2018-04-17
C I T Y C OUNCI L R EGU L A R
M EETI N G A GENDA
C ity C ouncil C hamber s
33 E ast B r oadway Avenue
M er idian, I daho
Tuesday, April 17, 2018 at 6:00 P M
1. Roll-C all Attendance
X A nne L ittle R oberts X J oe Borton
O Ty P almer X Treg B ernt
X Genesis Milam X L uke Cavener
O Mayor Tammy de Weerd
2. P ledge of Allegiance
3. C ommunity I nvocation by L arry Woodar d with Ten M ile C hr istian
C hur ch
4. Adoption of Agenda Adopted
5. F uture M eeting Topics - Public F orum (Up to 30 M inutes M aximum)
Thi s time is reserved for the public to address their elected officials
regarding matters of general i nterest or concern of public matters and is not
speci fic to an active land use/development application. By law, no
deci sions can be made on topics presented under this public comment
section, other than the City Counci l may request that the topic be added to
a future meeting agenda for a more detailed discussion or action. The
Mayor may also direct staff to further assist you in resolving the matter
following the meeting.
6. C onsent Agenda Approved
A. Approve M inutes of Apr il 3, 2018 C ity C ouncil Regular M eeting
B. Rockbur y Sub P edestrian P athway E asement/S pur wing Greens
C. Rockbur y Sub P edestrian P athway E asement/Rock Har bor
Church
D. O xygen S ubdivision S anitar y S ewer E asement
E. O xygen S ubdivision Water M ain E asement
F. F inal P lat for B ainbridge S ubdivision No. 7 (H-2018-0022) by
B righton Corporation, L ocated at the S W corner of W. C hinden
Blvd. and W. L ost Rapids D r.
G. F inal P lat for B icentennial F arm S ubdivision No. 1 (H-2018-0027)
by Toll I D I, LLC , L ocated at 3880 E . L ake Hazel Rd.
H. F inal P lat for B icentennial F arm S ubdivision No. 2 (H-2018-0028)
by Toll I D I, LLC , L ocated at 3880 E . L ake Hazel Rd.
I. F indings of F act, C onclusions of L aw for L asken Annexation (H-
2017-0154) by T homas L asken, L ocated at 721 E. P ine
J. Revised: F indings of F act, C onclusions of L aw for O aks West
S ubdivision (H-2017-0170) by Hayden Homes, LLC , L ocated at
the S E corner of N. M c D ermott Rd. and W. M cM illan Rd.
K. Revised: F indings of F act, C onclusions of L aw for Tur f F arm
S ubdivision (H-2017-0149) by B righton Investments, LLC
L ocated at the Northeast C orner of S . E agle Road and E . L ake
Haz el Road
L. D evelopment Agreement for Turf F arm S ubdivision (H-2017-0149)
with B righton Investments, LLC located off the nor theast corner
of S . E agle Road and E. L ake Hazel Road in the S W 1/4 of S ection
33, Township 3N., Range 1 E . (P ar cel#S 1133336210)
M. Addendum to D evelopment Agr eement for C aven Ridge E states
West M D A (H-2017-0156) with New C avanaugh, LLC
N. F ire Ho se Testing Agreement with F ir emark E quipment Testing
S er vices
O. Award of B id and Approval of Agr eement to T he E wing C ompany
for the “WE L L 32 P UM P I NG FAC I L I T Y ” pr oject for a Not-To-
E xceed amount of $805,823.00.
P. AP Invoices for P ayment 4/18/18 - $1,958,434.70
7. Items M oved F rom T he C onsent Agenda
8. Community Items/P r esentations
A. C ommunity S ponsor Recognition and S pecial E vents Update by
the P ar ks and Recr eation D epar tment
9. Action Items
Land Use Public Hearing Process: After the Public Hearing is opened the
staff report will be presented by the assigned City planner. Following
Staff's report the applicant has up to 15 minutes to present their
application. Each member of the public may provide testimony up to 3
mi nutes or if they are representi ng a larger group, such as a Homeowners
Association, they are allowed 10 minutes. The applicant is then allowed
10 addi tional minutes to respond to the public's comments. No additional
public testimony is taken once the public hearing is closed.
The City Counci l may move to continue the item for additional information
or vote to approve or deny the i tem with or without changes as presented.
The Mayor is not a member of the City Council and pursuant to Idaho
Code does not vote on public hearing items, unless to break a tie vote.
A. P ublic Hear ing for O ber g S ubdivision (H-2018-0012) by
D evC o, LLC located at 2855 N. Wingate L ane
Continued to April 24, 2018
1. Request: A nnexation and Z oning of 4.79 acres of land with an
R- 15 zoning district; and
2. Request: P reliminary P lat consisting of 25 single-family
residential building lots, 3 common lots and 1 other lot on 4.79
acres of land in the proposed R-15 zoning dis tric t
B. P ublic Hear ing for B ar aya Apar tments (H-2018-0003) by
S chultz D evelopment, L ocated at the Southwest C or ner of
S outh Ten M ile Ro ad and West F r anklin Road
Approved
1. Request: A C onditional Use P ermit C onsisting of 240 Multi-
F amily D welling Units on A pproximately 12.59 A cres in an
E xisting R -40 Z oning District; and
2. Request: A P reliminary P lat C onsisting of 13 Multi-Family
B uilding L ots and 3 C ommon L ots on 12.59 Acres in an Existing
R-40 Z oning D istrict
C. P ublic Hearing for F ast E ddy's (H-2018-0006) by
AL C Architectur e, L ocated at 3775 N. E agle Road
Approved
1. Request: A nnexation and Z oning of 1.63 acres with a C-G
zoning district; and
2. Request: A C onditional Use P ermit for a Drive-T hrough
E stablishment within 300 F eet of a R esidential Use and
E xtended Hours of O peration in the C -G zoning district of 24
Hours a Day/7 D ays a week
D. P ublic Hearing for 2018 UD C Text Amendment (H-2018-0011)
B y C ity of M eridian P lanning D ivision
Approved
1. Request: A Text A mendment to Certain Sections of the UD C
P ertaining to Uses A llowed in Table 11-2A -2; Standards f or
P ortable S igns; Daycare F acility Specific Use S tandards;
P rovisions to A llow Multi-F amily Private O pen S pace Standards
to be E ligible for A lternative C ompliance A ND Modif y the
S ubdivision S treet Names Standards to A lign with Newly
A dopted Title 8, Chapter 2, Unif orm S treet Name and
A ddressing Number C ode
10. O rdinances
A. O rdinance No. 18-1770: (Turf F arm S ubdivision H-2017-0149)
A n O rdinance F or A nnexation Of P arcels Of L and Situated I n A Portion
O f T he S outh ½ O f T he S outhwest ¼ Of S ection 33, Township 3 North,
Range 1 E ast, B oise Meridian, A da County, I daho, A s Described I n
A ttachment “A ” A nd A nnexing C ertain L ands A nd Territory, S ituated I n
A da County, I daho, A nd A djacent And Contiguous To T he C orporate
L imits Of T he C ity O f Meridian A s Requested B y The C ity O f
Meridian; E stablishing A nd Determining T he L and Use Z oning
Classif ication Of 35.35 A cres O f L and F rom R ut To R-8
(Medium D ensity Residential)(16.560 A cres) A nd R -15 (Medium
High Density R esidential)(18.794 Acres) Z oning D istricts I n T he
Meridian C ity Code; P roviding T hat C opies Of T his O rdinance
S hall B e Filed W ith T he A da County Assessor, The Ada County
Recorder, A nd T he I daho S tate Tax Commission, As R equired
B y L aw; A nd P roviding F or A S ummary O f The Ordinance; A nd
P roviding F or A Waiver O f T he R eading R ules; A nd P roviding
A n E ffective Date
Approved
11. F utur e M eeting Topics
Adjourned at 7:44pm
All materials presented at public meetings shall bec ome property of the C ity of Meridian.
Anyone desiring accommodation for disabilities related to doc uments and/or hearing,
please c ontac t the C ity Clerk's Offic e at 888-4433 at least 48 hour s pr ior to the public meeting.
Meridian City Council April 17,
2018.
A meeting of the Meridian City Council was called to order at 6:01 p.m., Tuesday, April
17, 2018, by President Joe Borton.
Members Present: Joe Borton, Genesis Milam, Luke Cavener, Anne Little Roberts and
Treg Bernt.
Members Absent: Mayor Tammy de Weerd and Ty Palmer.
Others Present: Bill Nary, C.Jay Coles, Kyle Radek, Caleb Hood, Sonya Waters, Josh
Beach, Jeff Brown, Kevin Fedrizzi, and Dean Willis.
Item 1: Roll-call Attendance:
Roll call.
X__ Anne Little Roberts X _ _Joe Borton
___ Ty Palmer X__ Keith Bird
__X___ Genesis Milam __X__ Lucas Cavener
____ Mayor Tammy de Weerd
Borton: Good evening, everybody. We are going to begin tonight's City Council
meeting. It's Tuesday, April 17th, at 6:01 p.m. We will begin tonight's Council meeting
with roll call attendance, Mr. Clerk.
Item 2: Pledge of Allegiance
Borton: Thank you. Item No. 2 is the Pledge of Allegiance.
(Pledge of Allegiance recited.)
Item 3: Community Invocation by Larry Woodard with Ten Mile Christian
Church
Borton: Next item on the agenda is the community invocation . We will be led this
evening by Larry Woodard with the Ten Mile Christian Church. Thank you, Larry, for
joining us today.
Woodard: Tonight, our Dear Heavenly Father, we pause to give you thanks for all the
blessings we enjoy in Meridian. I especially thank all of our city leaders who are
working diligently to manage the amazing growth of this city. I cannot imagine what our
city will be like in a few short years and now we are told today that we are standing at
106,000 people. It requires the best of our Mayor and this Council to control this
growth. Today they have done a good job and your blessings on their thinking and
health have been a key factor. Tonight we can tick off a whole series of decisions that
Meridian City Council
April 17, 2018
Page 2 of 39
this Council will face in the next few months. More subdivisions. Affordable homes for
young couples and the elderly. More commercial developments. New schools.
Expanded Faith facilities. Highway improvements. Controlling crime, especially the
opioid epidemic. And protecting our city from fire, starting with good building codes.
Tonight we also pray for our young men and women who are in harm's way around the
world. Protect them and bring them home safely to the families. I pray for our state as
we take the first step in electing new statewide leaders in mid May. May the best
candidates prevail. I will be honest that this election cycle has generated more negative
mail and advertisement than is normal in our state. Please forgive us. Lastly I -- I want
to pray for our nation. With the killing of hundreds of civilians by gas in Syria and a
world that has been uprooted by war in the Middle East, give our leaders wisdom as
they try to protect our nation. May we always look to you as our ultimate guide in all
that we do. Again, I thank you for this Council and may their decisions tonight be sound
and productive, in Jesus' name, amen.
Item 4: Adoption of Agenda
Borton: Thank you for sharing that this evening. Item No. 4 on the agenda is the
adoption of the agenda.
Cavener: Mr. President?
Borton: Mr. Cavener.
Cavener: I move we approve the agenda as published.
Little Roberts: Second.
Borton: It's been moved and seconded to adopt the agenda as published. All those in
favor say aye.
MOTION CARRIED: FIVE AYES. ONE ABSENT.
Item 5: Future Meeting Topics - Public Forum (Up to 30 Minutes Maximum)
Borton: Thank you. Item No. 5. Mr. Clerk, any sign-ups?
Coles: There were no sign-ups, Mr. President.
Item 6: Consent Agenda
A. Approve Minutes of April 3, 2018 City Council Regular Meeting
B. Rockbury Sub Pedestrian Pathway Easement/Spurwing
Greens
Meridian City Council
April 17, 2018
Page 3 of 39
C. Rockbury Sub Pedestrian Pathway Easement/Rock Harbor
Church
D. Oxygen Subdivision Sanitary Sewer Easement
E. Oxygen Subdivision Water Main Easement
F. Final Plat for Bainbridge Subdivision No. 7 (H-2018-0022) by
Brighton Corporation, Located at the SW corner of W. Chinden
Blvd. and W. Lost Rapids Dr.
G. Final Plat for Bicentennial Farm Subdivision No. 1 (H-2018-
0027)
by Toll ID I, LLC, Located at 3880 E. Lake Hazel Rd.
H. Final Plat for Bicentennial Farm Subdivision No. 2 (H-2018-
0028)
by Toll ID I, LLC, Located at 3880 E. Lake Hazel Rd.
I. Findings of Fact, Conclusions of Law for Lasken Annexation
(H-2017-0154) by Thomas Lasken, Located at 721 E. Pine
J. Revised: Findings of Fact, Conclusions of Law for Oaks West
Subdivision (H-2017-0170) by Hayden Homes, LLC, Located at
the SE corner of N. McDermott Rd. and W. McMillan Rd.
K. Revised: Findings of Fact, Conclusions of Law for Turf Farm
Subdivision (H-2017-0149) by Brighton Investments, LLC
Located at the Northeast Corner of S. Eagle Road and E. Lake
Hazel Road
L. Development Agreement for Turf Farm Subdivision (H-2017-
0149) with Brighton Investments, LLC located off the northeast
corner of S. Eagle Road and E. Lake Hazel Road in the SW 1/4
of Section 33, Township 3N., Range 1E. (Parcel#S1133336210)
M. Addendum to Development Agreement for Caven Ridge
Estates
West MDA (H-2017-0156) with New Cavanaugh, LLC
N. Fire Hose Testing Agreement with Firemark Equipment Testing
Services
O. Award of Bid and Approval of Agreement to The Ewing
Company for the “WELL 32 PUMPING FACILITY” project for a
Not-To-Exceed amount of $805,823.00.
Meridian City Council
April 17, 2018
Page 4 of 39
P. AP Invoices for Payment 4/18/18 - $1,958,434.70
Borton: No sign-ups. Item No. 6, is our Consent Agenda.
Cavener: Mr. President?
Borton: Mr. Cavener.
Cavener: I move we approve the Consent Agenda with the -- Mr. President, I move we
approve the Consent Agenda.
Little Roberts: Second.
Borton: It's been moved and seconded to approve the Consent Agenda as published.
If there is no discussion, Mr. Clerk.
Roll call: Borton, yea; Milam, yea; Cavener, yea; Palmer, absent; Little Roberts, yea;
Bernt, yea.
MOTION CARRIED: FOUR AYES. ONE ABSENT.
Item 7: Items Moved From The Consent Agenda
Borton: There were no items moved from the Consent Agenda .
Item 8: Community Items/Presentations
A. Community Sponsor Recognition and Special Events Update
by
the Parks and Recreation Department
Borton: That brings us to Item No. 8, Community Presentations. Our community
sponsor recognition. Renee White is going to come and share with us that and special
events update. Welcome, Renee.
White: Thank you. Thanks for the time.
Borton: You bet.
White: The way the sponsorship contracts have been in the past you guys have looked
at each and every one of them and with some changes in the processes you asked me
to come and give a report every -- couple times a year to talk about the sponsors and so
we have got some fun things coming up. So, you will have to forgive me if I take just a
-- just -- just a skosh of your time to talk about some of the things I'm most excited
about, but we will talk about all the sponsors, too. So, we are going to look back to
Meridian City Council
April 17, 2018
Page 5 of 39
Christmas. Unplug And Be Outside is the -- is coming up. It's our very first event of the
spring and, then, the CableOne Movie Night in Meridian. So, Christmas. I know it's
hard to look back to think about that, as we are ready for spring, but I do want to thank
our sponsor for the parade Borton Lakey Law 7 Policy. We had over 50 floats this year
and I think that one of the biggest turnouts that we have -- that we have ever had. Our
Grand Marshal was Dan Clark, who, of course, is from the Idaho Foodbank. His float, a
horse-drawn carriage, actually was sponsored by Les Schwab. Our stage was
sponsored by Idaho Independent Bank, so they have got both corners going on there.
We are very thankful for them and everything that they do . And, then, of course, on
94.9, The River, which is a Scripps station, all of their station sponsored the parade and
all of the Christmas activities that we had. Ken Bass and Deb Courson come and were
our parade MCs. So, that was -- that was a lot of fun and, of course, Santa. So, we
have a variety of different sponsors that sponsor Santa's float, which is the -- of course
the most popular float. So, thanks to Advanced Heating and Cooling, Meridian
Automotive, Signs Etc., RC Willey, and the electrical engineering company E -- E2CU.
So, the night culminates in fireworks and those are presented by Mountain America
Credit Union and, man, look at all those people. Isn't that great? This is just like a snip-
it of what was there. Okay. So, the last event that we had a sponsor for for Christmas
in Meridian was All-American Insurance and they are the sole sponsor for the Children's
Winterland Festival, which is held over at the Boys & Girls Club and has activities and
things for the kids. So, that's one of the events that we are hoping to continue to grow
next year. So, we, obviously, have a ton of other people that are involved, including
vendors who bring in hot chocolate stands and , then, of course, all of our volunteers
and so we would like to thank all of them as well. All right. So, spring. Yea. We are so
excited for it. So, this is one of my favorite events, Unplug And Be Outside Week,
because it is so interactive and it gets people to -- encourages them to put down their
telephones, get away from their electrical devices, their computers and get engaged. It
gives you the opportunity to do something new that is free, take down as many barriers
as you can and just -- and just go do it. So, we have moved it to May 5th through the
12th in hopes of capturing a little bit of sunshine. Last year it was a little windy, a little
cold, and so some of them had to -- had to unplug and move inside, which, you know,
that's okay, too, but -- so, that we have got a week's worth of activities and they are in
three different areas, sports, arts, and recreation. We have things for all ages and those
include -- let's see. So, if you want to try your hand at golf , if you want to go tour a -- I
found a couple gardens that are giving us free admission, including our very own
community garden is going to do a tour and talk about how to be a part of the co -op.
We have got sports for kids, Lacrosse, soccer, flag football. So, really things of all ages,
including if you wanted to learn some line dancing. Who knows how to line dance?
Good. I think you guys are all coming, right? Right? So, we are going to kick it off on
Saturday, May 5th. One of the things I'm super excited about is we are partnering with
Republic Services. They are going to bring a five gallon tank of tire slime and they will
be fixing flat tires for free and putting slime in it, so bring your kids bikes, bring your own
bikes, we will keep you rolling all summer long. St. Luke's is going to come and they
are going to do some helmet fitting and if you don't have a helmet that fits they are
giving it away. We don't like to call it a helmet giveaway, because it's really -- if you
don't have one that fits or if you don't have one , then, they -- then they offer one. The
Meridian City Council
April 17, 2018
Page 6 of 39
separate Summerwind Skippers are one of my very favorite if you have seen them.
They are amazing and so they will do a demonstration and, then, they are going to get
the kids in the audience, give them a quick lesson and we are going to send them home
with jump ropes, so that they can keep moving all summer long, so -- and, then, this is
another new one that I'm really excited about, the Boise State athletics is coming. So,
we will have members of the football team, volleyball team, and soccer team coming
and doing 45 minute clinics with kids, just, you know, kicking drills and football things.
So, those are all -- see, I love the head shakes. Thanks. It's going to be a great day.
So, there are over 40 different classes that are available. You can jump online and with
our new online system you can put them right to your calendar , you can put them on
your Facebook, they are super easy. There is different ways to look at it. There is
different ways to sort, too, so you can sort -- let's say you're an adult and you want
recreation, that's going to bring up anything that's suitable for you. If you're looking for
sports for your kids. So, that is online. And also new this year Mayor Tammy is working
with us to do a challenge. So, we will have a bingo card available and if you stay offline,
keep off your phone, your computers, your television, your computer for five days you
can get entered for a prize or if you attend different classes and you get a bingo you can
submit that and the -- the biggest prize that we have is season passes for Roaring
Springs. We have got a pair for those. We also have passes to Birds of Prey. The
Idaho River Sports is giving us SUP, stand-up paddling passes, so you can go rent
those for a couple hours. Idaho Botanical Gardens is giving us event passes, so if you
have ever gone to bump day, great garden escape, any of those, so -- and that -- that's
kind of fun and exciting and that's something that we are going to do just encourage
kids to take, you know, more and more classes. We are giving them a little bit of
incentive to -- to stay offline. All of this -- Unplug And Be Outside is sponsored by a
grant from Be Outside Idaho, which is an Idaho state parks program. So, we are really
happy to partner with them. All right. Moving on. Everyone's favorite. Okay. My
favorite is Unplug, but this is everyone else's favorite. No. I love Movie Night. It's such
a -- such a great night. So, we have our returning sponsor -- our title one sponsor -- or
our title sponsor for the 12th year in a row is CableOne and, then, our returning
sponsors are Saint Alphonsus and Mountain America Credit Union and BCI Audio
Entertainment. This year we have 14 different -- 14 nights. So, it runs June 1st through
August 31st. You will see there is only 13 sponsors, logos, and that's because Idaho
Central Credit Union is doing two nights. So, I'm going to tease you just a little bit and
I'm not going to tell you what the movies are . I know everyone asks what's coming,
what's the movies, but I am going to tell how to find them. So, if you get online and I
have incentive for you to do this and that if you can get online to
facebook.com/movienightinmeridian, you can see this is a sample of what it looks like
and you can click on interested and what it does is it helps me promote. It helps you
promote. Helps the city promote, because it's going to show up on your Facebook and
it's going -- Facebook looks at it and says, oh, there are people interested. So, then, it
shows up in more feeds and it creates that energy. So, if you haven't seen the
facebook.com/movienightinmeridian Facebook page, that's where you can find that. If
you would like to look to the city page, it's meridiancity.org/movienight. They are all
there. We do kick off on June 1st with the library and I know I have all lost you through
your devices. I know. It's my fault. No. I totally appreciate it. I totally appreciate it.
Meridian City Council
April 17, 2018
Page 7 of 39
The Meridian Library District is kicking off their reading program, their summer reading
program. So, that's all I have got. I told you I would be quick. A few more dates just to
put on your calendar to be thinking about. The Hillsdale Park grand opening. If you like
The Beach Boys, we have a regional band called the Southwest Surfers that's coming,
so they are going to be a blast. I mean like seriously really a lot of fun. It's the Friday
night Memorial Day. Come on out. Gene Kleiner Day, of course, is Meridian Symphony
Orchestra with our Pops. Lovely, lovely night. Anyway, other things to put on your
calendar and that's all I have got. Questions?
Borton: Thank you, Renee.
White: My pleasure. Thanks for the time.
Borton: Council, any questions?
Cavener: Mr. President?
Borton: Mr. Cavener.
Cavener: Not a question, just two comments. One, love your enthusiasm for this. You
just -- you are such a great ambassador of our Parks Department and all of our great
events and thank you for bringing this to us. I know that we all hopped on our phones to
be interested in the events, but, if not, then, I probably would have forgot. So, my
apologies. Secondarily, I just wanted to commend you on the memo that you gave all of
Council before you came before us tonight. Really, really appreciative and very, very
helpful and I know that a lot of our directors watch the City Council meeting, either live
or on replay, so I would encourage all of them to connect with you to find out how to
best prepare before you get in front of City Council with a memo.
White: I cheated off of somebody else's, but --
Cavener: That's all right.
White: I just formatted from Colin, so -- happy to share it. I appreciate the kudos, but,
really, I want to just thank the sponsors who like -- these programs are supported by
them. They wouldn't happen without them, so --
Cavener: Couldn't agree with you more. Great partnership.
White: Yeah.
