghan Street to the west in accord with UDC 11 -
1.1.4 Submit an exhibit with the final plat application that depicts the setbacks, fencing, building
envelope, and orientation of the lots and structures that are accessed from a common driveway in
accord with UDC 11-6C-3D.7.
1.1.5 Prior to any development occurring in the Overlay District, a hydraulic and hydrologic analysis is
required to be completed and submitted to the City and approved by the Floodplain Administrator
per MCC 10-6.
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1.1.6 Prior to the City Council meeting, the applicant shall submit the following:
a. Conceptual building elevations for the attached dwellings.
b. A revised landscape plan that matches the configuration of the revised preliminary plat.
c. A qualified open space exhibit that demonstrates compliance with the minimum
standards listed in UDC 11-3G-3.
d. Revised legal descriptions for the R-8 and R-15 zoning districts.
e. Revised concept engineering plans, including pipe sizes and profiles.
1.2 General Conditions of Approval
1.2.1 Comply with all bulk, use, and development standards of the R-8 and R-15 zoning district listed
in UDC Table 11-2A-6 and 11-2A-7 respectively.
1.2.2 Comply with all provisions of 11-3A-3 with regard to access to streets.
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 the required landscape buffers consistent with the standards as set forth in UDC 11-3B-
7C.
1.2.8 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-
11C.
1.2.9 Construct all parkways consistent with the standards as set forth in UDC 11-3A-17E, 11-3G-3B5
and 11-3B-7C.
1.2.10 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.
1.2.11 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.
1.2.12 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.
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.
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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.
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 A street light plan will need to be included in the final plat and/or building permit application.
Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street
Lighting. A copy of the standards can be found at
http://www.meridiancity.org/public_works.aspx?id=272.
2.1.2 This development lies on a pressure zone boundary, and is intended to be served by Pressure
Zone 4. Applicant shall be required to construct a 12-inch water main in Lake Hazel Road across
the frontage of the development. Either provide a Pressure Reducing Valve (PRV) vault per City
standard and connect water main in Cul-de-Sac at SE corner to water main to Lake Hazel
downstream of PRV, or connect to downstream side of Hill Century Farm PRV across Ten Mile
Creek if one is constructed prior to this development.
2.1.3 A portion of this project lies within the Meridian Floodplain Overlay District. Prior to any
development occurring in the Overlay District a floodplain permit application, including
hydraulic and hydrologic analysis is required to be completed and submitted to the City and
approved by the Floodplain Administrator per MCC 10-6.
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
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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 development plan approval.
2.2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single -point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
prior to receiving development plan approval.
2.2.5 All existing structures that are required to be removed shall be prior to signature on the final plat
by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and
possible reassignment of street addressing to be in compliance with MCC.
2.2.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting,
crossing or laying adjacent and contiguous to the area being subdivided shall be tiled per UDC
11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any
other applicable law or regulation.
2.2.7 Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
2.2.8 Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and
inspections (208)375-5211.
2.2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated,
road base approved by the Ada County Highway District and the Final Plat for this subdivision
shall be recorded, prior to applying for building permits.
2.2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, etc., prior to signature on the final plat.
2.2.11 All improvements related to public life, safety and health shall be completed prior to occupancy
of the structures. Where approved by the City Engineer, an owner may post a performance surety
for such improvements in order to obtain City Engineer signature on the final plat as set forth in
UDC 11-5C-3B.
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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 11-12-3H.
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 design engineer shall be required to certify that the street centerline elevations are set a
minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure
that the bottom elevation of the crawl spaces of homes is at least 1-foot above.
2.2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or ACHD. The design engineer shall provide certification that the facilities have been installed in
accordance with the approved design plans. This certification will be required before a certificate
of occupancy is issued for any structures within the project.
2.2.20 At the completion of the project, the applicant shall be responsible to submit record drawings per
the City of Meridian AutoCAD standards. These record drawings must be received and approved
prior to the issuance of a certification of occupancy for any structures within the project.