Item 9: Action Items
A. Public Hearing for Oberg Subdivision (H-2018-0012) by
DevCo, LLC located at 2855 N. Wingate Lane
Meridian City Council
April 17, 2018
Page 8 of 39
1. Request: Annexation and Zoning of 4.79 acres of land with
an
R- 15 zoning district; and
2. Request: Preliminary Plat consisting of 25 single-family
residential building lots, 3 common lots and 1 other lot on
4.79
acres of land in the proposed R-15 zoning district
Borton: No other community items or presentations on the agenda moves us to the
Action Items. No. 9-A, a public hearing for H-2018-0012, Oberg Subdivision by DevCo.
This one is going to get -- get continued, but we will open the public hearing and Sonya
can share an explanation of what's going on.
Allen: Yes. Council, the Oberg Subdivision applicant -- we originally scheduled them
for the next hearing and, then, we -- on the 24th and, then, we moved them up, but our
database system failed to automatically notify them of the change in the date and staff
failed to follow-up with them personally, so that is the reason. That they did not post the
site appropriately before the meeting, so we cannot hear them tonight. But they are
going to be -- they are ready and -- ready to be on the 24th, so --
Borton: The nonposting was our fault basically? More so?
Allen: More or less. Yes.
Borton: Okay. Council, any questions? If not, is there a motion to continue this public
hearing to April 24th, 2018?
Cavener: Mr. President?
Borton: Mr. Cavener.
Cavener: Mr. President, I move that we continue Item 9-A to April 24th, 2018.
Milam: Second.
Borton: It's been moved and seconded to continue Item 8 -A to April 24th, 2018. If there
is no discussion, Mr. Clerk.
Roll call: Borton, yea; Milam, yea; Cavener, yea; Palmer, absent; Little Roberts, yea;
Bernt, yea.
MOTION CARRIED: FIVE AYES. ONE ABSENT.
B. Public Hearing for Baraya Apartments (H-2018-0003) by
Meridian City Council
April 17, 2018
Page 9 of 39
Schultz Development, Located at the Southwest Corner of
South Ten Mile Road and West Franklin Road
1. Request: A Conditional Use Permit Consisting of 240
Multi-Family Dwelling Units on Approximately 12.59 Acres in
an Existing R-40 Zoning District; and
2. Request: A Preliminary Plat Consisting of 13 Multi-Family
Building Lots and 3 Common Lots on 12.59 Acres in an
Existing R-40 Zoning District
De Weerd: Item 8-B, a public hearing for Bayara Apartments, H-2018-0003, by Schultz
Development. I will begin this -- it's a conditional use permit and preliminary plat and
begin this public hearing with staff comments. Josh.
Beach: Very good. So, as you said, this is an application for what is called Baraya
Subdivision. If you look at the vicinity map here, obviously, the entire parcel -- the
apartments don’t take up in the entire parcel, so I have kind of highlighted the area in
which the apartments are located just for admission sake. So, as I said, this is for a
conditional use permit and for a preliminary plat. The site consists of approximately
12.59 acres of land, which is -- excuse me -- currently zoned R-40, located near the
southwest corner of West Franklin Road and North Ten Mile Road. This property was
annexed and granted preliminary plat back in 2006 as Baraya Subdivision. The
Comprehensive Plan future land use map designation is high density residential. A
conditional use permit is requested for a multi-family development in the existing R-40
zoning district. The proposed multi-family development consists of 240 dwelling units in
13 structures on approximately 12.59 acres of land in the R-40 zoning district. These
units consist of one, two, and three bedroom units. Access. And, again, I do this every
time. North would be to the left to fit the plat on the page. So, the access is off of
Franklin Road. This is the one access to Franklin. The applicant is restricted to a 200
unit cap until there is an access point per fire code. So, that's the access point. North
Umbria Hills Avenue. Parking for the development consists of -- so, as I said, one, two
and three bedroom units, so -- with a requirement to be 456 parking spaces. The
applicant is exactly requiring -- exactly in conformance to the requirement, with
approximately 1.9 parking stalls per unit. This development is located adjacent to a
proposed collector and arterial roads, which does not allow for on-street parking. The
applicant has provided -- provided a few additional parking spaces to comply with the
standard. So, in 2011 construction of a collector roadway was approved on the south
side of the project. So, I will move back here. This is -- was an overall planned
development for this -- for this area and there is some existing approvals for a collector
street on the southside of the project, so the applicant is required to stub a driveway to
the south in order to take access from that future collector, which will then -- I believe
the applicant has indicated that they will have a secondary access prior to that
happening, so the 200 unit cap should not be an issue for the development, but in the
off chance that that does become an issue, they will be required to stub to a proposed
collector as soon as the property to the south is developed. So, moving back to the site.
Meridian City Council
April 17, 2018
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Parking lot landscaping is required to be provided in accord with the UDC. On the south
side of the project there is an existing commercial zoning that requires a 25 foot
landscape buffer to be installed. On the north side of the project along West Franklin
the applicant is required to install a 25 foot landscape buffer. Additionally, a 20 foot
landscape buffer is required along North Umbria Hills Avenue, which is the -- the road
that runs north and south on your page , left to right. Again, this is the -- this is the
overall subdivision plat showing the -- showing the existing or proposed buildings --
proposed building I should say. The clubhouse and the amenities. This is the plat
indicating that the applicant is proposing to subdivide this into 13 residential building lots
and three common lots and, as I said, about 12.59 acres of land. Access, again, is to
Franklin Road. It will be modified in the future as soon as adjacent properties are
developed. A minimum of ten percent or 1.25 acres of open space is required. The
applicant is providing 2.97 acres or approximately 24 percent open space that will
consist of -- the amenities consist of a clubhouse, a swimming pool, a tot lot, a
landscape buffer, half the arterial landscape buffer and miscellaneous open grassy
areas that are a minimum of 20-by-20, which is required by the UDC for multi-family
developments. The Kennedy Lateral runs along a portion of the west boundary of the
property. Applicant shall coordinate with the appropriate irrigation district to ensure that
no structures encroach into their prescriptive easement. The Commission did
recommend approval. Summary of that is the applicant's representative Matt Schultz in
favor. There was none in opposition. Did not receive any comment at the public
hearing. Did not receive any written testimony. I was the staff presenting the
application. There were no other staff -- staff members commenting. There were
no issues key to the public testimony. Key issues of discussion by the Commission
were the number of parking spaces and the number and location of trash enclosures.
They did not make any changes to staff's recommendation, nor were there any
outstanding issues for Council. We have not received any written testimony since the
Commission hearing. Just by way of further explanation, this is the -- kind of a mock-up
of the development with the proposed landscaping and, then, these are the proposed
conceptual elevations for the project. With that there is a requirement that these meet
the design standards and they also have to come forward with the certificate of zoning
compliance and receive that approval prior to receiving any -- any building permits. So,
with that I will stand for any questions you have.
Borton: Thank you, Josh. Council, any questions of staff at this point? No?
Bernt: Mr. President?
Borton: Oh. Mr. Bernt.
Bernt: So, just one question. Has the access issue been addressed in the DA, you
know, as far as, you know, having a 200 unit cap?
Beach: Yes.
Borton: Mr. Schultz.
Meridian City Council
April 17, 2018
Page 11 of 39
Schultz: Good evening, Council. Matt Shultz, 8421 South Ten Mile in Meridian. Here
on behalf of the Bayara Subdivision. I have been working on this a whole long time,
probably back before I was even turning gray, but it's been like 12 years since this -- we
originally put Baraya through the system. At the time, you know, the economy was
going in '05 and '6. We did kind of put a brake on it for several months to join with the
Ten Mile interchange specific area plan process where Southridge got designed , we got
designed, and some other areas around the interchange got designed and there is a
reason why we meet the comp plan, because we were part of that comp plan exercise
and everything that we are doing was decided upon back then. It's taken this long to go
through the downturn. We started some single family residential a couple years ago in
phase one. We are under construction on phase two and the single family that's west of
us. We are building half of that collector road width, the phase under construction right
now. These apartments will extend the other half. We are doing our part for the
regional infrastructure, if you will, for the collector system out there with this subdivision
that was designed back with everybody in mind. So, that collector road we are doing
not only benefits us, but benefits our landowner to the south who asked me when that
was going to be done, because I know he's interested in getting a secondary access
and it will all connect to Ten Mile and it will all connect over to Black Cat and it will
connect up to Franklin and we are the first ones in south of Franklin and provide an
annexation route for people and we are providing utilities for people -- other neighbors.
We are providing access for the neighbors, too. But it's all master planned. That's the
only way you want to do it. That's the way you want to do R -40, you know, you don't
want to have neighbor showing up -- 300 neighbors showing up because they are mad
because they didn't know about it or -- this is all well planned out. I don't have any
neighbors showing up. Nobody has shown up. I think the only people that signed up at
the last meeting -- they were confused, because they wanted to sign up for Costco and I
was up first and so a bunch of people signed up and didn't want to testify, because they
weren't really meaning to, just haven't had anybody even really care about this, because
we are in that new area that's all been master planned for several years. So, what we
have done is -- is 12 years ago we kind of set aside an area, we didn't know exactly how
it was going to lay out. We thought it would be big enough and appropriately sized for
some apartments. We are coming back through with the preliminary plat, so we -- we
definitely have our CC&Rs reviewed by the city attorney like we talked about on another
multi-family one a while ago. We will do that. And, then, the parking on this -- there is
not a lot of extra parking, but we have a lot of open space. We are at 24 percent open
space and the geometrics on this kind of work out such that -- such that -- we have a lot
of open space, 24 percent and we have a lot of, you know, trash enclosures and all the
things we need. We have since -- since this was done -- this has been punched
through for an emergency access to a collector road that's going to be coming from Ten
Mile this way, if you can see that little mouse cursor on your screen. So, we -- we
moved that trash enclosure over to here that was a discussion that was had by the
Planning Commission that, hey, there is a trash enclosure missing. I'm like, no, I think
it's just covered up and I got back home that night and it was like he's right. We needed
a trash enclosure over there. So, those revisions have been made to the site plan,
punching up through and -- even though it wasn't showing the one that came up on your
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April 17, 2018
Page 12 of 39
screen we have submitted that back to the city. So, I think we have got a good plan.
Franklin Road is even done if front of it. The side lanes -- beautiful. It's done before we
even -- and there is going to be a signal there, you know, that we are contributing to. I
mean things don't usually happen like this, but if you wait long enough -- not that we
intentionally delayed it long enough, but as the market has matured enough to -- to be
there. So, I should probably just shut up, but testimony about apartments and cost in
Seattle. I have got a cousin who is a mechanical engineer and she just moved up there
with her husband -- for the downtown Seattle thing. So, they have a 660 square foot
apartment that they pay -- I think she said 2,700 a month and -- or 2,400 a month and
the parking stall is extra, 150 dollars a month if you want a parking stall and they have
one car. And the two bedroom is a 900 square foot -- and that's all they have. They
don't go above that. And they are like 3,400. And they have mass transit. They are ten
minutes from downtown. So, we are not even getting close to that, but I just -- you
know, that's just kind of -- that kind of what a comparison is and we are -- you know,
these will be in the low thousand -- you know -- you know, maybe 1,200 a month, 1,100
a month for the bigger ones. Still it's just -- it's crazy. When she told me that I was
shocked. I hadn't talked to her in a long time to know what she was up to, but we just
ran into each other and that's crazy what's going on, but -- but this would be a good spot
for mass transit if it ever comes. We are close to the Ten Mile interchange. Put density
where your services are and that's what we are doing. But even so we are at the low
end of multi-family density. Staff even said you need a minimum density -- I believe it
was 17 or something or 16 per acre minimum in this area and we are at -- what are we
at, 19? So, we are -- put your density where your services are and this is our attempt to
do that. This clubhouse is twice as big as the last one you saw on my other one, it's,
you know, 5,000 square feet bigger, because there is more units on this one and there
is twice as many parking stalls and all that. But it's got a beautiful landscaped
boulevard coming in and I think it's a good plan. So, with that I will just sit down and,
hopefully, you will vote for it. Thank you.
Borton: Council, any questions?
Schultz: Thanks.
Borton: Matt, one question. Is the structure on Franklin Road, is that -- are they all
three stories or is that two?
Schultz: Yeah. Good question, Councilman Borton. There is -- the site plan shows the
ones -- the two and three stories and that's two over there. I think it's two along our
collector boulevard and it's three kind of in the middle and so -- you know, you would do
more, but we are -- we are parking constrained. I mean you would go taller more places
if we could, but we are parking constrained and so you just kind of get them in there and
that's what you get, so --
Borton: So, on Umbria Hills, those are two?
Schultz: I believe those are two, yes.
Meridian City Council
April 17, 2018
Page 13 of 39
Borton: Okay. Thank you.
Schultz: Thanks.
Bernt: Mr. President?
Borton: Mr. Bernt.
Bernt: Talk to me about visitor parking. You're -- you're right at like the minimum.
Schultz: We are five over. We are five over. We meet your code.
Bernt: Okay. We are five over.
Schultz: We are five over your code.
Bernt: Okay.
Schultz: But there is 11 spaces for the clubhouse. We have all the other stuff and your
code says, as you know, one and a half for one bedroom --
Bernt: You have met that.
Schultz: And two and two, so --
Bernt: I get it. I get it. I'm not -- I'm not saying you're not meeting, you know, but what
I'm asking is like, you know, if -- if there is a -- you know, if there is someone on the
north end that's visiting someone and -- you know. But where are they going to park if --
Schultz: This will not be full for a long time. There is always going to be extras. People
are going to be moving in and moving out. Full is considered 95 percent.
Bernt: Right.
Schultz: Not everybody is going to have two cars. Some people only have one. So -- I
think you have a good code. If you are going to look at revising it I would add -- myself I
would add one, obviously, to the three -- the three bedroom and what it's going to do --
you're not going to get more parking, you're going to get less three bed room
apartments. That's okay. You know, I think that's all right, really, because in my opinion
that's still a good mix. I mean if you want a three bedroom why don't you go get a
house. But -- but I think that's what's going to end up happening. If you do that -- and
to my point about the Seattle market, they didn't have any three bedrooms, you know,
they just didn't. And so it's -- it's one of those things that there is a lot of housing options
in the valley. And the parking is going to have to be enforced by the management
company, you know, where they are, like if you get a one bedroom you get one, if you
Meridian City Council
April 17, 2018
Page 14 of 39
got two you got two and somehow they are going to have to enforce that. It's going to
be hard, it's going to be difficult, but that's what they are going to have to do. That's
what they get paid to do is enforce that. So, as far as a big party coming over, maybe
you shouldn't party in an apartment. Do it someplace else if you have got too many
guests. I don't know. You know, it's -- but what is the right number is my point. Is ten
extra good? Is 20 extra good? I don’t know. It 's a little arbitrary, so it just needs to be
figured into whatever your code says and I think it does to a point already. It's just -- I
think you have had maybe an example somewhere where it doesn't work and there are
some places where it does work, so -- yeah. That's it.
Milam: Mr. President?
Borton: Mrs. Milam.
Milam: Matt, thank you for the entertainment.
Schulz: Yeah.
Milam: I love -- I love your open space.
Schultz: Great.
Milam: You're -- you have met all the -- the minimum requirements for amenities, which
is really nice amenities. I'm just going to throw this out there and I mean this is not a
requirement, but you have got this beautiful open space -- you have got Umbria -- you
know, I can really picture a bench or, you know, you have got a lot of units in there. So,
there is -- anyway, there are a lot of places -- I'm just saying like put a little shelter or a
couple of benches or some -- encourage people to walk and hang out and enjoy the
open space.
Schultz: I would love to do that and I -- and we will do that.
Milam: As opposed to just having everybody congregate in this one area around where
all the amenities are. That would just be my only two cents.
Schultz: How about we put a gazebo sitting area somewhere off to the side and that's
perfectly -- a good idea.
Milam: Thank you.
Schultz: You know, we just have -- you know, you get focused and you say, okay, we
are going to do this and, then, work on the next project and that's a good little tweak that
we could do.
Meridian City Council
April 17, 2018
Page 15 of 39
Milam: People that live in apartments need space to have -- as somebody who has a
two car garage and -- let us have our own shelter that we can carry out there, but you
were talking about apartments with a lot less space, so --
Schultz: No. I would love to. I see a couple spots --
Milam: Yeah.
Schultz: -- that I agree could work and if you want to add that as a condition that we put
a -- you know, a 12-by-12 or 15-by-15 gazebo sitting area --
Bernt: Soccer field. Okay.
Milam: Thank you, Matt.
Schultz: Hey, I want to point out --
Milam: Football stadium.
Schultz: I do want to point out that this is part of a 93 acre site that is improved and 14
of that has an elementary school over on Black Cat that the school district has that kind
of got a free reservation for the last 14 years and they haven't acted on it, they haven't
purchased it yet, but it was part of that -- they were there during the master planning
and go, oh, that looks like a good spot for a school and that's where it stuck ever since
and there is -- it's a pretty good spot for a school. It's just when. We don't know yet.
But it's coming. So, it is part of the site and they have a lot of big open space. It's a half
mile away, but it's -- it's in the site. Thanks.
Borton: Thank you, Matt. Any sign-ups? No sign-ups? Anyone here in the public
wishing to provide testimony on this application?
Cavener: Mr. President?
Borton: Mr. Cavener.
Cavener: Seeing nobody of the public is here to testify, I move we close the public
hearing on Item 9-B.
Milam: Second.
Borton: It's been moved and seconded to close the public hearing on H-2018-0003. All
those in favor say aye.
MOTION CARRIED: FIVE AYES. ONE ABSENT.
Cavener: Mr. President?
Meridian City Council
April 17, 2018
Page 16 of 39
Borton: Mr. Cavener.
Cavener: I move we approve Item 9-B, H-2018-0003 -- oh. I guess we didn't give the
applicant any -- I don't think he had anything else there. But include all staff and
applicant testimony.
Milam: Second.
Borton: It's been moved and seconded to approve H-2018-0003 to include staff and
applicant comment and include the gazebo language that was referenced at the end.
Any discussion?
Roll call: Borton, yea; Milam, yea; Cavener, yea; Palmer, absent; Little Roberts, yea;
Bernt, yea.
MOTION CARRIED: FIVE AYES. ONE ABSENT.
C. Public Hearing for Fast Eddy's (H-2018-0006) by
ALC Architecture, Located at 3775 N. Eagle Road
1. Request: Annexation and Zoning of 1.63 acres with a C-G
zoning district; and
2. Request: A Conditional Use Permit for a Drive-Through
Establishment within 300 Feet of a Residential Use and
Extended Hours of Operation in the C-G zoning district of 24
Hours a Day/7 Days a week
Borton: Thanks, Matt. Item 8 -- or 9-C, public hearing for H-2018-0006, Fast Eddy's by
ALC Architecture at 3775 North Eagle Road. We will begin this application with staff
comments. It's an annexation and zoning and CUP. Sonya.
Allen: Thank you, President Borton, Council, this site consists of 1.63 acres of land. It's
zoned RUT in Ada county and located at 3775 North Eagle Road. This property was
previously de-annexed from the city of Boise and included in Meridian's area of city
impact boundary. The Comprehensive Plan future land use map designation -- we are
floating the mixed-use regional designation on the adjacent property to the south that is
under the same ownership. The applicant is requesting annexation and zoning of 1.63
acres of land with the C-G zoning district consistent with the mixed-use regional future
land use map. The site plan is proposed as shown that demonstrates how the
annexation area, as well as the overall site, which includes property to the south that is
not part of this application is proposed to develop . The annexation area is proposed to
develop with a 16,399 square foot convenience retail store, with a drive-thru
establishment and a fuel sales facility. An associated car wash and quick lube is
planned on the abutting property to the south that is not part of this application, but is
Meridian City Council
April 17, 2018
Page 17 of 39
under the same ownership. A conditional use permit is requested for a drive-thru
establishment within 300 feet of an existing residence and extended business hours of
operation within the C-G zoning district for this convenience and fuel sales facility to
operate 24 hours a day, seven days a week, instead of 6:00 a.m. to 11:00 p.m. as
required when abutting a residential use or district, unless otherwise approved through
a conditional use permit. So, that is what the applicant is requesting tonight is extended
hours. The only existing residence is directly to the -- the north here, that property --
you can see where my pointer is. The drive-thru is proposed on the north side of the
retail store depicted on the north end of the property within 300 feet of an existing
residence to the north. A right-in, right-out access is proposed via an existing driveway
from State Highway 55 on Eagle Road and from a driveway that runs along the south
boundary of the site via Eagle Road. Both of the accesses by the state highway were
approved through a prior variance application. Because this site abuts a state highway
and access is limited, staff is recommending a driveway stub is provided -- provided to
the property to the north, along with a pathway connection. Staff also recommends a
pedestrian walkway is provided along the southern boundary of the site for connection
to the pathway along Eagle Road, which the applicant has agreed to. Conceptual
building elevations were submitted as shown . A Welcome to Meridian monument sign
is proposed at the northeast corner of the site within the buffer along Eagle Road, an
entryway corridor into the city. The Commission recommended approval of the subject
annexation and zoning and conditional use permit. Steve Eddy, the applicant, testified
in favor. No one testified in opposition or commented. Written testimony was received
from James Doolin, FIG Development, LLC, the property owner to the west of this site,
and Steve Eddy, the applicant. Key issues. James Doolin, the property to the west,
stated he is in favor of the proposed development plan with the driveway along the west
property line, because the landscape buffer and six foot tall privacy fence is planned
along the east boundary of the future residential property to buffer the commercial uses
and if you will remember, this property to the west is that multi-family development that
was before you guys awhile back. And, then, Steve Eddy, the applicant, is requesting
that they be allowed to leave the existing office building on this site for use as a
construction office to be demolished before a certificate of occupancy is issued. Staff
and the Commission were in agreement with this request. He also requested they be
allowed to do a property boundary adjustment for two parcels, instead of one. Staff is in
agreement with that request as well. As is the Commission. Third, they not be required
to provide a driveway stub and cross-access easement to the property to the north and
that would be right here in this location, as he feels it will negatively impact the internal
circulation to the development and will be a safety concern to pedestrian access to the
site. The UDC Section 11-3A3 does require cross-access to adjacent properties to
reduce access points to the state highway. Therefore, the staff and Commission was
not in favor of granting that request. Lastly, he requests a reduction in the landscape
buffer along the north property boundary from 25 feet to 12 feet and this is to buffer the
residential uses. He is proposing to provide a berm and a four foot tall fully screened
fence and Council approval of a modification to the buffer width is required specifically
with this application. Key issues of discussion by the Commission was the time of day
that deliveries occur and the 24 hour operation of the facility. Provision of the driveway
to the north boundary for future access and interconnectivity and they were in favor of
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April 17, 2018
Page 18 of 39
the requested reduced width to the future residential development to the west with that
property owner's consent and support, which was Mr. Doolin, and the reduced buffer
width to the residential property to the north. Commission changes to the staff
recommendation. And they voted to modif y development agreement provision number
1.1.1A to allow the existing office building to remain and be used as a construction
office and for it to be demolished prior to issuance of a certificate of occupancy for the
convenience store and modification to development agreement provision number
1.1.1C to allow a property boundary adjustment application to be processed for two
parcels instead of one. An outstanding issues for Council tonight is -- first one is the
Council should determine if extended hours of operation, 24 hours a day, are
appropriate for this site. The UDC restricts hours from 6:00 a.m. to 11:00 p.m. when a
property abuts a residential use. That does give Council the authority to change that.
And, then, lastly a reduction in the width of the buffer to residential uses as requested
from 25 feet to 12 feet along the north boundary of the site. So, Council action is
required on that also. No written testimony has been received since the Commission
hearing. Staff will stand for any questions.
Borton: Thank you, Sonya. Council, any questions? None at this point. Would the
applicant come forward.
Eddy: I'm Steve Eddy -- or, Council, I'm Steve Eddy, 3775 North Eagle Road, which is
in Boise, Idaho, today and we hope to be in Meridian, Idaho, tonight and then --
Z.Eddy: My name is Zach Eddy. 3775 North Eagle Road.
Borton: Thanks for being here.
Eddy: Thanks. So, I think what we wanted to bring up is -- I think we saw by the
elevations we are Meridian people and we are pretty proud to be the new gateway to
Meridian sign at this development and show, you know, the people that are coming into
Meridian of, you know, what we are about and what retailing we think in the right way is
about and, then, I guess to get off the subject for a minute, I don't know if you guys
really want to know on the -- we came here for the Costco hearing and I'm not sure with
fuel and fuel tanks if you have a concern and would like a short overview of what we are
putting in. So, we -- we put in double wall, full containment tanks and I think tanks get a
bad name in the industry. Tanks really aren't the issue for fuel leaks. It's proven that
you can look at the Q reports and state reports, improper installation of the lines and the
dispensers is 99 percent of the leaks in the fuel industry and that's usually done by test
or people that don't quite do things right and don't monitor their sites right. So, the tanks
we propose are full double walled. So, a tank inside a tank. So, if the inner tank
happens to leak, there is a monitor inside between the two tanks that will go off if any
liquid gets in that, then, you have an outer tank on top of that. So, you never say never,
but they are pretty foolproof today on the tank side. And, then, we take from that the
line and basically do the same thing. We run a conduit that's about a four inch conduit,
run the lines inside that to create another double wall containment space, with a sensor
at both ends. So, there is a sensor at the tank end, there is a sensor at the dispenser
Meridian City Council
April 17, 2018
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end and if any liquid hit it, then, basically, you can take a glass -- and we test these is
put a glass of water, put the sensor in, if the monitors go off, the lights go off, then, and
you know you have a problem. Last year with the weather we had in this valley we had
water not get in the tanks, but get into those spills and in those sumps with the freezing
and that happened to every gas station in this valley. We were tight and never got any
water in the fuel, but the sensors went off and that's what they are supposed to do with
the contaminant. You know, water was a test, but the contaminants -- what we are
trying to stop, and that solves most of the issues that we are worried about with a fuel
station today. The containment area inside the dispensers also -- DEQ just passed
something we have been doing my whole career is manually opening the dispensers up
monthly and looking underneath to see if you have a leak . That's 99 percent of the
leaks is under there and we manually -- he learned how to do this -- is take the cover off
and give a visual leak. That's now required for DEQ standards to do that monthly. That
-- because that's where the leaks start is in that area and a lot of dispensers out there
that have been installed don't have a containment bucket under the dispenser, which is
virtually a bathtub to catch the product before it could go into the ground and
contaminate the aquifers. We also do a double wall fill bucket. I think in the old days
the biggest problem was when the tanker is delivering the fuel -- they did it, they drained
the hose, there was just gravel around the fill bucket. Every time they filled -- I don't
want to say a gallon of fuel that got in there -- we have a double wall containment there,
too, so if they overfill the tank or drain the hose , it goes, basically, into a funnel type
thing and slowly goes into the tank, not just into the ground. So, like I say, you never
say never, but we protect the environment in the ground about as best you can from a
fuel contaminant getting in the ground or in the dirt at the facility. I don't know if you
have any questions on that part of it.
Borton: Council, any questions? No?
Eddy: Okay. And, then, hours I think, you know, we have requested 24, mostly just due
to the state highway and Eagle Road. I don't think we will be open 24. I m ean we will
have our fuel unattended, but I don't think the store hours -- I'm a pretty firm believer
from my first career at this that nothing happens good after midnight and we pretty
much will close the facility at midnight. We have looked at possibly keeping the drive-
thru open later while people are cleaning up and it's a safe environment where we don't
have to worry about our clerks ever having an issue. A drive-thru window is close to a
residential, but that neighbor and the rest of the neighbors we have met ongoing to this
whole process. The neighbor that we have to the straight north he was fine with a ten
foot landscape barrier and a fence. We proposed 12 and the fence. If the property is
for sale for commercial use, I think that will happen in the near future , but he, himself, is
fine with the ten foot, so we have met with him multiple times. The cross-access to the
north -- I have an issue with that -- with this site and, you know, other sites are
thankfully busy and we are hoping this one will be busier than some of the others and
with the pedestrian traffic from the neighbor now it looks like going in behind in the
apartments and the drive-thru in there, I just felt with the property to the north being
developed and Jasmine Lane still being probably an access point and, then, Wainwright
being the next access point, I don't believe there will be another access point granted
Meridian City Council
April 17, 2018
Page 20 of 39
with how the property to the north currently sits, other than what's there today, so I don't
know that it's going to help to have them coming through my site versus Centrepoint. I
would love the traffic, but I am seriously worried about a car leaving the drive-thru and
the pedestrian paths we are putting in for all the residential, which is the action we seem
to have and somebody getting hurt and that's my motivation for not wanting the cross-
access on that northerly boundary. I think that's it, unless you guys have any other
questions or you guys need to add.
Borton: Thank you, Steve. Council, any questions?
Cavener: Mr. President?
Borton: Mr. Cavener.
Cavener: Steve, you, obviously, are very familiar with your property, but on that cross-
access piece, that's the one that's kind of giving me a little bit of trouble and I'm looking
at it from this one image that's here in front of us. Can you kind of share with us where
you see the concerns originating from? And the reason why I asked that is -- is almost
to your point that this is a -- you know, next to a state highway and I'm trying to figure
out where we are going to see this pedestrian traffic that you're --
Eddy: Okay.
Cavener: -- really concerned about.
Eddy: Well, this pedestrian pathway that I'm pointing to now is going to come from the
north and there is this fairly develop -- a large developer now looking at this property
behind the piece that abuts me to the north for residential. All of the property to the
west is a pretty large apartment complex that's going in today. They will be coming
through there mostly because right here there is a fire lane -- well, it's right here. There
is a fire lane with just bollards for fire to get into that apartment complex in case of an
emergency. I know that those residents in that apartment complex, they will not go
down to the designated spot. The easiest and least resistance is walking through this
wide driveway that will be for fire access and that's how they will come to this facility.
The majority. Which if we have a drive-thru going out here I'm already worried a little bit
about that, but if we have -- you know, it depends on what happens here. A lot of
access driving through here and these people they will not follow this sidewalk up to
here, they will just come straight through to there when they walk through and with the
drive-thru, with the truck delivery, that we do have, and with this, I just feel our sites are
busier than most. With the traffic we generate, what we have going on, I just feel it's
unsafe for people and I don't think there is a worry for you guys that other than Jasmine
there will not be another access point I don't believe north until you get to Wainwright
where a light is. If you look at the master plan here where it's -- this red -- is this red
line, Sonya, the Centrepoint -- the new Centrepoint? The dashed line? Oh, right down
here.
Meridian City Council
April 17, 2018
Page 21 of 39
Allen: Not necessarily, Steve. The y are located in a different alignment. Excuse me,
President Borton.
Eddy: So, right in here along our other access point I believe is right here that goes to
Hobby Lobby. I think this is Hobby Lobby. So, right behind Hobby Lobby Centrepoint is
extended right now with an apartment development. So, right here. If this housing
complex that I hear is going in in here, which I don't think you have seen anything on
that yet -- they will I'm sure have to extend this to this Wainwright access, which is right
about here that takes you right to the light right here. So, I think if the development that
I'm worried about happens, they will have an access through here to Wainwright. I don't
think there will be another access, other than to Jasmine and, then, to ours.
Cavener: Mr. President?
Borton: Mr. Cavener.
Cavener: Mr. Eddy, then, will you not take any access to your facility off of Jasmine?
Eddy: No.
Cavener: Thank you.
Borton: So, Steve, that's -- if I'm tracking the question, if -- if any of the folks in these to
be built apartments or anybody to the west wants to access your facility by car, it would
have to take quite a roundabout path to get onto Eagle Road to an access; is that
correct?
Eddy: No. No. No. No.
Borton: Okay.
Eddy: It's already blocked off. So, my westerly line is going to be a fence to protect that
neighborhood that that developer is putting in, Mr. Doolin.
Borton: Okay.
Eddy: And, then, we will have one or two pedestrian accesses and that fire access, but
they will be able to come -- well, it’s not -- this map isn't the best -- the road that turns in
that goes to Hobby Lobby right here --
Borton: Uh-huh.
Eddy: -- this road takes you into the two access points into the apartment complex. So,
you will be able to come right back on this road and, then, come in -- oops. Where am I
at? Sorry. This right here -- this road you will be able to come in off of Eagle Road and
this road will come around -- if you see -- where am I at? I guess right here.
Meridian City Council
April 17, 2018
Page 22 of 39
Borton: You could take that drive aisle --
Eddy: Yeah. That drive aisle that turns into Hobby Lobby currently and goes w est,
that's the main access for the apartments. But, then, you will be able to use Centrepoint
probably eventually someday it will go to Wainwright and circle around us completely,
but there is no access to the west that Mr. Doolin has going into the apartment complex.
Borton: Okay. So -- so, in lieu of having the northern access, the apartments would
access on their southern portion heading east and, then, head north on the drive aisle to
get to your --
Eddy: Yeah. They wouldn't be able to really get in that proposed northerly access
point --
Borton: Okay.
Eddy: -- either way.
Borton: Okay. Did we describe that correct? The path that individuals to the west
could get to this without accessing Eagle Road?
Allen: That is correct.
Borton: Okay. All right. Steve, one other question. You mentioned the -- the time of
operation, you know, 6:00 to -- 6:00 a.m. to 11:00 p.m. It sounds like maybe midnight.
Is it your suggestion that 6:00 a.m. to midnight might be an acceptable hours of
operation realistically in light of what you expect to be --
Eddy: 6:00 a.m. is a little late. If you guys are out -- we are all out earlier today. So, we
open -- we open our other facilities at 5:30 and closing is midnight.
Borton: Okay.
Eddy: The only thing -- the difference in here is the highway and Eagle Road, the traffic
it takes that people now are working all kinds of hours.
Borton: Uh-huh.
Eddy: If it ever was needed -- I just didn't want to have to come back and ask for an
exception at that time, but we would -- we would vision this site being open from 5:00
a.m. to midnight to start.
Borton: Okay.
Meridian City Council
April 17, 2018
Page 23 of 39
Eddy: But, then, the car wash facility and the lube facility, it would be more hours like
8:00 to 8:00, 8:00 to 9:00 in the summer. We would never be open 24 hours.
Borton: Thank you, Steve. Council, any questions of the applicant? Okay.
Eddy: Okay.
Borton: If anyone from the public is signed up to provide testimony?
Coles: No sign-ups, Mr. President.
Borton: There are no sign-ups. That speeds it along. Anyone here present tonight who
wishes to provide testimony on this application? Going once. Nobody?
Milam: Mr. President?
Borton: Mrs. Milam.
Milam: I have a question for Sonya. On the landscap e buffers they are supposed to be
25 feet if it is against residential and Mr. Eddy made it sound like it's going to be
commercial next door. What -- if it is commercial what is the landscaper buffer
supposed to be?
Allen: Councilman Borton, Councilman Milam, if it's commercial there is no buffer, there
is just the regular five foot perimeter landscape buffer, but residential uses or zoning
requires a greater buffer width than 25 feet in a C-G district.
Milam: Thank you.
Borton: Sonya, is there any finding we have to make or is it merely a choice to waive
that requirement if we find it appropriate?
Allen: If you find it appropriate just include that in your motion. Thank you.
Borton: Okay. Sonya, I'm going to ask you one more on the -- the recommendation for
the cross-access, it sounds like there was some pretty good explanation as to why th is
circumstance might not warrant what would otherwise be required. What was the staff's
perspective on --
Allen: President Borton, Councilmen, the applicant's response does address traffic from
the south. They would not be required to go out onto the state highway to access the
site. However, it does not address development to the north. Jasmine Lane is currently
a private lane, so they won't be using that and -- and it doesn't touch this property
anyway, but if, in fact, the property to the north does develop with non-residential uses,
it would be a benefit to be able to access the site without them having to go out on to
Eagle Road. So, that's the reason for the requirement.
Meridian City Council
April 17, 2018
Page 24 of 39
Borton: Any other questions of staff at this point? Mr. Eddy, anything you want to
provide in response? The final word is yours.
Eddy: Again Steve Eddy, 3775 North Eagle Road. The only thing, I believe, is if
something happens to the north, I believe ITD -- my gut -- they will give that user access
on Jasmine Lane to that and I'm not sure what will happen with the proposed residential
behind, if they will get access to Jasmine, but I believe that ITD would allow an access
there for use on Jasmine Lane.
Borton: Council, any additional questions, information from staff needed? If none is
there a motion?
Cavener: Mr. President?
Borton: Mr. Cavener.
Cavener: Not seeing any requests from anybody on Council asking questions, so I
would move that we close the public hearing on Item H-2018-0006.
Milam: Second.
Borton: It has been moved and seconded to close the public hearing on H -2018-0006.
All those in favor say aye. Motion passes.
MOTION CARRIED: FIVE AYES. ONE ABSENT.
Borton: Any discussion?
Cavener: Mr. President?
Borton: Mr. Cavener.
Cavener: Just for discussion sake, I'm for the most part very supportive of the
application. Always appreciate the Eddy family and their investment in our community.
I have wrestled a little bit with this access -- cross-access issue. To Sonya's point, we
likely create a hindrance for access from the north on a state highway and I'm not quite
sure the best way to mitigate that. I'm not sure where the rest of the Council is on that
and I'm fine to be the lone wolf on that particular piece.
Milam: I second that.
Cavener: But to me it's -- I think that we need to find a good solution to allow the cross-
access to occur if needed. I don't know if staff has other thoughts or other
recommendations that we can address what is I think, quite honestly, is a very valid
concern by the applicant, who is concerned about safety with pedestrian traffic coming
Meridian City Council
April 17, 2018
Page 25 of 39
from the apartment complex to the west, but still be able to provide that cross-access. I
don't know if in the discussion if staff provided any other alternatives or solutions, if the
applicant had any ideas, whether it was an either/or situation.
Bernt: Mr. President?
Borton: Mr. Bernt.
Bernt: I'm very much in favor for this project. Again I echo what Councilman Cavener
said earlier about the Eddy family and their investment in our community, it's very much
appreciated, they do great projects. Very much in favor with the recommendation to
allow a smaller buffer. I'm okay with that. You know, I think that makes sense,
especially if the parcel to the north ends up, you know, becoming commercial. The only
thing I'm wrestling with, honestly, is to echo again what Councilman Cavener mentioned
in regard to the access. We have seen too many times, unfortunately, when we have
chose to limit access and it creates more problems than it solves sometimes and so I'm
wrestling with that idea, because, you know, I agree with Steve's point in regard to
safety, I think it's a valid point as well, so it's something that maybe we need to discuss
a little bit further this evening. But I lean more toward allowing that access.
Milam: Mr. President?
Borton: Mrs. Milam.
Milam: So, at first I wasn't really thrilled about the landscape buffers, but seeing as the
-- it's mostly commercial, the one residential parcel may become commercial, I'm okay
with that. I like the application. I think that the issue is with the cross-access and -- and
seeing how there have been applications that come before us without access and we
are like how did this ever happen and who let it happen and I just have this in my gut
like I can't let it happen on my watch, but there is I think maybe one other possibility,
which would be letting him close the access, but with an easement for future access if
needed and that's the only other way that I can think of kind of getting both things in
there.
Little Roberts: Mr. President?
Borton: Mrs. Little Roberts.
Little Roberts: Mr. President. Sonya, did I understand that right, that Jasmine is a
private lane? So, providing access to it wouldn't really provide access to the nearby
tenants anyway, because they shouldn't be using a private lane?
Allen: Councilman Little Roberts, Councilmen, Jasmine is a private lane. This property,
as I stated earlier, does not have frontage on that property. They wouldn't have right to
it anyway with a private lane. The cross-access easement is basically what Councilman
Milam already suggested is that it would be an easement for future use and that the
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April 17, 2018
Page 26 of 39
driveway would be constructed at this time. But right now with the current use on there
it wouldn't -- nothing would connect to it and this would just be for future redevelopment
of the property to the north. If it does go commercial, then, that property, then, the
larger piece, would touch the applicant's property and at that time we would require a
cross-access easement -- access easement from them to the Eddy parcel.
Little Roberts: Thank you.
Borton: Sonya, to do that it would necessitate eliminating the western portion of the
parking spaces and that would become the continue d drive aisle effectively?
Allen: Councilman Borton, no. It would -- if you see my pointer here, it would be in this
area right here. But you would still have parking.
Borton: Okay. Just the safety concerns that were raised is with the drive-thru exit being
about the same location for southern traveling traffic.
Milam: Mr. President?
Borton: Mrs. Milam.
Milam: What I was saying is have the access easement, but not necessarily require the
construction of the driveway at this time and , then, if needed at a later date, because it
may be way down the road, then, whoever has the property to the north can put in the
driveway and -- and some good speed bumps for safety. I don't know. What do you
think of that?
Allen: Council President, if I may respond to Councilman Milam's suggestion. You
know, it's tough. If we don't get it right to begin with, it's -- it's really tough to make that
happen. You suggested that it can -- the financial burden could be on the property to
the north. That's true. It's an off-site improvement for them. It's something that we
could require as a provision of their annexation . If we missed it, though, you know, it's
getting it constructed on somebody else's property is a problem, too. If we had the
applicant construct it at a later date, you know, there is no mechanism for that really
either. So, I caution you if you're going to approve it that way, it does have some
hurdles possibly down the road.
Borton: So, it would sound from the -- the issues before us it sounds like as to the
property boundary buffer to the north, reducing it from 25 to 12 feet seems acceptable
or sounds acceptable to the Council. The remaining of the -- the remainder of the
proposed changes, use of the existing properties and construction office, those all
sounded to be acceptable to Council. The one item of cross-access to the north is to be
discussed and, then, the hours of operation was one of the remaining issues to be
addressed. The request is that in lieu of 6:00 a.m. to 11:00 a.m., it go to 24 hours.
Council, any comment or position on the hours of operation requested?
Meridian City Council
April 17, 2018
Page 27 of 39
Bernt: Mr. President?
Borton: Mr. Bernt.
Bernt: I'm totally okay with the hours of operation. I mean this is a -- you know, a state
highway and with -- the busiest state highway in probably all of Idaho and so I'm
completely okay if it needs be in the future if this project, you know, needs, you know, to
be open later, I mean I'm totally okay with that. I'm okay with that.
Borton: Any other -- any concerns with that request? Okay. It so unds like that leaves
the remaining outstanding issue as to the cross-access request to the north, whether
that's going to be a requirement.
Cavener: Mr. Chairman -- Mr. President?
Borton: Mr. Cavener.
Cavener: With that, then, I feel confident in my ability to make a motion that we approve
Item 9-C, H-2018-0006, include all staff and applicant testimony, being in agreement
with the applicant's request to leave the off-site building to be used as a construction
office, to be demolished before the CO is issued. That's 1.1A. Item B, 1.1C for the
property boundary adjustment. Item D, 1.13D to reduce the landscape buffer from 25
feet to 12 feet with a berm and a four foot tall fully screened fence, as well as the
modification to allow for 24 hour use of the facility.
Bernt: Second.
Borton: There is a motion and a second. Any discussion for Council?
Cavener: Mr. President?
Borton: Mr. Cavener.
Cavener: Just for clarification, because there was some -- some questions under
everyone's breath specifically related to the cross-access, as I -- as I maintained earlier,
I appreciate where the applicant is coming from on this, but I think that Council Member
Milam made I think a point that I had not considered, which is how many times we have
been up here and have wrestled with why previous councils didn't approve a cross -
access and now we are trying to patchwork and fix and engage property owners. I just
think it's appropriate to do it this way as is, understanding maybe it may never come to
fruition, but I also know that the applicant builds quality develop ment I'm a -- I'm a fan of
and noted that safety is always a concern of those facilities and I feel confident that they
will continue to maintain a safe environment for their customers, as well as their renters.
Borton: So, it sounds like the motion includes the requirement for the cross-access to
the north?
Meridian City Council
April 17, 2018
Page 28 of 39
Cavener: Correct.
Borton: Okay. Any other discussion by Council? If none, Mr. Clerk.
Roll call: Borton, yea; Milam, yea; Cavener, yea; Palmer, absent; Little Roberts, yea;
Bernt, yea.
MOTION CARRIED: FIVE AYES. ONE ABSENT.
D. Public Hearing for 2018 UDC Text Amendment (H-2018-0011)
By City of Meridian Planning Division
1. Request: A Text Amendment to Certain Sections of the UDC
Pertaining to Uses Allowed in Table 11-2A-2; Standards for
Portable Signs; Daycare Facility Specific Use Standards;
Provisions to Allow Multi-Family Private Open Space
Standards to be Eligible for Alternative Compliance AND
Modify the Subdivision Street Names Standards to Align with
Newly Adopted Title 8, Chapter 2, Uniform Street Name and
Addressing Number Code
Borton: Thank you, everybody. Item No. 9-D is a public hearing on a 2018 UDC text
amendment by the City of Meridian. Caleb will be leading the presentation.
Hood: Yes. Thank you, Mr. President, Members of the Council. I am here to present
some changes to the Unified Development Code, also known as Title 11 of Meridian
City Code. These really are -- are clean-up items in -- in our opinion. Typically we
would -- we would bring these to you in like a workshop setting, just to kind of get your --
your feel and kind of let you know where we are heading with some of these. But we
really did feel like these were pretty m inor changes and I apologize that you're seeing
these, essentially, for the first time, but you have seen some of these already in various
forms, so let me just kind of get into that. The first change we are proposing has to do
with daycare of the group variety and so just let me quickly refresh your memory. We
have three different types of daycare facilities. We have a family daycare, which is up
to seven kids, and a group daycare, which is up to 12, and, then, a daycare center,
which is more than 12. So, this is that middle category of a group daycare. We -- we
are proposing to make that a condition ally allowed use within the R-4 district. Some of
the reasons for that is in the -- the most intense, the daycare center, in the R-4 zone --
now we allow that with a condition use permit, yet we don't allow a daycare center, a
less intense one with a conditional use permit in -- in that district. So, that didn't seem
to make any sense why we would allow it with a CU 12 or more, but not seven to 12.
So, that's the proposal there. So clean-up -- yes. The other way you could potentially
go is to remove daycare centers from R-4. That would also make it consistent. So
either way. But we feel like one of those two things need to happen and we said we
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April 17, 2018
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have had some people that are interested in actually having daycares in R-4, so let's go
this direction with it as a conditionally allowed use. So, that's the first change. The
second change really is due to a Supreme Court ruling from a few years ago, Reed
versus Gilbert. Our sign ordinance right now gets pretty specific into the types of
businesses that are allowed to have a portable sign in downtown . It gets specific as
restaurants and retailers. So, if you're, for example, a business that does taxes, you're
not eligible right now per our code to pull a portable sign permit. So, this is a clean-up
item where we will be neutral on the type of business that -- that pulls this type of a sign
permit. The third change has, again, to do with daycare facilities and this is, basically,
feedback from our fire marshal, as well as some of our customers -- let me advance the
slide so -- note. Bill put this together, both the -- the text you see on the presentation
this evening. I'm just presenting it to you, but through that feedback from our customers
and the fire marshal it made more sense in our process to get the background checks
later on, rather than with -- prior to issuance of a certificate of zoning compliance , so we
can keep them moving through the process. Very rarely is that an issue. There is a
stopgap there we are planning to still issue the CZC. The fire marshal doesn't have to
approve it and they would stop there. So, that one, again, is kind of a process clean up.