2.2.21 A street light plan will need to be included in the civil construction plans. 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.
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.
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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. 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 Requirements for dead-end fire apparatus access roads that are between 500’-750’ in length are as
follows: 1) Roadways shall be built to Ada County Highway District cross section standards and
have a clear driving surface of 26-feet in width available at all times and shall have no parking; 2)
Streets less than 32-feet in width shall have no parking on one side; and 3) Streets more than 39-
feet in width shall be allowed to have parking on both sides. These measurements shall be based
on the drivable surface dimension. Special approval is required for access roads over 750’ in
length per International Fire Code Table D103.6.1. and D103.6.2. The roadway shall be able to
accommodate an imposed load of 75,000 GVW.
4.6 Provide signage (“No Parking Fire Lane”) for all fire lanes in accordance with International Fire
Code Sections 503.4 & D103.6.
4.7 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth
in International Fire Code Section 304.1.2.
4.8 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.
4.9 To increase emergency access to the site a minimum of two points of access will be required for any
portion of the project which serves more than 30 homes, as set forth in International Fire Code
Section D107.1. The two entrances should be separated by no less than ½ the diagonal measurement
of the full development as set forth in International Fire Code Section D104.3.
4.10 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.
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4.11 As set forth in International Fire Code Section D103.3, the Fire Department is opposed to any
landscape island in the middle of a cul de sac that may prevent a fire truck from turning around on
the end of the court.
4.12 As set forth in International Fire Code Section 503.2 and D102.1, fire apparatus access roads are
required to be 20’ in width, consist of an improved gravel surface capable of supporting 75,000
GVW, and shall be provided to all athletic fields, concession stands and pathways. An approved
water supply shall be provided to all structures. Plans and specifications shall be provided to the Fire
Department for review and approval.
5. REPUBLIC SERVICES
5.1 Republic Services did not submit comments on this application.
6. PARKS DEPARTMENT
6.1.1 A 10-foot wide segment of the City’s regional pathway system is required to be constructed along
the east side of the property adjacent to the Tenmile Creek in accord with the Pathways Master
Plan.
6.1.2 A public pedestrian easement is required for the segment of the City’s multi-use pathway system
that lies on this site; coordinate the details of the easement with Kim Warren, Park’s Department,
208-888-3579.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 Site Specific Conditions of Approval
7.1.1 Dedicate additional right-of-way on Eagle Road to total 48-feet from centerline, as proposed.
7.1.2 Construct a 5-foot wide detached concrete sidewalk on Eagle Road located a minimum of 41 -feet
from the centerline of the roadway abutting the site. Provide a permanent right -of-way easement
for the sidewalks located outside of the dedicated right-of-way.
7.1.3 Widen the pavement on Eagle Road to a minimum width of 17-feet from centerline plus a 3-foot
wide gravel shoulder adjacent to the entire site.
7.1.4 Dedicate additional right-of-way to total 50-feet of right-of-way from the centerline of Lake
Hazel Road abutting the site.
7.1.5 Construct a 7-foot wide detached sidewalk on Lake Hazel Road located a minimum of 42-feet
from the centerline of the roadway. Provide a permanent right -of-way easement for the sidewalks
located outside of the dedicated right-of-way.
7.1.6 Widen the pavement on Lake Hazel Road to a minimum width of 17-feet from centerline plus a
3-foot wide gravel shoulder adjacent to the entire site.
7.1.7 Construct Woodsman Way, to intersect Eagle Road located at the ¼ mile north of Lake Hazel
Road and ¼ mile south of Taconic Drive, as proposed.
7.1.8 Construct Woodsman Way, with two 20-foot wide travel lanes, a 12-foot wide center landscape
island, vertical curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached concrete
sidewalks within 81-feet of right-of-way, as proposed. Plat the center landscape island as right-of-
way owned by ACHD. The applicant or the future home owners association shall enter into a
license agreement for any landscaping proposed in the island. The applicant may reduce the right-
of-way width to 2-feet behind the back of curb and provide a permanent right-of-way easement
for the detached sidewalks.