The next two kind of go together, so this is UDC 11-4-3-27B3 and Table 11-5B and I
mentioned that you were -- that had already heard some of these. If you recall, Brighton
had a project earlier this year or late last year I should say, TM Creek Apartments, and
they actually submitted for a code amendment -- a UDC code amendment to make it
eligible for alternative compliance and through that process at Mr. Nary's advisement,
decided to -- we were more comfortable processing it this way. So, you already heard
about the private usable open space requirement for apartments and that project for
Brighton got through. This allows that same process for others that might have
circumstances that were -- where 70 or 80 percent of private usable open space per unit
doesn't make sense, because they got a common courtyard that they all could share or
other reasons. Just the context. Maybe it's an urban context and they don't believe that
they need to be -- to provide a private usable space per unit. The sixth change -- that
was four and five to those sections of code I mentioned -- is to UDC 11-6C-3D3. This
has to align with the -- the adopted code you all did last year in Title 8 of City Code. So,
this -- this makes it so our codes don't conflict in Title 11 and Title 8 with authority for
street naming. So, it's been some time. You may not recall that, but you changed that
process with the Planning and Zoning Commission now playing a role. You still -- it
could be appealed to you in a lot of cases , but, basically, this aligns Title 8, Chapter 2,
Uniform Street Name and addressing number code with the sections of the UDC and
those are the changes proposed. We did share this with the UDC focus group and
Building Contractors Association of Southwest Idaho. We did not hold any in-person
meetings, because, again, these are pretty minor, but we did offer that, hey, we are
going to electronically share it. If we hear from you we can hold a meeting. We didn't
get that feedback. We heard from two folks, Becky McKay and Cornell Larsen, both
commented on this -- more clarifying questions than any real concerns with what was
proposed. I have not received -- we have not received any additional testimony since
the Planning and Zoning Commission and there wasn't anyone at P&Z that testified
either -- on this topic. So, again, in summary, these are changes as staff we believe are
-- are pre-administrative and minor in scope and make the UDC more understandable,
Meridian City Council
April 17, 2018
Page 30 of 39
enforceable, all the way around and implementation as well. So, with that, Mr.
President, I would stand for any -- any questions you may.
Borton: Thank you, Caleb. Council, any questions on these? Caleb, to your point, it
would be more common to see it in a workshop and get some feedback and, then, have
the public hearing, but these seem to be relatively simple cleanups as you have
presented them and very well could be acted on tonight. Might not be time sensitive,
but in light of their simplicity we could act tonight if that's the Council's desire. Council?
Anybody?
Coles: No sign-ups.
Borton: Nobody's signed up. Thank you. The room is --
Cavener: We got one.
Borton: -- almost empty. Anybody here in the public who wishes to provide any
testimony on these amendments? None? Nobody? Nobody's signed up. Council, any
discussion on these?
Cavener: Mr. President?
Borton: Mr. Cavener.
Cavener: To your point I think these are relatively clean-up issues. I guess just one
question for Caleb. Caleb, Ms. McKay had a comment about one piece being
somewhat vague. Do you have a response to her? Did we make any changes to any
text after we received that feedback that needs to be notated?
Hood: I'm sorry, Mr. President. Councilman Cavener, if you could -- I don't actually
recall if I read her correspondence. Again, Bill has processed this. Could you refresh
my memory on what her concern was?
Cavener: Mr. President.
Borton: Mr. Cavener.
Cavener: Her comment was on at Section 11-4-3-27B3. The additional language for
allowing for alternative compliance seems a little vague . Not what I would call a robust
amount of feedback, but I just was curious, recognizing that Bill was the one that put
this together.
Hood: Mr. President, Councilman Cavener, again, I do apologize, I am not real familiar
with that correspondence. Bill, I have to assume, did respond to her, though, and at
least thank her for that and provided some context for why it's written the way it is. I will
let you know we have a separate section that you don't see on here, because we are
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April 17, 2018
Page 31 of 39
not proposing any changes to it, to the -- the findings, if you will, that we look at when
evaluating if alternative compliance is warranted or not. So, that -- maybe that's what
she's referring to and didn’t look at that in that context. There are some circumstances
we look at when approving or recommending denial of alternative compliance. So, we
haven't heard any -- any follow-up from Ms. McKay either, so I have to assume she got
-- her concerns have been clarified since.
Cavener: Mr. President?
Borton: Mr. Cavener.
Cavener: Don't see any other questions or comment, I move that we close the public
hearing on Item 9-D, H-2018-0011.
Milam: Second.
Borton: It's been moved and seconded to close the public hearing on Item 9 -D. All
those in favor say aye. The hearing is closed.
MOTION CARRIED: FIVE AYES. ONE ABSENT.
Borton: Any discussion?
Cavener: Mr. President?
Borton: I move we approve 9-D, UDC Text Amendment H-2018-0011.
Milam: Second.
Borton: It has been moved and seconded to approve Item 9-D, H-2018-0011. If there
is no discussion, Mr. Clerk.
Roll call: Borton, yea; Milam, yea; Cavener, yea; Palmer, absent; Little Roberts, yea;
Bernt, yea.
MOTION CARRIED: ALL AYES.
Borton: Thank you. And, Caleb, while we are on this topic somewhat, a couple of the
items that have come up in Council discussions -- not for tonight to be discussed, but
put on the parking lot for future discussions and maybe they are already in front of you -
- was an evaluation and discussion and perhaps a change of parking requirements in
multi-family. I know that probably -- these are already probably on your list, but they are
things I have noted to make sure they are. The other one is a discussion and perhaps
modification of the open space requirements for different zoning classifications. There
may be many others, but I know those two have come to light in some of the Council
discussions for perhaps the next roundabout of those amendments.
Meridian City Council
April 17, 2018
Page 32 of 39
Hood: So, Mr. President, your meeting, if you want we could read the ordinance and I
can give you an update on your -- your topic now if you would like on that a little a bit.
However you would like to proceed, because, yes, I have some updates that I co uld
provide you just real quick if you would like. So, yeah, parking standards, as you guys
even talked a little bit tonight with Mr. Schultz's project there off of Franklin, we have
been meeting on that -- and not just on multi-family. Also on commercial and also for
schools and other industrial parking standards. We are really looking at all of our
parking standards at this point to see if they are still appropriate or not. We have had
some recent issues with -- just to call out a business and it's not all their fault I don't
think but where the curb is at there, the f ire marshal has had some issues with some of
the parking in fire lanes and just not having enough parking there to the Blue Heron
apartments here on Meridian Road is a multi-family project, also had some issues.
Everest Lane up parallel to Chinden. So, again, we are looking -- and they will have
different uses there, so we are looking kind of at our parking standards. So, the plan is
to come -- I believe it's May 10th at your workshop. I don't have the calendar in front of
me, but I have a placeholder in NovusAGENDA manager right now to provide you those
updates. We are still working through that with code enforcement and fire. We have
done research with other municipalities in the Treasure Valley and even in the
northwest to see what they use for parking standards, so will share that with you, kind of
a table that shows this is what others do with bars and restaurants and multi-family and
so you can see all that and we will kind of informally propose some potential code
amendments on parking. But, yes, multi-family is in that list. Open space and
amenities. We -- we have talked about that at our planning staff meetings for the pa st --
we didn't do it this -- two weeks ago, because of transition to parking now, but the last
month or six weeks or so we have been talking about open space and amenities.
Again, I don't want to pull the punchline just yet, but we do have some proposed
changes to what may be eligible for open space that we think you -- you may be
interested in, just what we -- we qualify as open space right now. We did look at,
essentially, having -- hierarchy is the only word that comes to mind, but a staggered,
you know, R-2 ten -- you know, five percent, R-4 12, R-8 15. That type of thing. And
that just didn't seem to really address the issue. I will tell you more of the story, but we
are looking at open space and amenities and -- and have some thoughts on that that we
would like to share with you here in a couple three weeks.
Bernt: Mr. President?
Hood: As well as fees. Sorry. I wanted to fit fees in there, too, so --
Borton: Mr. Bernt.
Bernt: This is awesome. This is good news to hear. I feel like sometimes, you know,
we are sort of hamstrung to a certain degree, because a lot of times, you know, these
developers with these applications, they meet those requirements and -- and so we are
almost asking them for favors, you know, we are almost groveling, could you, please, do
this, can you, please, do that and, then, there is -- and, then, it's to their point it's almost
Meridian City Council
April 17, 2018
Page 33 of 39
like, okay, we will throw you a bone, we will do it, but we don't really need to. So, it's
actually pretty cool that we are having this discussion. It's awesome. I'm glad we are
doing it. Another -- another thing, though, I think it's important to distinguish -- and I'm
sure you guys have already talked about this, but the difference between urban, you
know, development and -- versus suburban development. You know, I don't -- I don't --
I'm not necessarily concerned about the parking issues with like -- for example, we had
a recent develop -- application, the 2 1/2 Street Apartments, like I get why there is not
as much parking in that location, as opposed to something out in middle Meridian
somewhere. I mean it's completely two different animals and so just something to -- to
talk about this, but just the thoughts that I had.
Hood: Mr. President, I know there wasn't a question in there, but if I can just piggyback
on -- on that comment. I also hope that -- so, I don't know if you have noticed, but these
code amendments don't move very rapidly. It takes us some time. We have a process.
We get this UDC group together and we talk about things and we try to get everybody
on the same page, but I do hope you have noticed over the past -- since we had the
joint meeting with P&Z even, some of the multi-family projects that have come in. Staff
has been recommending more than the minimum. Tonight is a bad example, because
that has had R-40 zoning for ten or 12 years or whatever it is, but most of the projects
you see have annexation and zoning requests. That's where you don't have to grovel.
You can say we want to see two per unit period if you want to annex into the city and so
we are sort of already implementing more than that than the -- the bare minimum for
code -- that code requires for parking anyways. Open space and amenities -- maybe
not so much. But, again, because it's one, typically a conditional use permit, and, two,
they are asking for the zoning they need, we really have a lot of -- going back to some
of that training with P&Z, you have a lot of discretion in that. If you don't believe it's in
the best interest of the city to approve that project and give them that zoning as
requested, you don't have to. The findings don't -- you don't -- don't overthink the
findings on those. If they are unwilling to provide the required -- your level of required
parking. But to that point, staff is looking at the adjacent road -- the public streets. Is
there on-street parking. Overflow on-street parking that can happen. Some of the -- if
it's on Franklin you can't park on Franklin. So, that doesn't do you any good. But some
of these projects are on other roads that have on-street parking available. It doesn't
technically count when all the spaces on site are filled, you can park on the streets in
downtown Meridian, for example; right? So, the 2 1/2 Street project, you can even park
on 2 1/2 Street.
Bernt: Yeah.
Hood: We don't technically count that, but realistically it counts. So, that's kind of some
of the analysis -- I hope you have noticed Sonya and Josh doing recently on those
projects. So, it's -- it really does function better, even though maybe it isn't exceeding
the code requirements. But I appreciate the comments.
Bernt: Mr. President?
Meridian City Council
April 17, 2018
Page 34 of 39
Borton: Mr. Bernt.
Bernt: Certainly not a criticism, Caleb. Certainly my comments were certainly not
criticizing, just -- just thoughts.
Borton: It may come up on the May 8th Workshop as well, but your staff has -- has
spoken about open space requirements and , you know, developments adjacent to or
near large city parks and public recreation areas might not necessitate as much, but
maybe some more flexibility in those requirements , depending on where they are
located. So, similar to the parking, the flexibility you have described. So, stay tuned on
May 8th for a good discussion it sounds like.
Milam: Mr. President?
Borton: Mrs. Milam.
Milam: Caleb, so on May 8th, which it's not on the agenda yet, but is it -- is it discussion
or is it presentation? Do you want our feedback before, then, or do you want to know
what we want at that time or what we are looking for?
Hood: So, Councilman Cavener and I actually had -- Mr. President. Councilman
Cavener and I had a similar conversation a couple few weeks ago and that I have a city
liaison, but I invite any of you to contact us at any time if you have any things you want
to share or direction you want to give. I think it's more productive at this point in time,
but we are not proposing to you any solid -- you know, we don't have a solid proposal
on the 8th. We have some thoughts that we think we want to get your feedback on the
8th, but if you have something now you want to preempt some of those thoughts or
make sure they are included in this, I'm happy that you can call or e-mail me or share
them now, whatever you would like to do. We are open. So, however you would like to
proceed. But it's not going to be overly formal on the 8th. It's a workshop meeting.
Again, we haven't shared this with BCA or, you know, anyone in the development
community. This is just us hearing your discussion with P&Z and other hearings over
the past year or so and trying to respond to some of that. You can judge on the 8th how
well we have done on that and, then, we have got to vet that through, again, the
development community and see where it goes from there. But, again, if you have
something you want to share now I'm -- I can take notes and we can further look at it in
the next couple of weeks.
Milam: Mr. President?
Borton: Mrs. Milam.
Milam: Caleb, I -- probably most of the things that I would like to share I have already
shared over the last few years. I think that our minimums are too low at -- both on open
space and on amenities, particularly amenities with high-density housing. I think that at
some point it shouldn't be based on the acreage as much as the number of homes and
Meridian City Council
April 17, 2018
Page 35 of 39
the number of people that they have to serve. So, those are comments that I have
made in the past and kind of where I would like to s ee it go. We have -- we are growing
so fast we are -- everybody's complaining about the -- the rate of growth and so maybe
a way to slow that down a little bit is to not be the minimum , cheapest place to build, the
cheapest type of housing developments and if we are going to get some stuff , it will be
higher quality and, you know, better for our future and if this -- our qualifications are --
and our minimums are too high for some, there is other places to go.
Hood: So, Mr. Borton -- excuse me -- Council President Borton, if I can just, again, a
little bit on -- on -- more on that. I alluded to it in my opening remarks. It's -- and I don't
have it in front of me, so I'm going off of memory of our last draft we talked about as
staff. The ten percent. Right now we tend to get quite a bit of that qualified open space,
the ten percent being parallel to roads and buffers. We are proposing to remove that.
So, then, you're effective open space -- that number doesn't go up from ten, but what
counts to that ten changes; right? So, you're -- now you're getting -- if you were to
count that you would be in the 14 to 15 percent range say. So, you can kind of -- sixes
one way, a half dozen the other; right? We could either say 15 percent, you can count
the -- the street buffers or don't count street buffers and provide ten and we are still
getting, essentially, that's -- so, again, I'm oversimplifying that, but that's, essentially,
how we are getting there to kind of step up that minimum. The amenities --
Milam: There is no quality open space and that's --
Hood: That's right.
Milam: -- and that's what matters.
Hood: It's going to be --
Milam: In the development and there is nothing -- there is really -- we got 10.000001
percent open space. Well, we met your minimum and you look at the plat and there is
like -- there is really not a whole lot of green anything. So, yeah, I appreciate it.
However you go about it it's not the number to me, it's the -- it's what the end result that
we are getting in the development.
Hood: Right.
Milam: So, thank you.
Item 10: Ordinances
A. Ordinance No. 18-1770: (Turf Farm Subdivision H-2017-0149)
An Ordinance For Annexation Of Parcels Of Land Situated In A
Portion Of The South ½ Of The Southwest ¼ Of Section 33,
Township 3 North, Range 1 East, Boise Meridian, Ada County,
Meridian City Council
April 17, 2018
Page 36 of 39
Idaho, As Described In Attachment “A” And Annexing Certain
Lands And Territory, Situated In Ada County, Idaho, And Adjacent
And Contiguous To The Corporate Limits Of The City Of Meridian
As Requested By The City Of Meridian; Establishing And
Determining The Land Use Zoning Classification Of 35.35 Acres Of
Land From RUT To R-8 (Medium Density Residential)(16.560
Acres) And R-15 (Medium High Density Residential)(18.794 Acres)
Zoning Districts In The Meridian City Code; Providing That Copies
Of This Ordinance Shall Be Filed With The Ada County Assessor,
The Ada County Recorder, And The Idaho State Tax Commission,
As Required By Law; And Providing For A Summary Of The
Ordinance; And Providing For A Waiver Of The Reading Rules;
And Providing An Effective Date
Borton: Should be a good workshop. Thank you, Caleb. Item No. 10-A, Ordinance No.
18-1770. Mr. Clerk.
Coles: Thank you, Mr. President. City of Meridian Ordinance No. 18 -1770, Turf Farm
Subdivision, file H-2017-0149, an ordinance for annexation of parcels of land situated
in a portion of the South ½ of the Southwest ¼ of Section 33, Township 3 North, Range
1 East, Boise meridian, Ada County, Idaho, as described in Attachment “A” and
annexing certain lands and territory, situated in Ada county, Idaho, and adjacent and
contiguous to the corporate limits of the City of Meridian as requested by the City of
Meridian; establishing and determining the land use zoning classification of 35.35 acres
of land from RUT to R-8 (Medium Density Residential)(16.560 acres) and R-15 (Medium
High Density Residential)(18.794 acres) Zoning Districts in the Meridian City Code;
providing that copies of this ordinance shall be filed with the Ada County Assessor, the
Ada County Recorder, and the Idaho State Tax Commission, as required by law; and
providing for a summary of the ordinance; and providing for a waiver of the reading
rules; and providing an effective date.
Borton: Thank you, C.Jay. We have heard this ordinance read by title. Does anyone
wish to have it read in its entirety?
Milam: Mr. President?
Borton: Seeing none -- Mrs. Milam.
Milam: I move that we approve Ordinance No. 18-1770 with suspension of rules.
Little Roberts: Second.
Borton: It's been moved and seconded to approve Item 10-A, Ordinance No. 18-1770.
Mr. Clerk.
Meridian City Council
April 17, 2018
Page 37 of 39
Roll call: Borton, yea; Milam, yea; Cavener, yea; Palmer, absent; Little Roberts, yea;
Bernt, yea.
MOTION CARRIED: FIVE AYES. ONE ABSENT.
Item 11: Future Meeting Topics
Borton: Item No. 11, Future Meeting Topics. We have, obviously, a workshop -- some
good stuff coming on the 8th. One of the items we discussed -- I think it was last month
-- was the City Council election process and it sounds like it's going to be rolled out --
made known to citizens -- at least discussed somewhat in the Town Hall I think on May
9th with the idea of having a public hearing on the last Tuesday, May 22nd, and based
on what we get there we will decide what next steps we want to take, if any, but May
22nd looks to be the date to have a public hearing. Get some comment on the Council
election process.
Milam: Thank you very much.
Borton: You bet. We were going to see -- so, by next week I'm going to circulate some
of the compiled agenda topics and some proposed months that events might occur to
make sure we keep track of those. They will include the bi-annual Mayor's strategic
plan update. That will happen every February and September going forward. It will
include the quarterly update we are going to get, even in simple dashboard form, from
Police, Fire, and Parks on level of service performance, past data, and we may follow
up with discussions on that. We have -- and we will have a discussion on the recreation
district and opportunities of asset acquisition and -- and what that could mean for the
city, pros and cons. We will have discussions on the non-discrimination ordinance,
which has been discussed and raised -- will be presented. Right now it's -- it's slated for
August. That month may change. There will be a discussion on a clean indoor air
ordinance proposal and we have I think in May we also have some follow-up coming
back to us on the mechanics of a second post office in Meridian, what that entails and
what those steps would be, if viable at all. I think that's May -- might be May 8th as well.
But the Mayor's office has been getting some follow-up and specifics on how that's to
occur, if it's possible at all. It might be literally an Act of Congress, which may make it
impossible, but, none-the-less, at least we will get the rules of the road of how that could
be accomplished. There is some recent discussion that's been had on whether the city
would ever venture into providing some improvements to -- to non-city owned property
that might be owned by an HOA and kind of outparcel property that there may be
opportunities to clean up, talk about the policy considerations of whether we would want
to venture down that path and what that could mean financially, short term and long
term and -- that's a long list, but those are some of the -- the topics that have come up
most frequently to make sure we get a chance to address them. So, anything that I
have missed that it's on the big list? Again, I will circulate this out kind of with a month
by month. I have talked about all these with the Mayor to make sure that any of the
ideas that we compile as a Council get a chance to be discussed, so -- anything I
missed, Council?
Meridian City Council
April 17, 2018
Page 38 of 39
Cavener: Mr. President?
Borton: Yes.
Cavener: You summarized I think a very heavy lift over the next few months and
appreciate you providing kind of a road map for us about where we are headed and
where we are going and it's very much appreciated to know that all of these items that
many of us have brought up are being thought of and considered and scheduled for us
to have the opportunity as a Council to answer and address. So, I appreciate that.
Borton: You're welcome. Thank you and -- and glad to make sure it happens.
Cavener: One side note --
Borton: Yes.
Cavener: -- for Council. There is a very interesting article in the Statesman about
growth in Meridian and a very charming and charismatic Council President is quoted in
that article. It is well worth taking the three and a half minutes to read it through. I think
Council Member Borton did a great job of summarizing how growth has impacted our
community and did a great job or representing our community.
Borton: Thank you, Mr. Cavener. I appreciate it. Two of the topics I have described we
are going to try and -- one a month would be a lot, so May is kind of taken up with the
Council election, so -- and, then, we have got some budget work in the summer. So, we
are going to sort of spread them throughout the next nine months, so I will circulate that
around. They are not set in stone, but it will keep it on everyone's radar, so thank you
for providing the input and ideas. Any other future meeting topics? Okay.
Little Roberts: Mr. President?
Borton: Mrs. Little Roberts.
Little Roberts: If we could just take a moment if anyone else has any information or
questions, I have gotten several questions regarding the Gowen flight potentially over
Meridian. If we have anything to weigh in on.
Borton: Mrs. Little Roberts, I got an e-mail similar to that and I had sent it off to Robert
in the Mayor's Office and said I hadn't heard and he said I have never heard of this as
well, so I don't know if anybody knows any specifics, but kind of the word I had sent out
was if somebody hears something substitutive share it with us and we will see what, if
anything, it is.
Little Roberts: Thank you.
Meridian City Council
April 17, 2018
Page 39 of 39
Borton: Yeah. Good questions. Anything else for the good of the order? If not, is there
a motion to adjourn?
Milam: So moved.
Little Roberts: Second.
Borton: It's been moved and seconded to adjourn. All those in favor say aye.
MOTION CARRIED: FIVE AYES. ONE ABSENT.
MEETING ADJOURNED AT 7:44 P.M.
(AU RJD W74)q FILE OF THESE PROCEEDINGS)
a DATE APPROVED
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City Council Meeting
Meeting Date: April 17, 2018
Agenda Item Number: 5
Project/File Number:
Item Title: Future Meeting Topics - Public Forum (Up to 30 Minutes Maximum)
Meetina Notes
CITY OF MERIDIAN
CITY COUNCIL
PUBLIC FORUM SIGN -IN SHEET
Date: April 17, 2018
Prior to the commencement of the meeting a person wishing to address the Mayor and City
Council MUST sign in and limit their comments to the matter described below. Complaints
about individuals, city staff, business or private matters will not be allowed. Testimony or
comment on an active application or proposal that is or will be pending before Planning and
Zoning or City Council is strictly prohibited by Idaho law. Each speaker will have up to three
(3) minutes to address the Mayor and Council, but the chair may stop the speaker if the
matter does appear to violate guidelines, varies from the topic identified on this sign in
sheet or other provisions of law or policy.
Print Name j Provide Description of Discussion Topic
City Council Meeting
Meeting Date: April 17, 2018
Agenda Item Number: 6A
Project/File Number:
Item Title:
Approve Minutes of April 3, 2018 City Council Regular Meeting
Meeting Notes
Meridian City Council
April 3, 2018
Page 128 of 128
Milam: Tomorrow.
De Weerd: No, it is today. Do The Right is on Thursday and First City -- our First City
101 is on April 11th from 9:00 to noon at the public safety training center for Fire and
Public Works. With that I would entertain a motion to adjourn.
Cavener: So moved.
Milam: Moved. Second.
De Weerd: All those in favor say aye. All ayes.
MOTION CARRIED: ALL AYES.
MEETING ADJOURNED AT 1:07 A.M.
(A�00 RECO
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ATTEST:
C. JAY COL , CI
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DATE APPROVED
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City Council Meeting
Meeting Date: April 17, 2018
Agenda Item Number: 6B
Project/File Number:
Item Title:
Rockbury Sub Pedestrian Pathway Easement/Spurwing Greens
Meetina Notes
ADA COUNTY RECORDER Christopher D. Rich 2018-034527
BOISE IDAHO Pgs=6 VICTORIA BAILEY 04/18/2018 11:54 AM
CITY OF MERIDIAN, IDAHO NO FEE
THIS AGREEMENT, made and entered into this 6 day of March, 2018, between Spurwing
Greens Master Association, hereinafter referred to as "Grantor", and the City of Meridian, an
Idaho municipal corporation, hereinafter referred to as "Grantee";
WITNESSETH:
WHEREAS Grantor is the owner of real property on portions of which the City of
Meridian desires to establish a public pathway; and
WHEREAS the Grantor desires to grant an easement to establish a public pathway and
provide connectivity to present and future portions of the pathway; and
WHEREAS, Grantor shall construct the pathway improvements upon the easement
described herein; and
NOW, THEREFORE, the parties agree as follows:
THE GRANTOR does hereby grant unto the Grantee an easement on the following
property, described on Exhibit "A" and depicted on Exhibit "B" attached hereto and
incorporated herein.
THE EASEMENT hereby granted is for the purpose of providing a public pedestrian
pathway easement for multiple -use non -motorized recreation, with the free right of access
to such facilities at any and all times,
TO HAVE AND TO HOLD, said easement unto said Grantee, its successors and assigns
forever.
THE GRANTOR hereby covenants and agrees that it will not place or allow to be placed
any permanent structures, trees, brush, or perennial shrubs or flowers within the area
described for this easement, which would interfere with the use of said easement, for the
purposes stated herein,
IT IS EXPRESSLY UNDERSTOOD AND AGREED, by and between the patties hereto,
that the Grantor shall repair and maintain the pathway improvements,
Pedestrian Pathway Easement
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Att st by Why Coles, City Clerk
Approved By City Council On:
STATE OF IDAHO )
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On this _q4'� day of R nr� j , 2018, before me, the un jgs' N Y
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Public in and for sai Staf��onWiclerk,
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known to me to be Me an( respectively, of the City of Meridian, Idaho, and
who executed the within instrument, and acknowledged to me that the City of Meridian
executed the same.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day
and year first above written.
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City Council Meeting
Meeting Date: April 17, 2018
Agenda Item Number: 6C
Project/File Number:
Item Title:
Rockbury Sub Pedestrian Pathway Easement/Rock Harbor Church
Meetina Notes
ADA COUNTY RECORDER Christopher D. Rich 2018-034526
BOISE IDAHO Pgs=6 VICTORIA BAILEY 04/18/2018 11:53 AM
CITY OF MERIDIAN, IDAHO NO FEE
IS AGREEME T, made and entered into this day of - tAry &A 44 2018, between
3Nre
_ 6fter referred to as "Grantor", and the City oqN4eridian, an Idaho
municipal corporation, hereinafter referred to as "Grantee";
WITNESSETH:
WHEREAS, Grantor is the owner of real property on portions of which the City of
Meridian desires to establish a public pathway; and
WHEREAS, the Grantor desires to grant an casement to establish a public pathway and
provide connectivity to present and future portions of the pathway; and
WHEREAS, Grantor shall construct the pathway improvements upon the easement
described herein; and
NOW, THEREFORE, the parties agree as follows:
THE GRANTOR does hereby grant unto the Grantee an easement on the following
property, described on Exhibit "A" and depicted on Exhibit "B" attached hereto and
incorporated herein.
THE EASEMENT hereby granted is for the purpose of providing a public pedestrian
pathway easement for multiple -use non -motorized recreation, with the free -right of access
to such facilities at any and all times,
TO HAVE AND TO HOLD, said easement unto said Grantee, its successors and assigns
forever.
THE GRANTOR hereby covenants and agrees that it will not place or allow to be placed
any permanent structures, trees, brush, or perennial shrubs or flowers within the area
described for this easement, which would interfere with the use of said easement, for the
purposes stated herein.
IT IS EXPRESSLY UNDERSTOOD AND AGREED, by and between the parties hereto,
that the Grantor shall yepair and maintain the pathway improvements.
THE GRANTOR hereby covenants and agrees with the Grantee that should any part of
Pedestrian Pathway Easement
�or-K i4ay-bov- CJ-)uvvA
Meridian City Council Meeting Agenda April 17, 2018 – Page 143 of 491
Y
GRANTEE: CITY OF MERIDIAN;
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by C(Jgy Collis, City Clerk
Approved By City Council On: 1 L
STATE OF IDAHO )
ss,
County of Ada )
On this day of nri , 2018, before me, the undersigned, a Notary
Public in and for said State, personally appeared and C.JAY COLES, 3be 12Vr -0n
C -,WV ci P(-e�AAkrr6own to me to be the Mayor and City Clerk, respectively, of the City of Meridian, Idaho, and
who executed the within instrument, and acknowledged to me that the City of Meridian
executed the same.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day
and year first above written.
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Pedestrian Pathway Easement
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NOTARY PUBFOR DAH
Residing at: `� J
Commission Expires-:a�
Meridian City Council Meeting Agenda April 17, 2018 – Page 145 of 491
Meridian City Council Meeting Agenda April 17, 2018 – Page 146 of 491
Meridian City Council Meeting Agenda April 17, 2018 – Page 147 of 491
City Council Meeting
Meeting Date: April 17, 2018
Agenda Item Number: 6D
Project/File Number:
Item Title:
Oxygen Subdivision Sanitary Sewer Easement
Meetina Notes
ADA COUNTY RECORDER Christopher D. Rich 2018-034524
BOISE IDAHO Pgs=5 VICTORIA BAILEY 04/18/2018 11:53 AM
CITY OF MERIDIAN, IDAHO NO FEE
.1 J,DI tf
THIS INDENTURE, made this � day of �Ilk 120.ffi
V —between the
parties of the first part, and hereinafter called the Grantors, and the City of Meridian, Ada County,
Idaho, the party of the second part and hereinafter called the Grantee;
kylivilval
WHEREAS, the Grantors desire to provide a sanitary sewer right-of-way across thepremises
and property hereinafter particularly bounded and described; and
WHEREAS, the sanitary sewer is to be provided for through an underground pipeline to be
constructed by others; and
WHEREAS, it will be necessary to maintain and service said pipeline from time to time by
the Grantee;
NOW, THEREFORE, in consideration of the benefits to be received by the Grantors, and
other good and valuable consideration, the Grantors do hereby give, grant and convey unto
the Grantee the right-of-way for an casement for the operation and maintenance of a sewer
line over and across the following described property:
(SEE ATTACHED EXHIBIT A and 13)
The casement hereby granted is for the purpose of construction and operation of a sanitary
sewer line and their allied facilities, together with their maintenance, repair and replacement
at the convenience of the Grantee, with the free right of access to such facilities at any and
all times.
TO HAVE AND TO HOLD, the said easement and right-of-way unto the said Grantee, it's
successors and assigns forever.
IT IS EXPRESSLY UNDERSTOOD AND AGREED, by and between the parties hereto,
that after making repairs or performing other maintenance, Grantee shall restore the area of
the casement and adjacent property to that existent prior to undertaking such repairs and
maintenance. However, Grantee shall not be responsible for repairing, replacing or restoring
anything placed within the area described in this easement thatwas placed there in violation
of this easement.
THE GRANTORS hereby covenant and agree that they will not place or allow to be placed
any permanent structures, trees, brush, or perennial shrubs or flowers within the area
Sewer Main Easement REV, 08/15/16
N\19 M
described for this easement, which would interfere with the use of said easement, for the
purposes stated herein.
THE GRANTORS hereby covenant and agree with the Grantee that should any part of the
right-of-way and easement hereby granted shall become part of, or lie within the boundaries
of any public street, then, to such extent, such right-of-way and easement hereby granted
which lies within such boundary thereof or which is a part thereof, shall cease and become
null and void and of no further effect and shall be completely relinquished.
THE GRANTORS do hereby covenant with the Grantee that they are lawfully seized and
possessed of the aforementioned and described tract of land, and that they have a good and
lawful right to convey said easement, and that they will warrant and forever defend the title
and quiet possession thereof against the lawful claims of all persons whomsoever.
IN WITNESS WHEREOF, the said parties of the first part have hereunto subscribed their
signatures the day and year first herein above written.
GRA /R:
�, C.�i2'1•r�, ��2rtJ�''
Preslent
Address
Secretary
STATE OF IDAHO )
) ss
County of Ada )
Lt c
t, /3� "-) i &P -T
On this- day of �jl��//'f'-�j -' 20/f/ before me he under igned, a Notary
Public in and for said State, personally appeared 111 /IL66_ /-% iC/,lTCr' and
'known or identified to me to be the President and
Secretary, respectively, of the corporation that executed the within instrument, and
acknowledged to me that such corporation executed the same.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day
and year fist above written.
NOTARY PUBLIC FOR IDAHO
Residing at:
Commission Expires:
Sewer Main Easement REV • 08/15/16
r` a
GRANTEE: CITY OF ME N 0� cit
P r
CCU►c�
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C.JW Coles, City Clerk
Approved By City Council On: L/ z 17 / ")21 k
STATE OF IDAHO )
ss
County of Ada )
On this _�_� � day of 1 .20 I� , before me, the undersigned, a Notary
Public in and for said State, personally appeared and C.JAY COLES, rdt✓ E)oc+on
known to me to be t�ie� a rr r C�iIy Terk, respectively, of the City of Meridian, Idaho, and
who executed the wrt�im instrumen , an acknowledged tome that the City of Meridian executed
the same.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and
year first above written.
Sewer Main Easement
OXa,een
NOTARY PiJ� LI- Q�
Residing at: _ �l 0 -L�
Commission Expires:, -3 AB A09
REV. 08/15/16
March 9th, 2018
Project No. 116091
o& /®off
A -
THE LAND GROUP, INC.
EXHIBIT "A"
CITY OF MERIDIAN
SEWER EASEMENT DESCRIPTION
An easement located in the Southwest Quarter of the Southwest Quarter of Section 16,
Township 3 North, Range 1 East, Boise Meridian, City of Meridian, Ada County, Idaho,
particularly described as follows:
Commencing at the Southwest Corner of said Section 16, from which the South Quarter Corner
of said Section 16 bears South 89°14'17" East, 2665.07 feet; Thence North 11°29'12" East,
1042.03 feet to POINT OF BEGINNING;
Thence North 11015'05" East, a distance of 20.00 feet;
Thence South 78°4455" East, a distance of 752.83 feet;
Thence South 11°15'05" West, a distance of 20.00 feet;
Thence North 78°44'55" West, a distance of 752.83 feet to the point of beginning.
The above described containing 0.35 acres / 15056.6 square feet, more or less.
PREPARED BY:
THE LAND GROUP, INC.
James R. Washburn
Lnurlrrape AreLilerirrro o Site Plnruiing o Civil Engineering o GoljCanrac Lrigalioa &Engigceriug o Grnphir Conronnriraliou
462 E. Shore Drive, Ste, 100, Eagle, Idaho 83616 o P 208.939,4041 F 208.939.4445 ® yam thelaodgtQ Ulne rim
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City Council Meeting
Meeting Date: April 17, 2018
Agenda Item Number: 6E
Project/File Number:
Item Title:
Oxygen Subdivision Water Main Easement
Meetina Notes
ADA COUNTY RECORDER Christopher D. Rich 2018-034525
BOISE IDAHO Pgs=5 VICTORIA BAILEY 04/18/2018 11:53 AM
CITY OF MERIDIAN, IDAHO NO FEE
THIS INDENTURE, made this LL day of , 20« between JC'(r-1'z'C
the parties of the first part, and hereinafter called the GRANTORS, and the City of Meridian, Ada
County, Idaho, the party of the second part, and hereinafter called the GRANTEE;
WITNESSETH:
WHEREAS, the GRANTORS desire to provide a water main right-of-way across the
premises and property hereinafter particularly bounded and described; and
WHEREAS, the water main is to be provided for through an underground pipeline to be
constructed by others; and
WHEREAS, it will be necessary to maintain, service and subsequently connect to said
pipeline from time to time by the GRANTEE;
NOW, THEREFORE, in consideration of the benefits to be received by the GRANTORS,
and other good and valuable consideration, the GRANTORS do hereby give, grant and
convey unto the GRANTEE the riglit-of-way for an casement over and across the following
described property:
(SEE ATTACHED EXHIBIT A and B)
The easement hereby granted is for the purpose of construction and operation of a water line
and their allied facilities, together with their maintenance, repair, replacement and
subsequent connection at the convenience ofthe GRANTEE, with the free right of access to
such facilities at any and all times.
TO HAVE AND TO HOLD, the said casement and right-of-way unto the said GRANTEE,
it's successors and assigns forever.
IT IS EXPRESSLY UNDERSTOOD AND AGREED, by and between the parties hereto,
that after making repairs, performing maintenance, replacements or subsequent connections
to the water mains, GRANTEE shall restore the area of the easement and adjacent property
to that existent prior to undertaking such procedures. However, GRANTEE shall not be
responsible for repairing, replacing or restoring anything placed within the area described in
this easement that was placed there in violation of this easement,
Water Main Easement REV. 005/16,doc
Oklwn
THE GRANTORS hereby covenant and agree that they will not place or allow to be placed
any permanent structures, trees, brush, or perennial shrubs or flowers within the area
described for this easement, which would interfere with the use of said easement, for the
purposes stated herein.
THE GRANTORS hereby covenant and agree with the GRANTEE that should any part of
the right-of-way and easement hereby granted shall become part of, or lie within the
boundaries ofany public street, then, to such extent, such right-of-way and easement hereby
granted which lies within such boundary thereof or which is a part thereof, shall cease and
become null and void and of no further effect and shall be completely relinquished.
THE GRANTORS do hereby covenant with the GRANTEE that they are lawfully seized and
possessed of the aforementioned and described tract of land, and that they have a good and
lawful right to convey said easement, and that they will warrant and forever defend the title
and quiet possession thereof against the lawful claims of all persons whomsoever.
IN WITNESS WHEREOF, the said parties of the first part have hereunto subscribed their
signatures the day and year first herein above written.
z6c'
Presid
Secretary /� �� ✓��1 �?�,� � � � ;'S �� �� � � Z
Address
STATE OF IDAHO )
. ss.
County of Ada )
On this f , , day of I)I1 /'l'j'1- , 20 19 , before me, the undersigned, a Notary
Public in and for said State, personally appeared . ///��1 %'< �j ,�. IKI /�/ �-� . and
known or identified to me to be the President and
Secretary, respectively, of the corporation that executed the within instrument, and
acknowledged to me that such corporation executed the same.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day
and year first above written.
(SEAL) m NOTARY PUB IC FOR IDAHO
INDEL JO DE LEON Residing at: ,' '® I6
Notary Public
State of Idaho Commission Expires:
water Main Easement REV. 08/1 S/1 G.doc
City of
itP� T^�N>�'`•
Approved By City Council On: Gl 1 C b
STATE OF IDAHO, )
: ss
County of Ada )
On this .� day of April, 20 _LE) , before me, the undersigned, a Notary
Public in and for sail tatP�pgr ally appeare s'n � d and C.Jay Coles, known
to me to be e r n i Jerk, respectively, o he rty of�Vleridian, Idaho, and who
executed the within instrument, and acknowledged tome that the City of Meridian executed
the same.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day
and year first above written.
�,.•• SNE k,••..
s'1'U811�e
Water Main Easement
Nnex)
. 0'tw bfl� b ')'
NOTARY PUBLIQ FOR ID
Residing at:
Commission Expires:4-o • a���
REV. 08/15/16.doe
March 91h, 2018
Project No. 116091
'I
s, ��
y
THE LAND GROUP, INC.
EXHIBIT "A"
CITY OF MERIDIAN
WATER EASEMENT DESCRIPTION
An easement located in the Southwest Quarter of the Southwest Quarter of Section 16,
Township 3 North, Range 1 East, Boise Meridian, City of Meridian, Ada County, Idaho,
particularly described as follows:
Commencing at the Southwest Corner of said Section 16, from which the South Quarter Corner
of said Section 16 bears South 89°14'17" East, 2665.07 feet; Thence North 36°52'37" East,
1172.33 feet to POINT OF BEGINNING;
Thence North 11°15'05" East, a distance of 20.00 feet;
Thence South 78°44'55" East, a distance of 248.54 feet;
Thence South 11°15'05" West, a distance of 20.00 feet;
Thence North 78°44'55" West, a distance of 248.54 feet to the point of beginning.
The above described containing 0.11 acres / 4970.8 square feet, more or less.
PREPARED BY:
THE LAND GROUP, INC.
James R. Washburn
10,
1-7ndscape Atrhitetture o Site P/during o Civil Engineering o Golf Conrre Inrgaliou & Engkeed g ®Grrr�bic Conimanitatius
462 E. Shore Drive, Ste. 100, Ea0e, Idaho 83616 o P 208.939.4041 F 208.939.4445 o vmw.thelandgl m in om
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Cfty of MNidlan Ada Cc My, Idaho
City Council Meeting
Meeting Date: April 17, 2018
Agenda Item Number: 6F
Project/File Number:
Item Title:
Final Plat for Bainbridge Subdivision No 7 (H-2018-0022) by Brighton Corporation, Located at the SW
corner of W. Chinden Blvd. and W. Lost Rapids Dr.
Meetina Notes
Bainbridge Subdivision No. 7 – FP H-2018-0022 1
STAFF REPORT
MEETING DATE: April 17, 2018
TO: Mayor and City Council
FROM: Sonya Allen, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Bainbridge Subdivision No. 7 – FP (H-2018-0022)
I. APPLICATION SUMMARY
The applicant, Brighton Corporation, has applied for final plat (FP) approval of 47 single-family
residential building lots and 10 common lots on 13.43 acres of land in the R-8 zoning district.
II. STAFF RECOMMENDATION
Staff recommends approval of the Bainbridge Subdivision No. 7 final plat subject to the conditions
noted in Sections VI and VII below. These conditions shall be considered in full, unless expressly
modified or deleted by motion of the City Council.
III. PROPOSED MOTION
Approval
I move to approve File Number H-2018-0022 as presented in the staff report for the hearing date of
April 17, 2018, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2018-0022, as presented during the hearing on April 17, 2018, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2018-0022 to the hearing date of (insert continued hearing date
here) for the following reason(s): (You should state specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The subject property is located at the southwest corner of W. Chinden Blvd. and W. Lost Rapids
Dr., in the NW ¼ of Section 27, T. 4N., R. 1W.
B. Applicant:
Brighton Investments, LLC
12601 W. Explorer Drive, Ste. 200
Boise, Idaho 83713
C. Owner:
Same as Applicant
Meridian City Council Meeting Agenda April 17, 2018 – Page 161 of 491
Bainbridge Subdivision No. 7 – FP H-2018-0022 2
D. Representative:
Michael Wardle, Brighton Development, Inc.
12601 W. Explorer Drive, Ste. 200
Boise, Idaho 83713
V. STAFF ANALYSIS
The proposed final plat depicts 47 single-family residential building lots and 10 common lots on
13.43 acres of land in the R-8 zoning district. The minimum property size in this phase is 6,541
square feet (s.f.) with an average size of 8,293 s.f. This phase is actually the 9th phase of development
of the preliminary plat for Bainbridge including the final plats for Bainbridge Park and Bainbridge
Hess Subdivisions.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat (PP-13-011) as required by UDC 11-6B-3D.2. One additional building lot is proposed in Block
24; and the qualified open space is the same in this phase compared to that approved with the
preliminary plat (there is some additional open space, 0.24 of an acre, proposed within this phase but
it isn’t “qualified”).
Site amenities were required to be provided for the overall development with the preliminary plat but
a detailed exhibit showing the location of these amenities was never provided. To ensure compliance
with the preliminary plat, staff recommends the applicant submit a detailed plan with the next
final plat application for the overall development that depicts locations and details of amenities
proposed in accord with that required with the preliminary plat.
Because the total number of building lots (363) shown on final plat applications to date has not yet
exceeded the total amount approved with the preliminary plat (i.e. 552), Staff deems the proposed
final plat in substantial compliance with the approved preliminary plat as required. However, at the
point more building lots are proposed than were approved with the preliminary plat, lots will either
need to be decreased in accord with that approved or, a new preliminary plat for the remaining area
will be required.
Note: Between the proposed phase, Phases 4, 6 and 7, and Bainbridge Hess subdivision there are a
total of nine (9) additional building lots than were approved with the preliminary plat [two (2) in
Phase 4, one (1) in Phase 6, one (1) in Phase 7, four (4) in Bainbridge Hess subdivision and one (1)
in the subject phase]. The open space in Phases 1, 2, 6, Bainbridge Park and Bainbridge Hess was
the same; the open space in Phase 3 exceeded that shown on the approved preliminary plat; the open
space in Phase 4 decreased by 0.41 of an acre; the open space in Phase 7 and the subject phase
increased by 0.11 and 0.24 of an acre respectively but did not count toward “qualified” open space.
Because the number of building lots have increased and the area of qualified open space has
decreased thus far, the applicant was required to submit an updated development/concept plan with
the previous final plat application depicting the number of platted building lots and qualified open
space to date and that planned to be platted in future phases to ensure overall substantial compliance
with the approved preliminary plat in accord with UDC 11-6B-3C (see Exhibit E). The plan was not
updated to include the additional and reconfigured lots in this phase. Staff recommends an updated
version of this plan is submitted with each subsequent final plat application.
This plan (in Exhibit E) includes the 2.5 acre property recently acquired by this developer at the west
boundary of Phase 6 that was previously included in the Trilogy Subdivision preliminary plat; a new
preliminary plat may be required for that area or it may be included as a future phase of this
development (while still under the Trilogy preliminary plat approval), as determined by H-2018-
0024. This area shouldn’t be included within the development area shown in Exhibit E as it wasn’t
included in the preliminary plat boundary of Bainbridge Subdivision. Without these lots, there are
Meridian City Council Meeting Agenda April 17, 2018 – Page 162 of 491
Bainbridge Subdivision No. 7 – FP H-2018-0022 3
still 12 more lots that were approved with the Bainbridge preliminary plat which were created from
reductions in the width of lots based on market adjustments. The applicant plans to apply for a new
preliminary plat to accommodate the extra number of lots as they get closer to Ten Mile Road and the
LDS Church site.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved annexation (AZ-05-058, Development Agreement
#106141058), rezone (RZ-13-005) and preliminary plat (PP-13-011) applications approved for
this site.