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7.1.9 Construct all of the other internal local streets as 33-foot street sections with rolled curb, gutter,
an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalk within 60-feet of right-
of-way, as proposed. The applicant may reduce the right -of-way width to 2-feet behind the back
of curb and provide a permanent right-of-way easement for the detached sidewalks.
7.1.10 Construct cul-de-sac turnarounds with a minimum radius of 45-feet at the terminus of Tindaris
Place and Berghan Court, as proposed.
7.1.11 Construct 1 stub street to the south, located approximately 240-feet east of Eagle Road, as
proposed (see attachment 3). Install a sign at the terminus of the stub street stating that, "THIS
ROAD WILL BE EXTENDED IN THE FUTURE.”
7.1.12 Construct a temporary cul-de-sac turnaround at the terminus of the stub street, as it extends
greater than 150-feet in length. The temporary cul-de-sac turnaround should be paved and
constructed to the same dimensional as a stand cul-de-sac.
7.1.13 Dedicate a 47-foot wide portion of Block 2 Lot 39 as right-of-way to stub to the site’s west
property line. Enter into a license agreement with the District to landscape the right-of-way.
7.1.14 Other than the access specifically approved with this application, direct lot access is prohibited to
Eagle Road and Lake Hazel Road and should be noted on the final plat.
7.1.15 Payment of impact fees is due prior to issuance of a building permit.
7.1.16 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.
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.
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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 – REVISED
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D. 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 is proposing to annex the subject 35.35 acre property with the R-8 (16.56
acres) and R-15 (18.79 acres) zoning districts with Council approval of a “step” down in
density from MHDR to MDR and develop 158 new single-family residential detached homes.
Because the lots proposed for the attached dwellings don’t meet the minimum lot size and
street frontage requirements of the R-8 district, the Commission recommends the south phase
of development is zoned R-15.
The Commission finds that if the City Council approves the proposed “step” down in density,
the proposed map amendment and development plan will comply with the provisions of the
Comprehensive Plan and should be compatible with adjacent residential uses (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 City Council finds that the proposed map amendment to the R-8 zoning district and
recommended map amendment to the R-15 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 City Council finds that the proposed zoning map amendment will not be detrimental to
the public health, safety, or welfare. City utilities will be extended at the expense of the
applicant.
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 City Council 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 City Council finds annexing this property with R-8 and R-15 zoning districts is in the
best interest of the City if City Council with approval of a “step” down in density as
proposed.
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:
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a. The plat is in conformance with the Comprehensive Plan;
The City Council finds that the proposed plat is in substantial compliance with the adopted
Comprehensive Plan in regard to land use, transportation, and circulation. Please see
Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for more
information.
b. Public services are available or can be made available and are adequate to
accommodate the proposed development;
The City Council finds that public services will be provided to the subject property upon
development. (See Exhibit B of the Staff Report for more details from public service
providers.)
c. The plat is in conformance with scheduled public improvements in accord with the
City’s capital improvement program;
Because City water and sewer and any other utilities will be provided by the development at
their own cost, the City Council finds that the subdivision will not require the expenditure of
capital improvement funds.
d. There is public financial capability of supporting services for the proposed
development;
The City Council finds there is public financial capability of supporting services for the
proposed development based on comments provided from the public service providers (i.e.,
Police, Fire, ACHD, etc.). (See Exhibit B for more detail.)
e. The development will not be detrimental to the public health, safety or general welfare;
and
The City Council finds the proposed development will not be detrimental to the public health,
safety or general welfare. ACHD considers road safety issues in their analysis.
f. The development preserves significant natural, scenic or historic features.
The City Council is unaware of any significant natural, scenic or historic features that exist
on this site.
Meridian City Council Meeting Agenda March 6, 2018 – Page 392 of 605