2. The applicant shall obtain the City Engineer’s signature on the final plat within two years of the
City Engineer’s signature on the previous phase final plat in accord with UDC 11-6B-7.
3. Prior to submittal for the City Engineer’s signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
4. The final plat prepared by KM Engineering, stamped on 2/15/18 by Aaron L. Ballard, shall be
revised as follows:
a. Note #15: Include the recorded instrument number.
b. Add a note stating that direct lot access to W. Chinden Blvd. and N. Tree Farm Way is
prohibited.
c. Include the recorded instrument numbers on the face of the plat for the 10’ and 25’ lateral
easements.
d. Under References, complete note #R7.
e. Widen the frontage of Lot 33, Block 23 to a minimum of 30 feet measured as a chord
measurement, as set forth in UDC 11-2A-3B.1.
5. The landscape plan prepared by KM Engineering, dated 2/15/18, shall be revised as follows:
a. Widen the frontage of Lot 33, Block 23 to a minimum of 30 feet measured as a chord
measurement as required above in condition #4e.
b. If the unimproved street right-of-way along Chinden is 10 feet or greater from the edge of
pavement to property line, and street widening project is not in the transportation authority’s
five year funded plan, the developer is required to maintain a 10-foot wide compacted gravel
shoulder meeting the construction standards of the transportation authority and landscape the
remainder with lawn or other vegetative ground cover in accord with UDC 11-3B-7C.5;
depict accordingly.
6. A public pedestrian easement is required to be submitted to the Planning Division for the multi -
use pathway within the street buffer along W. Chinden Blvd. prior to signature on the final plat
by the City Engineer; coordinate the details of the easement with Kim Warren, Pathways Project
Manager, Park’s Department (208-888-3579).
7. All fencing installed on the site must be consistent with the standards listed in UDC 11-3A-7. If
permanent fencing does not exist at the subdivision boundary, temporary construction fencing to
contain debris shall be installed around this phase prior to release of building permits.
8. Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
9. Prior to the issuance of any new building permit, the property shall be subdivided in accordance
with the UDC.
Meridian City Council Meeting Agenda April 17, 2018 – Page 163 of 491
Bainbridge Subdivision No. 7 – FP H-2018-0022 4
10. The common driveways on Lots 15 and 22, Block 23 shall be constructed in accord with the
standards listed in UDC 11-6C-3D.
11. The street light plan submitted as part of the development plan, appear to meet city requirements
based on a preliminary review. The developer shall enter into a Future Installation Agreement for
the required street lights on Chinden Blvd. Contact the Transportation and Utility Coordinator
for more information.
12. An updated version of the development/concept plan for the overall development included in
Exhibit E shall be submitted with each subsequent final plat phase of development to ensure
substantial compliance with the preliminary plat as required by UDC 11-6B-3D.2.
13. A site amenity exhibit shall be submitted with the next final plat phase of development that
depicts the type and location of amenities proposed for the overall development that complies
with that required with the preliminary plat.
VII. GENERAL REQUIREMENTS
1. Sanitary sewer service to this development is available via extension of existing mains adjacent to
the development. The applicant shall install mains to and through this subdivision; applicant shall
coordinate main size and routing with the Public Works Department, and execute standard forms
of easements for any mains that are required to provide service. 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. Water service to this site is available via extension of existing mains adjacent to the development.
The applicant shall be responsible to install water mains to and through this development,
coordinate main size and routing with Public Works.
3. 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.
4. Upon installation of the landscaping and prior to inspection by Planning Department staff, the
applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A.
5. A letter of credit or cash surety in the amount of 110% will be required for all incomplete
fencing, landscaping, amenities, pressurized irrigation, prior to signature on the final plat.
6. The City of Meridian requires that the owner post with the City a performance surety in the
amount of 125% of the total construction cost for all incomplete sewer, water 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 applicant shall be required to enter into a Development Surety Agreement
with the City of Meridian. 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.
7. 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, and water infrastructure for a duration
of two years. This surety amount will be verified by a line item final cost invoicing 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
Meridian City Council Meeting Agenda April 17, 2018 – Page 164 of 491
Bainbridge Subdivision No. 7 – FP H-2018-0022 5
Community Development Department website. Please contact Land Development Service for
more information at 887-2211.
8. In the event that an applicant and/or owner cannot complete non-life, non-safety and non-health
improvements, prior to City Engineer signature on the final plat and/or prior to occupancy, a
surety agreement may be approved as set forth in UDC 11-5C-3C.
9. 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.
10. 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.
11. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
12. Developer shall coordinate mailbox locations with the Meridian Post Office.
13. All grading of the site shall be performed in conformance with MCC 11-1-4B.
14. 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.
15. 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.
16. 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.
17. 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.
18. 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.
19. 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.
Meridian City Council Meeting Agenda April 17, 2018 – Page 165 of 491
Bainbridge Subdivision No. 7 – FP H-2018-0022 6
20. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
21. 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 Water Department at
(208)888-5242 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.
22. Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9 4 8. Contact the Central District Health Department for abandonment
procedures and inspections.
23. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 9-1-28.C.1). 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 s ingle-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
development plan approval.
24. 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.
V. EXHIIBITS
A. Vicinity Map
B. Preliminary Plat (dated: 4/30/13)
C. Proposed Final Plat (dated: 2/15/18)
D. Proposed Landscape Plan (dated: 2/15/18)
E. Updated Development Plan with Qualified Open Space Exhibit (dated: 8/15/17)
F. Common Driveway Exhibit
Meridian City Council Meeting Agenda April 17, 2018 – Page 166 of 491
Bainbridge Subdivision No. 7 – FP H-2018-0022 7
Exhibit A – Vicinity Map
Meridian City Council Meeting Agenda April 17, 2018 – Page 167 of 491
Bainbridge Subdivision No. 7 – FP H-2018-0022 8
Exhibit B – Preliminary Plat (dated: 8/10/17)
Meridian City Council Meeting Agenda April 17, 2018 – Page 168 of 491
Bainbridge Subdivision No. 7 – FP H-2018-0022 9
Exhibit C – Proposed Final Plat (dated: 2/15/18)
Meridian City Council Meeting Agenda April 17, 2018 – Page 169 of 491
Bainbridge Subdivision No. 7 – FP H-2018-0022 10
Exhibit D – Proposed Landscape Plan (dated: 2/15/18)
Meridian City Council Meeting Agenda April 17, 2018 – Page 170 of 491
Bainbridge Subdivision No. 7 – FP H-2018-0022 11
Exhibit E: Updated Development Plan with Updated Qualified Open Space Exhibit (dated: 8/15/17)
Note: The plan below was not updated with this application to reflect reconfiguration of lots/open space
in this phase.
Note: Single-family lot count includes 9 lots that were included in the preliminary plat for Trilogy Subdivision
that were obtained by this developer that were not within the boundary of the subject preliminary plat.
Meridian City Council Meeting Agenda April 17, 2018 – Page 171 of 491
Bainbridge Subdivision No. 7 – FP H-2018-0022 12
Exhibit F: Common Driveway Exhibit
Meridian City Council Meeting Agenda April 17, 2018 – Page 172 of 491
1
Chris Johnson
From:Kameron Nauahi <knauahi@brightoncorp.com>
Sent:Thursday, April 12, 2018 1:05 PM
To:Sonya Allen; C.Jay Coles; Charlene Way; Chris Johnson
Cc:Mike Wardle; Jon Wardle
Subject:RE: Bainbridge Sub. 7 - FP H-2018-0022 Staff Recommendation to Council for 4/17
Attachments:Bainbridge Sub 7 - FP H-2018-0022 Staff Recommendation to Council.pdf
All,
We have reviewed the revised staff report for the Bainbridge Subdivision No. 7 final plat and concur with the
recommended conditions of approval. Therefore, we request that it be placed on the City Council’s April 17 th
Consent Agenda.
Thanks,
Kameron Nauahi | Assistant Project Manager
BRIGHTON CORPORATION
12601 W. Explorer, Suite 200 | Boise, ID 83713
Direct 208.287.0504 | Cell 208.830.3629
From: Sonya Allen [ mailto:sallen@meridiancity.org ]
Sent: Thursday, April 12, 2018 12:39 PM
To: C.Jay Coles < cjcoles@meridiancity.org >; Charlene Way < cway@meridiancity.org >; Chris Johnson
<cjohnson@meridiancity.org >
Cc: Kameron Nauahi < knauahi@brightoncorp.com >; Mike Wardle < mwardle@brightoncorp.com >
Subject: Bainbridge Sub. 7 - FP H-2018-0022 Staff Recommendation to Council for 4/17
Attached is the staff report for the proposed final plat for final plat for Bainbridge Sub. 7. This item is
scheduled to be on the City Council agenda on April 17 th . The hearing will be held at City Hall, 33 E. Broadway
Avenue, beginning at 6:00 pm. Please call or e-mail with any questions.
Kameron/Mike - Please submit a written response to the staff report to the City Clerk’s office
(cjcoles@meridiancity.org , cway@meridiancity.org , cjohnson@meridiancity.org and myself (e-mail or fax) by
3:00 pm the Thursday prior to the meeting.
If you are in agreement with the conditions of approval contained in the staff report and you submit a written
response accordingly, your item will be placed on the consent agenda; consent agenda items are passed in one
motion by the Council at the beginning of the meeting. Note: If you are in agreement with the staff report, it is
still recommended you attend the meeting in the event the item is pulled off of the consent agenda for
discussion.
If you do not respond to the staff report by Thursday at 3:00 pm, or if you have concerns with the conditions of
approval, your project will be placed on the regular agenda.
Thanks,
Sonya
Meridian City Council Meeting Agenda April 17, 2018 – Page 173 of 491
2
City of Meridian
33 E. Broadway Ave., Meridian, Idaho 83642
Phone: 208-888-4433
www.meridiancity.org
All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law, in
regards to both release and retention, and may be released upon request, unless exempt from disclosure by law.
Meridian City Council Meeting Agenda April 17, 2018 – Page 174 of 491
City Council Meeting
Meeting Date: April 17, 2018
Agenda Item Number: 6G
Project/File Number:
Item Title:
Final Plat for Bicentennial Farm Subdivision No. 1 (H-2018-0027) by Toll IDI LLC, Located at 3880 E. Lake
Hazel Rd.
Meetina Notes
Bicentennial Farm Subdivision No. 1 – FP H-2018-0027 PAGE 1
STAFF REPORT
MEETING DATE: April 17, 2018
TO: Mayor and City Council
FROM: Sonya Allen, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Bicentennial Farm Subdivision No. 1 – FP H-2018-0027
I. APPLICATION SUMMARY
The applicant, Thomas Coleman, Toll ID I, LLC, has applied for a final plat (FP) consisting of 47
single-family residential building lots and 11 common area lots on 19.29 acres of land in an R-8
zoning district. This is the tenth phase of development of the Hill’s Century Farm Subdivision
preliminary plat (PP-14-014).
II. STAFF RECOMMENDATION
Staff recommends approval of the Bicentennial Farm Subdivision No. 1 final plat based on the
analysis provided below in Section V.
III. PROPOSED MOTION
Approval
I move to approve File Number H-2018-0027, as presented in the staff report for the hearing date of
April 17, 2018, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2018-0027, as presented during the hearing on April 17, 2018, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2018-0027 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 approximately ¼ mile east of S. Eagle Rd. on the north side of E. Lake Hazel
Rd., in the southwest ¼ of Section 33, Township T.3., Range 1E.
B. Applicant:
Thomas Coleman, Toll ID I, LLC
3103 W. Sheryl Dr., Ste. 100
Meridian, ID 83642
C. Owner:
Same as applicant
Meridian City Council Meeting Agenda April 17, 2018 – Page 176 of 491
Bicentennial Farm Subdivision No. 1 – FP H-2018-0027 PAGE 2
D. Representative:
Kristi Watkins, JUB Engineers, Inc.
250 S. Beechwood Ave., Ste. 201
Boise, ID 83709
V. STAFF ANALYSIS
The proposed final plat depicts 47 single-family residential building lots and 11 common lots on
19.29 acres of land in an R-8 zoning district. The minimum property size in this phase is 6,468 square
feet (s.f.) with an average size of 7,386 s.f.
A total of 3.09 acres (or 16.03%) of open space is provided with this phase. Qualified open space
consists of landscaped parkways along internal local streets, half of the street buffer along the arterial
street (i.e. E. Lake Hazel Rd.), the full street buffer along the collector street (i.e. S. Arable Ave.),
common area with a pathway and swimming pool & pool house and a pond. Proposed site amenities
consist of a swimming pool and pool house, and a pedestrian pathway connecting to the development
to the north.
All of the lots proposed in this phase are for single-family detached homes and must comply with the
dimensional standards of the R-8 zoning district listed in UDC Table 11-2A-6. Staff has reviewed the
proposed plat and it appears to be in compliance with the aforementioned dimensional standards;
however, there are a few lots that are missing the frontage dimension.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat in accord with the requirements listed in UDC 11-6B-3C.2. The number of buildable lots is the
same and the amount of common area has increased from what was shown on the preliminary plat.
Therefore, staff finds the proposed final plat is in substantial compliance with the approved
preliminary plat as required.
Because there is currently only one access available to this site via E. Lake Hazel Road (no stub
streets have been provided to this site as of yet), staff recommends as a condition of approval
that building permits are limited to 30 homes until such time as a secondary access is available
that meets Fire Department requirements.
VI. SITE SPECIFIC CONDITIONS
1. The applicant 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.
2. The final plat prepared by JUB Engineers, Inc., stamped on 2/14/2018 by Michael S. Byrns shall
be revised as follows:
a. Include the street frontage dimension on Lots 16 & 17, Block 1; Lot 3, Block 1; and any other
lots that don’t include complete dimensions.
b. Note #7: Complete note
c. Note #10: Include recorded instrument number
d. Note #12: Include recorded instrument number
e. Note #14: Include recorded instrument number (i.e. #2015-003138)
f. Include a note that prohibits direct lot access via S. Arable Ave.
3. The landscape plan prepared by Jensen Belts Associates, dated 3/12/2018, is approved as
submitted.
Meridian City Council Meeting Agenda April 17, 2018 – Page 177 of 491
Bicentennial Farm Subdivision No. 1 – FP H-2018-0027 PAGE 3
4. Future development shall be generally consistent with the conceptual building elevations included
in the development agreement.
5. The storm water swales shall be constructed in accord with the standards listed in UDC 11 -3B-
11C.
6. The pond proposed on Lot 2, Block 1 shall have recirculated water and shall be maintained such
that it does not become a mosquito breeding ground as set forth in UDC 11-3G-3B.8.
7. Construction of the common driveway on Lot 20, Block 1 shall comply with the standards listed
in UDC 11-6C-3D.
8. Building permits for construction of homes within this development shall be limited to
thirty (30) until such time as a secondary access is available in accord with International
Fire Code Section D107.1.
9. A Certificate of Zoning Compliance and Design Review application is required to be submitted
and approved for the swimming pool, pool house and parking area prior to submittal of building
permits. The pool house is required to comply with the design standards listed in the Architectural
Standards Manual.
10. This development includes offsite water improvements that cross a pressure zone boundary. The
developer will need to coordinate with Public Works Department, and the developer of the
adjacent Turf Farm Subdivision to the west to either procure an easement for a PRV vault to be
located along Lake Hazel Road, or allow a provision and easement for Turf Farm Sub to extend
water main across the creek and proposed drainage basin to tie in to the downstream side of the
PRV vault if it is located along S Arable Drive north of Lake Hazel.
11. The street light plan shall be a stand-alone drawing pursuant to section 6-7 of the Meridian
Design standards. Place signage on a separate drawing.
12. 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.
VII. ONGOING CONDITIONS OF APPROVAL
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.
2. All common open space and site amenities shall be maintained by an owner's association as set
forth in UDC 11-3G-3F1.
3. The project is subject to all current City of Meridian ordinances and previous conditions of
approval associated with this site (AZ-14-012, Development Agreement #2015-003138; PP-14-
014).
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.
5. The applicant shall have an ongoing obligation to maintain all pathways.
6. The applicant has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 11-3A-11.
Meridian City Council Meeting Agenda April 17, 2018 – Page 178 of 491
Bicentennial Farm Subdivision No. 1 – FP H-2018-0027 PAGE 4
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.
8. Future homes constructed within this development shall be generally consistent with the
conceptual building elevations included in the development agreement (#2015-003138).
VIII. PROCESS CONDITIONS OF APPROVAL
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.
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.
3. 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 or obtain approval of a time extension as set forth in UDC 11-6B-7.
4. 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.
5. The applicant shall pay any applicable impact fees prior to the issuance of a building permit.
IX. GENERAL REQUIREMENTS
1. Sanitary sewer service to this development is available via extension of existing mains adjacent to
the development. The applicant shall install mains to and through this subdivision; applicant shall
coordinate main size and routing with the Public Works Department, and execute standard forms
of easements for any mains that are required to provide service. 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. Water service to this site is available via extension of existing mains adjacent to the development.
The applicant shall be responsible to install water mains to and through this development,
coordinate main size and routing with Public Works.
3. 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.
4. Upon installation of the landscaping and prior to inspection by Planning Department staff, the
applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A.
5. A letter of credit or cash surety in the amount of 110% will be required for all incomplete
fencing, landscaping, amenities, pressurized irrigation, prior to signature on the final plat.
6. The City of Meridian requires that the owner post with the City a performance surety in the
amount of 125% of the total construction cost for all incomplete sewer, water 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 applicant shall be required to enter into a Development Surety Agreement
with the City of Meridian. The surety can be posted in the form of an ir revocable letter of credit,
cash deposit or bond. Applicant must file an application for surety, which can be found on the
Meridian City Council Meeting Agenda April 17, 2018 – Page 179 of 491
Bicentennial Farm Subdivision No. 1 – FP H-2018-0027 PAGE 5
Community Development Department website. Please contact Land Development Service for
more information at 887-2211.
7. 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, and water infrastructure for a duration
of two years. This surety amount will be verified by a line item final cost invoicing 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.
8. In the event that an applicant and/or owner cannot complete non-life, non-safety and non-health
improvements, prior to City Engineer signature on the final plat and/or prior to occupancy, a
surety agreement may be approved as set forth in UDC 11-5C-3C.
9. 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.
10. 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.
11. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
12. Developer shall coordinate mailbox locations with the Meridian Post Office.
13. All grading of the site shall be performed in conformance with MCC 11-1-4B.
14. 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.
15. 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.
16. 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.
17. 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.
18. 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.
19. 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
Meridian City Council Meeting Agenda April 17, 2018 – Page 180 of 491
Bicentennial Farm Subdivision No. 1 – FP H-2018-0027 PAGE 6
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.
20. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
21. 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 Water Department at
(208)888-5242 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.
22. Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9 4 8. Contact the Central District Health Department for abandonment
procedures and inspections.
23. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 9-1-28.C.1). 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
development plan approval.
24. 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.
X. EXHIIBITS
A. Vicinity Map
B. Approved Preliminary Plat (dated: 11/7/14)
C. Proposed Final Plat (dated: 2/14/18)
D. Proposed Landscape Plan (dated: 3/5/18)
E. Common Driveway Exhibit
Meridian City Council Meeting Agenda April 17, 2018 – Page 181 of 491
Bicentennial Farm Subdivision No. 1 – FP H-2018-0027 PAGE 7
Exhibit A – Vicinity/Zoning Map
E LAKE HAZEL RD
Meridian City Council Meeting Agenda April 17, 2018 – Page 182 of 491
Bicentennial Farm Subdivision No. 1 – FP H-2018-0027 PAGE 8
Exhibit B – Approved Preliminary Plat (dated: 11/7/14)
Site
Meridian City Council Meeting Agenda April 17, 2018 – Page 183 of 491
Bicentennial Farm Subdivision No. 1 – FP H-2018-0027 PAGE 9
Exhibit C – Proposed Final Plat (dated: 2/14/18)
Meridian City Council Meeting Agenda April 17, 2018 – Page 184 of 491
Bicentennial Farm Subdivision No. 1 – FP H-2018-0027 PAGE 10
Meridian City Council Meeting Agenda April 17, 2018 – Page 185 of 491
Bicentennial Farm Subdivision No. 1 – FP H-2018-0027 PAGE 11
Meridian City Council Meeting Agenda April 17, 2018 – Page 186 of 491
Bicentennial Farm Subdivision No. 1 – FP H-2018-0027 PAGE 12
Meridian City Council Meeting Agenda April 17, 2018 – Page 187 of 491
Bicentennial Farm Subdivision No. 1 – FP H-2018-0027 PAGE 13
Exhibit D –Proposed Landscape Plan (dated: 3/5/18)
Meridian City Council Meeting Agenda April 17, 2018 – Page 188 of 491
Bicentennial Farm Subdivision No. 1 – FP H-2018-0027 PAGE 14
Meridian City Council Meeting Agenda April 17, 2018 – Page 189 of 491
Bicentennial Farm Subdivision No. 1 – FP H-2018-0027 PAGE 15
Exhibit E: Common Driveway Exhibit
Meridian City Council Meeting Agenda April 17, 2018 – Page 190 of 491
1
Chris Johnson
From:Kristi Watkins <kwatkins@jub.com>
Sent:Thursday, April 12, 2018 2:49 PM
To:Sonya Allen; C.Jay Coles; Charlene Way; Chris Johnson
Subject:RE: Bicentennial Farm Sub. 1 - FP H-2018-0027 Staff Recommendation to Council for
April 17th Council
Sonya:
We agree to all conditions as written in this staff report. Thank you.
Kristi
From: Sonya Allen < sallen@meridiancity.org >
Sent: Thursday, April 12, 2018 1:13 PM
To: C.Jay Coles < cjcoles@meridiancity.org >; Charlene Way < cway@meridiancity.org >; Chris Johnson
<cjohnson@meridiancity.org >
Cc: Kristi Watkins < kwatkins@jub.com >
Subject: Bicentennial Farm Sub. 1 - FP H-2018-0027 Staff Recommendation to Council for April 17th Council
Attached is the staff report for the proposed final plat for Bicentennial Farm Subdivision No. 1. This item is
scheduled to be on the City Council agenda on April 17 th . The hearing will be held at City Hall, 33 E. Broadway
Avenue, beginning at 6:00 pm. Please call or e-mail with any questions.
Kristi - Please submit a written response to the staff report to the City Clerk’s office (cjcoles@meridiancity.org ,
cway@meridiancity.org , cjohnson@meridiancity.org and myself (e-mail or fax) by 3:00 pm the Thursday prior
to the meeting.
If you are in agreement with the conditions of approval contained in the staff report and you submit a written
response accordingly, your item will be placed on the consent agenda; consent agenda items are passed in one
motion by the Council at the beginning of the meeting. Note: If you are in agreement with the staff report, it is
still recommended you attend the meeting in the event the item is pulled off of the consent agenda for
discussion.
If you do not respond to the staff report by Thursday at 3:00 pm, or if you have concerns with the conditions of
approval, your project will be placed on the regular agenda.
Thanks,
Sonya
City of Meridian
33 E. Broadway Ave., Meridian, Idaho 83642
Phone: 208-888-4433
www.meridiancity.org
Meridian City Council Meeting Agenda April 17, 2018 – Page 191 of 491
2
All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law, in
regards to both release and retention, and may be released upon request, unless exempt from disclosure by law.
This e-mail and any attachments involving J-U-B or a subsidiary business may contain information that is
confidential and/or proprietary. Prior to use, you agree to the provisions found at http://edocs.jub.com . If you
believe you received this email in error, please reply to that effect and then delete all copies.
Meridian City Council Meeting Agenda April 17, 2018 – Page 192 of 491
City Council Meeting
Meeting Date: April 17, 2018
Agenda Item Number: 6H
Project/File Number:
Item Title:
Final Plat for Bicentennial Farm Subdivision No. 2 (H-2018-0028) by Toll IDI LLC, Located at 3880 E. Lake
Hazel Rd.
Meetina Notes
rC�
Bicentennial Farm Subdivision No. 2 – FP H-2018-0028 PAGE 1
STAFF REPORT
MEETING DATE: April 17, 2018
TO: Mayor and City Council
FROM: Sonya Allen, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Bicentennial Farm Subdivision No. 2 – FP H-2018-0028
I. APPLICATION SUMMARY
The applicant, Thomas Coleman, Toll ID I, LLC, has applied for a final plat (FP) consisting of 51
single-family residential building lots and 3 common area lots on 10.88 acres of land in an R-8 zoning
district. This is the eleventh phase of development of the Hill’s Century Farm Subdivision preliminary
plat (PP-14-014).
II. STAFF RECOMMENDATION
Staff recommends approval of the Bicentennial Farm Subdivision No. 2 final plat based on the
analysis provided below in Section V.
III. PROPOSED MOTION
Approval
I move to approve File Number H-2018-0028, as presented in the staff report for the hearing date of
April 17, 2018, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2018-0028, as presented during the hearing on April 17, 2018, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2018-0028 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 approximately ½ mile east of S. Eagle Rd. on the north side of E. Lake Hazel
Rd., in the southwest ¼ of Section 33, Township T.3., Range 1E.
B. Applicant:
Thomas Coleman, Toll ID I, LLC
3103 W. Sheryl Dr., Ste. 100
Meridian, ID 83642
C. Owner:
Same as applicant
Meridian City Council Meeting Agenda April 17, 2018 – Page 194 of 491
Bicentennial Farm Subdivision No. 2 – FP H-2018-0028 PAGE 2
D. Representative:
Kristi Watkins, JUB Engineers, Inc.
250 S. Beechwood Ave., Ste. 201
Boise, ID 83709
V. STAFF ANALYSIS
The proposed final plat depicts 51 single-family residential building lots and 3 common lots on 10.88
acres of land in an R-8 zoning district. The minimum property size in this phase is 6,454 square feet
(s.f.) with an average size of 7,264 s.f.
A total of 0.13 of an acre (or 1.2%) of open space is provided with this phase consisting of local street
buffers; no site amenities are proposed in this phase.
All of the lots proposed in this phase are for single-family detached homes and must comply with the
dimensional standards of the R-8 zoning district listed in UDC Table 11-2A-6. Staff has reviewed the
proposed plat and it appears to be in compliance with the aforementioned dimensional standards.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat in accord with the requirements listed in UDC 11-6B-3C.2. The number of buildable lots is the
same and the amount of common area has increased from what was shown on the preliminary plat.
Therefore, staff finds the proposed final plat is in substantial compliance with the approved
preliminary plat as required.
Because this phase along with the first phase of Bicentennial Farm Subdivision has only one
access available via E. Lake Hazel Rd. (no other stub streets exist to this site as of yet), staff
recommends no building permits are issued for this development until such time as a secondary
access is available that meets Fire Department requirements.
VI. SITE SPECIFIC CONDITIONS
1. The applicant 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.
2. The final plat prepared by JUB Engineers, Inc., stamped on 3/1/2018 by Michael S. Byrns shall
be revised as follows:
a. Note #4: “. . . without prior approval from the health authority and the City of Meridian.”
b. Note #7: Complete missing information
c. Note #10: Include recorded instrument number
d. Note #12: Include recorded instrument number
e. Note #14: Include recorded instrument number (i.e. #2015-003138)
f. Easement Note #5: Complete missing information
g. Include a note that prohibits direct lot access via E. Lake Hazel Road and S. Arable Ave.
h. Lot 14, Block 4 needs to be widened to a minimum of 15 feet to accommodate the 5-foot
wide pathway with 5-foot wide landscape strips on each side in accord with UDC 11-3B-
12C.1.
i. If Lot 11, Block 6 isn’t proposed to be landscaped until Phase 3, staff recommends this lot is
platted with Phase 3 and removed from the subject plat.
Meridian City Council Meeting Agenda April 17, 2018 – Page 195 of 491
Bicentennial Farm Subdivision No. 2 – FP H-2018-0028 PAGE 3
3. The landscape plan prepared by Jensen Belts Associates, dated 3/12/2018, shall be revised as
follows:
a. Lot 14, Block 4 needs to be widened to a minimum of 15 feet to accommodate the 5-foot
wide pathway with 5-foot wide landscape strips on each side in accord with UDC 11-3B-
12C.1. A minimum of one (1) tree is required within the common area adjacent to the
pathway in accord with UDC 11-3B-12C.2. Note: Unless fencing is proposed along the west
boundary of Lot 15, Block 4, a 5-foot wide strip of landscaping is not required.
b. If Lot 11, Block 6 isn’t proposed to be landscaped until Phase 3, staff recommends this lot is
platted with Phase 3 and removed from the subject plat.
4. Future development shall be generally consistent with the conceptual building elevations included
in the development agreement.
5. Construction of the common driveway on Lot 15, Block 4 shall comply with the standards listed
in UDC 11-6C-3D.
6. No building permits shall be issued for this phase until a secondary access is available in
accord with International Fire Code Section D107.1.
7. This development includes offsite water improvements that cross a pressure zone boundary. The
developer will need to coordinate with Public Works Department, and the developer of the
adjacent Turf Farm Subdivision to the west to either procure an easement for a PRV vault to be
located along Lake Hazel Road, or allow a provision and easement for Turf Farm Sub to extend
water main across the creek and proposed drainage basin to tie in to the downstream side of the
PRV vault if it is located along S Arable Drive north of Lake Hazel.
8. The street light plan shall be a stand-alone drawing pursuant to section 6-7 of the Meridian
Design standards. Place signage on a separate drawing.
VII. ONGOING CONDITIONS OF APPROVAL
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.
2. All common open space and site amenities shall be maintained by an owner's association as set
forth in UDC 11-3G-3F1.
3. The project is subject to all current City of Meridian ordinances and previous conditions of
approval associated with this site (AZ-14-012, Development Agreement #2015-003138; PP-14-
014).
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.
5. The applicant shall have an ongoing obligation to maintain all pathways.
6. The applicant has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 11-3A-11.
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.
8. Future homes constructed within this development shall be generally consistent with the
conceptual building elevations included in the development agreement (#2015-003138).
Meridian City Council Meeting Agenda April 17, 2018 – Page 196 of 491
Bicentennial Farm Subdivision No. 2 – FP H-2018-0028 PAGE 4
VIII. PROCESS CONDITIONS OF APPROVAL
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.
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.
3. 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 or obtain approval of a time extension as set forth in UDC 11-6B-7.
4. 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.
5. The applicant shall pay any applicable impact fees prior to the issuance of a building permit.
IX. GENERAL REQUIREMENTS
1. Sanitary sewer service to this development is available via extension of existing mains adjacent to
the development. The applicant shall install mains to and through this subdivision; applicant shall
coordinate main size and routing with the Public Works Department, and execute standard forms
of easements for any mains that are required to provide service. 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. Water service to this site is available via extension of existing mains adjacent to the development.
The applicant shall be responsible to install water mains to and through this development,
coordinate main size and routing with Public Works.
3. 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.
4. Upon installation of the landscaping and prior to inspection by Planning Department staff, the
applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A.
5. A letter of credit or cash surety in the amount of 110% will be required for all incomp lete
fencing, landscaping, amenities, pressurized irrigation, prior to signature on the final plat.
6. The City of Meridian requires that the owner post with the City a performance surety in the
amount of 125% of the total construction cost for all incomplete sewer, water 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 applicant shall be required to enter into a Development Surety Agreement
with the City of Meridian. 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.
7. 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, and water infrastructure for a duration
of two years. This surety amount will be verified by a line item final cost invoicing provided by
the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
Meridian City Council Meeting Agenda April 17, 2018 – Page 197 of 491
Bicentennial Farm Subdivision No. 2 – FP H-2018-0028 PAGE 5
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.
8. In the event that an applicant and/or owner cannot complete non-life, non-safety and non-health
improvements, prior to City Engineer signature on the final plat and/or prior to occupancy, a
surety agreement may be approved as set forth in UDC 11-5C-3C.
9. 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.
10. 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.
11. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
12. Developer shall coordinate mailbox locations with the Meridian Post Office.
13. All grading of the site shall be performed in conformance with MCC 11-1-4B.
14. 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.
15. 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.
16. 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.
17. 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.
18. 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.
19. 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
Meridian City Council Meeting Agenda April 17, 2018 – Page 198 of 491
Bicentennial Farm Subdivision No. 2 – FP H-2018-0028 PAGE 6
submitted, reviewed, and approved prior to signature of the final plat by the City Engineer.
20. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
21. 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 Water Department at
(208)888-5242 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.
22. Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9 4 8. Contact the Central District Health Department for abandonment
procedures and inspections.
23. The City of Meridian requires that pressurized irrigation systems be supplied by a year -round
source of water (MCC 9-1-28.C.1). 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
development plan approval.
24. 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.
X. EXHIIBITS
A. Vicinity Map
B. Approved Preliminary Plat (dated: 11/7/14)
C. Proposed Final Plat (dated: 2/14/18)
D. Proposed Landscape Plan (dated: 3/5/18)
E. Common Driveway Exhibit
Meridian City Council Meeting Agenda April 17, 2018 – Page 199 of 491
Bicentennial Farm Subdivision No. 2 – FP H-2018-0028 PAGE 7
Exhibit A – Vicinity/Zoning Map
E LAKE HAZEL RD
Meridian City Council Meeting Agenda April 17, 2018 – Page 200 of 491
Bicentennial Farm Subdivision No. 2 – FP H-2018-0028 PAGE 8
Exhibit B – Approved Preliminary Plat (dated: 11/7/14)
Site
Meridian City Council Meeting Agenda April 17, 2018 – Page 201 of 491
Bicentennial Farm Subdivision No. 2 – FP H-2018-0028 PAGE 9
Exhibit C – Proposed Final Plat (dated: 2/14/18)
Meridian City Council Meeting Agenda April 17, 2018 – Page 202 of 491
Bicentennial Farm Subdivision No. 2 – FP H-2018-0028 PAGE 10
Meridian City Council Meeting Agenda April 17, 2018 – Page 203 of 491
Bicentennial Farm Subdivision No. 2 – FP H-2018-0028 PAGE 11
Meridian City Council Meeting Agenda April 17, 2018 – Page 204 of 491
Bicentennial Farm Subdivision No. 2 – FP H-2018-0028 PAGE 12
Exhibit D –Proposed Landscape Plan (dated: 3/5/18)
Meridian City Council Meeting Agenda April 17, 2018 – Page 205 of 491
Bicentennial Farm Subdivision No. 2 – FP H-2018-0028 PAGE 13
Meridian City Council Meeting Agenda April 17, 2018 – Page 206 of 491
Bicentennial Farm Subdivision No. 2 – FP H-2018-0028 PAGE 14
Exhibit E: Common Driveway Exhibit
Meridian City Council Meeting Agenda April 17, 2018 – Page 207 of 491
1
Chris Johnson
From:Kristi Watkins <kwatkins@jub.com>
Sent:Thursday, April 12, 2018 3:17 PM
To:Sonya Allen; C.Jay Coles; Charlene Way; Chris Johnson
Subject:RE: Bicentennial Farm Sub. 2 - FP H-2018-0028 Staff Recommendation to Council for
April 17th
Sonya:
We find these conditions acceptable as written in this staff report.
A couple of notes for you:
1) We will widen the pathway lot to accommodate the required 15’.
2) We will continue to work with the fire department to find an acceptable solution to the secondary access
requirement.
Thank you,
Kristi
From: Sonya Allen < sallen@meridiancity.org >
Sent: Thursday, April 12, 2018 1:14 PM
To: C.Jay Coles < cjcoles@meridiancity.org >; Charlene Way < cway@meridiancity.org >; Chris Johnson
<cjohnson@meridiancity.org >
Cc: Kristi Watkins < kwatkins@jub.com >
Subject: Bicentennial Farm Sub. 2 - FP H-2018-0028 Staff Recommendation to Council for April 17th
Attached is the staff report for the proposed final plat for Bicentennial Farm Subdivision No. 2. This item is
scheduled to be on the City Council agenda on April 17 th . The hearing will be held at City Hall, 33 E. Broadway
Avenue, beginning at 6:00 pm. Please call or e-mail with any questions.
Kristi - Please submit a written response to the staff report to the City Clerk’s office (cjcoles@meridiancity.org ,
cway@meridiancity.org , cjohnson@meridiancity.org and myself (e-mail or fax) by 3:00 pm the Thursday prior
to the meeting.
If you are in agreement with the conditions of approval contained in the staff report and you submit a written
response accordingly, your item will be placed on the consent agenda; consent agenda items are passed in one
motion by the Council at the beginning of the meeting. Note: If you are in agreement with the staff report, it is
still recommended you attend the meeting in the event the item is pulled off of the consent agenda for
discussion.
If you do not respond to the staff report by Thursday at 3:00 pm, or if you have concerns with the conditions of
approval, your project will be placed on the regular agenda.
Thanks,
Sonya
Meridian City Council Meeting Agenda April 17, 2018 – Page 208 of 491
2
City of Meridian
33 E. Broadway Ave., Meridian, Idaho 83642
Phone: 208-888-4433
www.meridiancity.org
All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law, in
regards to both release and retention, and may be released upon request, unless exempt from disclosure by law.
This e-mail and any attachments involving J-U-B or a subsidiary business may contain information that is
confidential and/or proprietary. Prior to use, you agree to the provisions found at http://edocs.jub.com . If you
believe you received this email in error, please reply to that effect and then delete all copies.
Meridian City Council Meeting Agenda April 17, 2018 – Page 209 of 491
City Council Meeting
Meeting Date: April 17, 2018
Agenda Item Number: 61
Project/File Number:
Item Title:
Findings of Fact Conclusions of Law for Lasken Annexation (H-2017-0154) by Thomas Lasken, Located at
721 E. Pine
Meetinq Notes
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H-2017-0154 - 1 -
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND DECISION & ORDER
In the Matter of the Request for Annexation & Zoning of 0.99 Acres of Land with an R-2 Zoning
District for Lasken Annexation, by Tom Lasken.
Case No(s). H-2017-0154
For the City Council Hearing Date of: April 3, 2018 (Findings on April 17, 2018)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of April 3, 2018, incorporated by
reference)
2. Process Facts (see attached Staff Report for the hearing date of April 3, 2018, incorporated by
reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of April 3, 2018,
incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of April 3, 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.
7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of April 3, 2018, incorporated by reference. The conditions are concluded to be
Meridian City Council Meeting Agenda April 17, 2018 – Page 211 of 491
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 is hereby approved with the requirement of a
development agreement with the provisions noted in the Staff Report for the hearing date of
April 3, 2018, attached as Exhibit A.
D. 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 April 3, 2018
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H-2017-0154 LOLMe'l - 2 -
By action of the City Council at its regular meeting held on the 1— day of
2018.
COUNCIL PRESIDENT JOE BORTON VOTED 1�4
COUNCIL VICE PRESIDENT LUKE CAVENER VOTED
COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED 1((°1
COUNCIL MEMBER TY PALMER VOTED _
COUNCIL MEMBER TREG BERNT VOTED
t
COUNCIL MEMBER GENESIS MILAM VOTED
MAYOR TAMMY de WEERD VOTED
(TIE BREAKER)
(`
City or WS 50e i�C�Ir-�Yl
�. ; r 1,A,4 , CCU r d, l P resicl en
,.CYC
EI -"J
r
C y Col s
lty Cler
Copy served upon Applicant, Community Development Department, Public Works Department and City
Attorney.
By:Oh)j P 0,d"l() (,his Dated: 4-17—/H
City Clerk's Office
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H-2017-0154 L.QSKe -) - 3 -
Exhibit A
Lasken Annexation H-2017-0154 PAGE 1
STAFF REPORT
HEARING DATE: April 3, 2018
TO: Mayor and City Council
FROM: Josh Beach, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Lasken Annexation – H-2017-0154
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, Thomas Lasken, has submitted an application for annexation and zoning (AZ) of 0.99
of an acre of land with an R-2 (Low Density Residential) zoning district. See Section IX Analysis for
more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed AZ application with an R-2 zoning district, based on the
Findings of Fact and Conclusions of Law in Exhibit D of the Staff Report. The Meridian Planning
& Zoning Commission heard this item on March 1, 2018. At the public hearing, the
Commission voted to recommend approval of the subject AZ request.
a. Summary of Commission Public Hearing:
i. In favor: Tom Lasken
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: None
v. Staff presenting application: Josh Beach
vi. Other staff commenting on application: Bill Parsons
b. Key issue(s) of Public Testimony:
i. None
c. Key Issues of Discussion by Commission:
i. Public outreach to the other Ada County parcels in the area the ability to have City
services stubbed to their property.
d. Commission Change(s) to Staff Recommendation:
i. None
e. Outstanding Issue(s) for City Council:
i. None
The Meridian City Council heard these items on April 3, 2018. At the public hearing, the
Council approved the subject Annexation request.
a. Summary of City Council Public Hearing:
vii. In favor: None
viii. In opposition: None
ix. Commenting: None
x. Written testimony: None
xi. Staff presenting application: Sonya Allen
xii. Other staff commenting on application: None
b. Key issue(s) of Public Testimony:
Meridian City Council Meeting Agenda April 17, 2018 – Page 214 of 491
Exhibit A
Lasken Annexation H-2017-0154 PAGE 2
i. None
c. Key Issues of Discussion by Council:
ii. None
di. Key Council Changes to Staff/Commission Recommendation
ii. None
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2017-
0154 as presented in the staff report for the hearing date of April 3, 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-2017-0154
as presented in the staff report for the hearing date of April 3, 2018, for the following reasons: (You
should state specific reasons for denial.)
Continuance
I move to continue File Number H-2017-0154 to the hearing date of (insert continued hearing date
here) for the following reason(s): (You should state specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The subject property is located at 721 E. Pine Avenue, in the NE ¼ of Section 7, Township 3
North, Range 1 East.
B. Owner/Applicant(s):
Thomas H. Lasken
721 E. Pine Ave.
Meridian, ID 83642
C. Applicant:
Same as owner
D. Applicant's Statement/Justification: Please see applicant’s narrative for this information.
V. PROCESS FACTS
A. The subject application is for annexation and zoning. 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: February 9, 2018 (Commission); March 16, 2018
(Council)
C. Radius notices mailed to properties within 300 feet on: February 2, 2018 (Commission); March
12, 2018 (Council)
D. Applicant posted notice on site by: February 18, 2018 (Commission); March 23, 2018 (Council)
VI. LAND USE
Meridian City Council Meeting Agenda April 17, 2018 – Page 215 of 491
Exhibit A
Lasken Annexation H-2017-0154 PAGE 3
A. Existing Land Use(s) and Zoning: There is a single-family residential home and associated
outbuildings on this site.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: E. Pine Avenue and single-family homes in the Danbury Fair Subdivision zoned R-8.
2. East: Single-family residential property, zoned RUT in Ada County
3. South: Single-family residential property, zoned RUT in Ada County
4. West: Single-family residential property, zoned RUT in Ada County
C. History of Previous Actions: None
D. Utilities:
1. Public Works:
a. Location of sewer: The city owns and maintains a sanitary sewer main along the south
boundary of the subject parcel. With the reconstruction of E. Pine Avenue, a new sewer
main is being installed across the frontage of the subject parcel.
b. Location of water: The city owns and maintains a 10-inch diameter water main along the
north boundary of the subject parcel in E. Pine Avenue, and the existing home is
currently being served. With the reconstruction of E. Pine Avenue, a new 12-inch
diameter water main is being installed across the frontage of the subject parcel.
c. Issues or concerns: Applicant shall be required to connect to the new sanitary sewer
mainline in E. Pine Avenue when it becomes available.
E. Physical Features:
1. Canals/Ditches Irrigation: There are no open waterways on this site.
2. Hazards: Staff is not aware of any hazards that exist on this site.
3. Flood Plain: This site does not lie within the floodplain overlay district.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
The purpose of the MU-C designation is to allocate areas where community-serving uses and
dwellings are seamlessly integrated into the urban fabric. The intent is to integrate a variety of uses,
including residential, and to avoid mainly single-use and strip commercial type buildings. Non-
residential buildings in these areas have a tendency to be larger than in Mixed Use – Neighborhood
areas, but not as large as in Mixed Use – Regional areas. Goods and services in these areas tend to be
of the variety that people will mainly travel by car to, but also walk or bike to (up to 3 or 4 miles).
Employment opportunities for those living in and around the neighborhood are encouraged.
Developments are encouraged to be designed according to the conceptual MU-C plan depicted below
(Figure 3-3 in the Comprehensive Plan, pg. 27).
Meridian City Council Meeting Agenda April 17, 2018 – Page 216 of 491
Exhibit A
Lasken Annexation H-2017-0154 PAGE 4
This site is not proposed to redevelop in the foreseeable future; the use is intended to remain
residential. Because the subject property is too small (.99 acres in size) to develop as a true mixed use
project, staff recommends an R-2 zoning designation in the interim because the property is anticipated
to be used in its current form for a number of years.
When the property develops in the future, staff anticipates that this property will be consolidated into
a larger project that will provide for the uses required to have a true mixed use project, and then the
project will meet all of the requirements of a mixed use project. R-2 seems to be the most appropriate
zoning designation for the property as it currently exists.
At this time, the sole reason for annexation is that the property owner would like to utilize city
services since Pine Avenue. Pine Avenue is currently being widened and the applicant would like to
utilize this expansion to add a utility connection to his property.
At such time as a change in use and/or redevelopment is proposed, the applicant should rezone the
property to a commercial or high density residential zoning district to be consistent with the FLUM.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed use (staff analysis in italics):
“Require that development projects have planned for the provision of all public services.”
(6.02.01B)
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the subject property
in the following manner:
Sanitary sewer and water service is available to the property.
The lands are capable of being serviced by the Meridian Fire Department (MFD).
The lands are capable of being serviced by the Meridian Police Department (MPD).
The roadways adjacent to the subject lands are currently owned and maintained by the Ada
County Highway District (ACHD). This service will not change.
The subject lands are currently serviced by the Meridian School District #2. This service will
not change.
The subject lands are currently serviced by the Meridian Library District. This service will
not change.
Municipal, fee-supported, services will be provided by the Meridian Building Department, the
Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater
Meridian City Council Meeting Agenda April 17, 2018 – Page 217 of 491
Exhibit A
Lasken Annexation H-2017-0154 PAGE 5
Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary
Services Company.
“Explore options to annex County parcels that are contiguous with City limits to allow for more
efficient provision of City services.” (3.04.01F)
The property owner has requested annexation of the subject property into the City. The site is
contiguous with City limits and City services will be provided to the property once it is annexed
which will allow for the efficient provision of City services.
“Ensure compatibility of schools with neighborhoods and adjacent land uses.” (3.02.01J)
The continued residential use of this property is compatible with the residential nature of the
neighborhood.
“Restrict private curb cuts and access points on collectors and arterial streets.” (3.06.02D)
Access for this property is provided via E. Pine Avenue. This access will remain as part of this
application. With future redevelopment of the property, the direct access to E. Pine Avenue may
be restricted.
VIII. UNIFIED DEVELOPMENT CODE
A. Purpose Statement of Zone: Per UDC 11-2A-1, the purpose of the residential districts is to
provide for a range of housing opportunities consistent with the Meridian comprehensive plan.
Residential districts are distinguished by the allowable density of dwelling units per acre and
corresponding housing types that can be accommodated within the density range.
B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-2 lists the principal permitted
(P), accessory (A), conditional (C), and prohibited (-) uses in the R-2 zoning district. Any use not
explicitly listed, or listed as a prohibited use is prohibited. The existing use of the property for
single-family detached dwellings is a principally permitted use in the R-2 zoning district.
C. Dimensional Standards: Development of the site should be consistent with the dimensional
standards listed in UDC Table 11-2A-4 for the R-2 zoning district.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
ANNEXATION & ZONING (AZ):
The Comprehensive Plan Future Land Use Map designation for the property is Mixed-Use
Community. The applicant requests annexation to hook-up the existing home and outbuildings to
City water and sewer service.
This site is comprised of 0.99 of an acre of land zoned RUT in Ada County. The applicant
proposes to annex the property with an R-2 zoning district. Staff anticipates this property to be
developed as a larger mixed use project but feels that the zoning given to the property should
match existing conditions. In order to develop further, this property will need to be rezoned.
The applicant is requesting annexation because it is an opportune time to acquire sewer service
for the property since Pine Avenue will be reconstructed.
Staff recommends the property is zoned R-2 consistent with the existing and continued residential
use of the property. When a change in use or redevelopment of the site occurs, the applicant
should rezone the property to a commercial or high density district consistent with the FLUM at
that time. The City has the ability to require a development agreement but in this case we are not.
This parcel is part of a larger mixed used area, the parcel is small and other properties need to be
Meridian City Council Meeting Agenda April 17, 2018 – Page 218 of 491
Exhibit A
Lasken Annexation H-2017-0154 PAGE 6
consolidated to develop a well-integrated mixed-use development in the area.
City water & sewer service: Applicant shall be required to connect to the new sanitary sewer
mainline in E. Pine Avenue when it becomes available.
Access: The site currently takes access from E. Pine Avenue; however, upon redevelopment or a
change in use of the site, access via Pine shall be prohibited in accord with UDC 11-3A-3A,
unless otherwise waived by City Council and approved by ACHD.
Staff recommends approval of the proposed AZ application with an R-2 zoning in accord with the
comments and conditions listed in Exhibit B.
Meridian City Council Meeting Agenda April 17, 2018 – Page 219 of 491
Exhibit A
Lasken Annexation H-2017-0154 PAGE 7
X. EXHIBITS
A. Drawings
1. Vicinity Map
B. Agency Comments
1. Planning Division
2. Public Works Department
3. Fire Department
4. Police Department
5. Sanitary Service Company
6. Ada County Highway District
7. Parks Department
C. Annexation Legal Description & Exhibit Map
D. Required Findings from Unified Development Code
Meridian City Council Meeting Agenda April 17, 2018 – Page 220 of 491
Exhibit A
Lasken Annexation H-2017-0154 PAGE 8
Exhibit A.1: Vicinity Map
Meridian City Council Meeting Agenda April 17, 2018 – Page 221 of 491
Exhibit A
Lasken Annexation H-2017-0154 PAGE 9
Exhibit B: Agency Comments
On February 8, 2018, Planning Staff held an agency comments meeting. The agencies and departments
present include: Meridian Fire Department, Meridian Police Department, Meridian Parks Department, and
Republic Services. Staff has included all comments and recommended actions below.
1. PLANNING DIVISION
1.1 The existing house shall hook-up to City water and sewer service within sixty (60) days of the
annexation ordinance approval by City Council as set forth in MCC 9-1-4A.
1.2 With redevelopment of this property, access to this property shall be in accord with UDC 11-3A-
3.
2. PUBLIC WORKS DEPARTMENT
2.1 The city owns and maintains a sanitary sewer main along the south boundary of the subject
parcel. With the reconstruction of E. Pine Avenue, a new sewer main is being installed across the
frontage of the subject parcel.
2.2 The city owns and maintains a 10-inch diameter water main along the north boundary of the
subject parcel in E. Pine Avenue, and the existing home is currently being served. With the
reconstruction of E. Pine Avenue, a new 12-inch diameter water main is being installed across the
frontage of the subject parcel
2.3 Applicant shall be required to connect to the new sanitary sewer mainline in E. Pine Avenue
when it becomes available.
2.4 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.
2.5 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.
2.6 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.7 Any and all grading of the site shall be performed in conformance with MCC 11-12-3H.
2.8 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.
3. FIRE DEPARTMENT
3.1 The proposed project has no Fire Department concerns.
4. POLICE DEPARTMENT
4.1 The Police Department recommends that direct access to S. Locust Grove Road is prohibited.
5. REPUBLIC SERVICES
5.1 Republic Services has no concerns with this application.
Meridian City Council Meeting Agenda April 17, 2018 – Page 222 of 491
Exhibit A
Lasken Annexation H-2017-0154 PAGE 10
6. PARKS DEPARTMENT
6.1 There are no pathways designated for this site. Therefore, the Park’s Department has no
comments on this application.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 There is no impact fee due for this application and an ACHD inspection is not required.
Meridian City Council Meeting Agenda April 17, 2018 – Page 223 of 491
Exhibit A
Lasken Annexation H-2017-0154 PAGE 11
Exhibit C: Annexation Legal Description & Exhibit Map
Meridian City Council Meeting Agenda April 17, 2018 – Page 224 of 491
Exhibit A
Lasken Annexation H-2017-0154 PAGE 12
Meridian City Council Meeting Agenda April 17, 2018 – Page 225 of 491
Exhibit A
Lasken Annexation H-2017-0154 PAGE 13
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 Commission finds that the proposed map amendment to R-2 is generally consistent with
the provisions of the Comprehensive Plan noted above in Section VII.
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-2 zoning district is
generally consistent with the purpose statement of the residential districts.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
The Commission finds that the proposed zoning amendment will not be detrimental to the
public health, safety, or welfare. City utilities will be extended at the expense of the applicant.
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-2 zoning district is in the best
interest of the City as the property will be able to utilize available City services and it will
reduce the enclave areas in this area of the City.
Meridian City Council Meeting Agenda April 17, 2018 – Page 226 of 491
City Council Meeting
Meeting Date: April 17, 2018
Agenda Item Number: 6J
Project/File Number:
Item Title:
Revised• Findings of Fact, Conclusions of Law for Oaks West Subdivision (H-2017-0170) by Hayden Homes,
LLC Located at the SE corner of N. McDermott Rd. and W. McMillan Rd.
Meetina Notes
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H-2017-0170 - 1 -
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND DECISION & ORDER
In the Matter of the Request for an Amendment to the Comprehensive Plan Future Land Use Map
to Change the Land Use Designation on 7.25+/- Acres of Land from Office to Medium Density
Residential; Development Agreement Modification to Amend the Conceptual Development Plan
Consistent with the Proposed Development; Rezone of 5.57 Acres of Land from the L-O to the R-8
Zoning District and 17.91 Acres of Land from the R-15 to the R-8 Zoning District; and
Preliminary Plat Consisting of (100) Single-Family Residential Building Lots, (20) Common Lots
and (2) Other Lots for a Well and Lift Station on 30.91 Acres of Land in the R-8 Zoning District, by
Hayden Homes Idaho, LLC.
Case No(s). H-2017-0170
For the City Council Hearing Date of: March 20, 2018 (Findings on April 3, 2018)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of March 20, 2018, incorporated by
reference)
2. Process Facts (see attached Staff Report for the hearing date of March 20, 2018, incorporated by
reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of March 20, 2018,
incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of March 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.
Meridian City Council Meeting Agenda April 17, 2018 – Page 228 of 491
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H-2017-0170 - 2 -
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.
7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of March 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 a Comprehensive Plan Map Amendment, Development Agreement
Modification, Rezone and Preliminary Plat is hereby approved per the provision in the Staff
Report for the hearing date of March 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
Meridian City Council Meeting Agenda April 17, 2018 – Page 229 of 491
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H-2017-0170 - 3 -
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
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 March 20, 2018
Meridian City Council Meeting Agenda April 17, 2018 – Page 230 of 491
By action of the City Council at its regular meeting held on the day of
2018.
COUNCIL PRESIDENT JOE BORTON
COUNCIL VICE PRESIDENT LUKE CAVENER
COUNCIL MEMBER ANNE LITTLE ROBERTS
COUNCIL MEMBER TY PALMER
COUNCIL MEMBER TREG BERNT
COUNCIL MEMBER GENESIS MILAM
MAYOR TAMMY de WEERD
(TIE BREAKER)
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Attest: � �, `�j ,
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City Clerk
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Copy served upon Applicant, Community Development Department, Public Works Department and City
Attorney.
By; J&B&ho (A)UM -)
Dated: q -17 —18
City Clerk's Office
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILENO(S). H-2017-0170 OGKS we--+ - 4 -
EXHIBIT A
Oaks West Subdivision – CPAM, MDA, RZ, PP H-2017-0170 PAGE 1
STAFF REPORT
Hearing Date: March 20, 2018
TO: Mayor & City Council
FROM: Sonya Allen, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Oaks West Subdivision – CPAM, MDA, RZ, PP (H-2017-0170)
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, Hayden Homes Idaho, LLC, has submitted an application for the following:
Amendment to the Comprehensive Plan Future Land Use Map (CPAM) to change the land
use designation on 7.25+/- acres of land from Office to Medium Density Residential (MDR);
Development agreement modification (MDA) to amend the conceptual development plan
consistent with the proposed development;
Rezone (RZ) of 5.57 acres of land from the L-O to the R-8 zoning district; and 17.91 acres of
land from the R-15 to the R-8 zoning district; and,
Preliminary plat (PP) consisting of 100 single-family residential building lots, 20 common
lots and 2 other lots for a well & lift station on 30.91 acres of land in the R-8 zoning district.
See Section IX of the staff report for more information.
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 February 15, 2018. At the
public hearing, the Commission moved to recommend approval of the subject CPAM, RZ and
PP requests.
a. Summary of Commission Public Hearing:
i. In favor: Becky McKay, Engineering Solutions
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: Becky McKay, Engineering Solutions
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 Commission:
i. Changes to McDermott Rd. with the extension of SH-16 and the future overpass on
McMillan Rd.;
ii. The collector street through the site;
iii. If this site is a good location for residential uses because of the overpass planned on
McMillan Rd. and associated traffic and noise; or if it should be commercial because of
the proximity of the future extension of SH-16;
Meridian City Council Meeting Agenda April 17, 2018 – Page 232 of 491
EXHIBIT A
Oaks West Subdivision – CPAM, MDA, RZ, PP H-2017-0170 PAGE 2
iv. Would like to see more usable common area provided centrally within the development
with a nice amenity.
d. Commission Change(s) to Staff Recommendation:
i. Modification to condition #2.1.3 as requested by Staff (see Exhibit B).
ii. Delete DA provision #1.1c and associated condition #1.2.3, which required all of the
street buffer landscaping and sidewalk adjacent to McMillan and McDermott Roads to
be constructed with the first phase of development; this will allow these improvements
to be constructed with each phase of development.
iii. Delete the last sentence in DA provision #1.1e and associated condition #1.2.1b, which
requires right-of-way for the future overpass to be depicted on the plat in a separate
common lot for dedication purposes.
iv. Delete condition #1.2.10 that required noise abatement as McMillan Rd. and the future
overpass is not a state highway and thus, does not require noise abatement.
e. Outstanding Issue(s) for City Council:
i. Park’s Dept. staff requests the following change to condition #6.8 in Exhibit B: “The 10’
multi-use pathway (dedicated 14’ easement) shall extend north from the Five Mile Creek
pathway within the street buffer along N. McDermott Road to McMillan Road and east
within the street buffer along W. McMillan Road for access to the future overpass. The
pathway may be constructed instead of the sidewalk if allowed by ACHD.”
ii. The Commission requested the applicant identify 2 building lots in phase 2 that can be
converted to open space.
The Meridian City Council heard these items on March 20, 2018. At the public hearing, the
Council approved the subject CPAM, MDA, RZ and PP requests.
a. Summary of City Council Public Hearing:
i. In favor: Becky McKay, Engineering Solutions; Tim Mokwa, Hayden Homes
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: None
v. Staff presenting application: Sonya Allen
vi. Other staff commenting on application: Mark Niemeyer
b. Key issue(s) of Public Testimony:
i. None
c. Key Issues of Discussion by Council:
i. Noise abatement along west side of property adjacent to the future extension of SH-16;
ii. The proximity of the access proposed via McMillan Rd. in relation to the overpass
planned on McMillan Rd.;
iii. Future construction of the SH-16 extension off-site to the west, the future overpass on
McMillan Rd. and the bypass plan for McDermott Rd.; and,
iv. Making future home buyers aware of the future extension of SH-16 and associated
overpass on McMillan Rd.
v. Provision of additional landscaping within the street buffer along N. McDermott Rd. to
buffer the future extension of SH-16.
d. Key Council Changes to Commission Recommendation
i. Modification to development agreement provision #1.1b and condition #6.8 in Exhibit B
to remove the requirement for the 10-foot wide multi-use pathway to extend east within
the street buffer along W. McMillan Rd.
ii. Require the provision of additional landscaping, including conifers, within the street
buffer along N. McDermott Rd. for sound mitigation as agreed upon by the applicant
(see condition #1.2.2h).
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III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2017-
0170, as presented in the staff report for the hearing date of March 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-2017-0170,
as presented during the hearing on March 20, 2018, for the following reasons: (You should state
specific reasons for denial)
Continuance
I move to continue File Number H-2017-0170 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 the southeast corner of N. McDermott Rd. and W. McMillan Rd., in the NW
¼ of Section 33, Township 4N., Range 1W.
Parcel Number: S0433223010
B. Owner(s):
New Oaks, LLC
5662 Calle Real #254
Goleta, CA 93117
C. Applicant:
Hayden Homes Idaho, LLC
1406 N. Main Street, Suite 109
Meridian, ID 83642
D. Representative:
Becky McKay, Engineering Solutions, LLP
1029 N. Rosario Street, Suite 100
Meridian, Idaho 83642
E. Applicant’s Statement/Justification: Please see applicant’s narrative for this information.
V. PROCESS FACTS
A. The subject application is for an amendment to the Comprehensive Plan Future Land Use Map,
development agreement medication, rezone and preliminary plat. A public hearing is required
before the Planning & Zoning Commission and City Council on all of these applications except
for the development agreement modification, which only requires Council approval, consistent
with Meridian City Code Title 11, Chapter 5.
B. Newspaper notifications published on: January 26, 2018 (Commission); March 2, 2018 (City
Council)
C. Radius notices mailed to properties within 300 feet on: January 22, 2018 (Commission); February
23, 2018 (City Council)
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D. Applicant posted notice on site(s) on: February 5, 2018 (Commission); March 10, 2018 (City
Council)
VI. LAND USE
A. Existing Land Use(s) and Zoning: A City well and lift station exists on a portion of this site; the
remaining area consists of undeveloped agricultural land, zoned R-8, R-15 and L-O.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: Land approved for single-family residential properties in Oaks North Subdivision,
zoned R-4 and R-8
2. East: Single-family residential properties in the development process in Oaks South
Subdivision, zoned R-4 and R-8
3. South: Land approved for single-family residential properties in Aegean Subdivision, zoned
R-4 and R-8
4. West: N. McDermott Road; rural residential property, zoned RUT in Ada County
C. History of Previous Actions:
In 2008, this property was annexed and zoned (AZ-08-004) with the R-8 and R-15 zoning
districts with the Oak Creek (aka The Oaks) development application and included in the
development agreement (Instrument No. 109009629).
In 2013, the then R-8 zoned portion of the site was rezoned to L-O and R-15; and the
northern portion of the then R-15 zoned area was rezoned to R-8 (RZ-13-008). A
development agreement modification (MDA-13-015) was approved that replaced the
development agreement (Instrument No. 109009629) recorded for the Oak Creek
development that was recorded as Instrument No. 114030972. The conceptual development
plan approved for this site depicted a Western Ada Recreation District park, fire station,
office and multi-family uses.
The L-O zoning was approved based on Council’s approval of the applicant’s request to
“float” the Office future land use map designation from near the mid-mile on the south side
of McMillan Road to the subject property without an amendment to the FLUM. Medium-
density residential uses were then approved for the former Office designated area.
Since 2013, the Western Ada Recreation District has determined that it’s not in their budget
to develop a park on this site and the City has determined there is not a need for a
neighborhood park in this area. The Fire Department found a better location for a
determined that this site wasn’t the best location for a fire station and no longer needs a fire
station on this site.
In 2017, a Certificate of Zoning Compliance and Design Review application (A-2016-0323)
was approved for the construction of a 900 square foot building housing a pump for City
Well #29.
D. Utilities:
1. Public Works:
a. Location of sewer: A sanitary sewer main intended to provide service to the subject site
currently exists in W. Quintale Drive. Service is via a lift station that is located within
this proposed development.
b. Location of water: A water main intended to provide service to the subject site currently
exists in W. Quintale Drive and in W. McMillan Road.
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c. Issues or concerns: Applicant shall be responsible for the extension of utilities to and
through the proposed development, including the water mainline extension along the
project frontage in W. McMillan and McDermott Roads from W. Quintale Drive to the
south boundary line extended.
E. Physical Features:
1. Canals/Ditches Irrigation: There are no major waterways that cross this site. The Five Mile
Creek runs off-site along the south boundary.
2. Hazards: Staff is not aware of any hazards that exist on this property.
3. Flood Plain: A portion of this site along the southern boundary is located within the Meridian
Floodplain Overlay District.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
The Comprehensive Plan Future Land Use Map (FLUM) designates the property that is subject to the
proposed preliminary plat as Medium Density Residential (MDR). The MDR designation allows for
the development of smaller lots for residential purposes within the City limits. Uses may include
single-family homes at gross densities of 3 to 8 dwelling units per acre.
The Comprehensive Plan FLUM designates the property to the east that is subject to the proposed
map amendment as Office (see Exhibit A.2). Office designations provide opportunities for low-
impact business areas. These would include offices, technology and resource centers; ancillary
commercial uses may be considered (particularly within research and development centers or
technological parks).
As noted above in Section VI.C above, when the northeast portion of this property was rezoned to L-
O (Limited Office) in 2013, the Council did so based on the applicant’s request to “float” the Office
designation from the east at the mid-mile to the subject property. Subsequently, medium density
single-family residential uses were developed on the former Office designated property. Because no
office uses are now proposed to develop on this site, staff requested the applicant apply for an
amendment to the FLUM to remove the Office designation from the map.
The applicant proposes to develop this 30.91 acre site with 100 single-family residential detached
homes at a gross density of 3.3 dwelling units per acre and a net density of 5.88 units per acre, which
although at the low end, is within the density desired in the MDR designation.
GOALS, OBJECTIVES, & ACTION ITEMS: Staff finds the following Comprehensive Plan policies to
be applicable to this application and apply to the proposed use of this property (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)
Medium density single-family residential detached homes are proposed on this site as
depicted on the preliminary plat in Exhibit A.4; staff is unaware how “affordable” the units
will be.
“Review new development for appropriate opportunities to connect local roads and collectors
to adjacent properties (stub streets).” (3.03.02O)
A stub street (i.e. W. Quintale Dr.) exists to this site at the east boundary and will be extended
with development.
“Require pedestrian access connectors in all new development to link subdivisions
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together to promote neighborhood connectivity as part of a community pathway system.”
(3.03.03B)
A segment of the City’s multi-use pathway system is required to be constructed along the
south boundary of this site; a pedestrian connection is proposed to this pathway from the
proposed development, which will promote neighborhood connectivity.
“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)
This property is contiguous to land that has been annexed into the City. Urban services can
be provided to this property upon development.
“Consider the adopted COMPASS regional long-range transportation plan in all land-use
decisions.” (3.03.02G)
COMPASS submitted the following recommendation:
“Consider ACHD’s Master Street Map (MSM) in all land use decisions.” (3.03.04K)
The MSM does not show any new arterial or collector roadways in this area. However,
Trident Ave. and Quintale Dr. are proposed to be constructed as collector streets.
“Develop pathways to connect Meridian with Boise, Nampa, Kuna and Eagle.” (6.01.02C)
The segment of pathway that will be constructed with this project along the south boundary
adjacent to the creek will contribute to the eventual pathway connections to adjacent cities.
“Protect citizen investments in existing public facilities (water, sewer, streets, fire, police,
etc.) by encouraging controlled growth through development application reviews and
development agreements.” (3.04.01G)
The proposed project abuts an urban residential development to the east and will be well
served by the City.
“Coordinate with ACHD, ITD, COMPASS, and other agencies to determine future
infrastructure plans, transportation corridors, highway alignments, etc. and allow only
compatible adjacent land uses, appropriate site designs and traffic patterns.” (3.06.02H)
The applicant should coordinate with ITD to determine future infrastructure plans for the
overpass planned on W. McMillan Rd.
“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 Five Mile Creek runs along the south boundary of this site and should be left open and
not be piped and should be protected during development.
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STATE REQUIRED COMPREHENSIVE PLAN ANALYSIS
Idaho’s counties and cities are required by law, Idaho Code 67-6508, to prepare, implement, review,
and update a comprehensive plan which outlines goals and policies for land use. Fourteen elements
which must be addressed in the plan are listed in the Code. It is the detailed ordinances that then s pell
out how these policies are to be achieved.
The order in which the following policies are presented implies no order or priority. The following
analysis is based on the area currently depicted as Office on the FLUM:
a. Property Rights
The purpose of this element is to ensure that the land use policies, restrictions, conditions, and
fees do not unconstitutionally violate private property rights, and establish a consistent review
process that enable the City to ensure that any proposed actions will not result in an
unconstitutional taking of private property without due process of law. Staff finds that the
requested Comprehensive Plan Land Use Map change would not unconstitutionally violate
private property rights. A neighborhood meeting was held on December 7, 2017 of which three
people attended (see sign-up sheet included in application).
b. Population
The City of Meridian must ensure that population growth is accommodated in an orderly pattern.
Developments must be easily served by City infrastructure and public services. Necessary
services are currently available to the subject site and should still be available upon development
of the site.
c. School Facilities and Transportation
The purpose of this element is to direct new residential development to areas with adequate
school facilities and student transportation. The existing development on this site contains
approximately 17 residential homes. The school district did not submit comments on this
application; therefore, staff is unaware how these new homes have affected existing school
facilities and student transportation.
d. Economic Development
Meridian’s economic base has been gradually shifting over the last 20 years from a farming-based
economy to a retail, service, and manufacturing-based economy. During this time, local policy
with regard to the types of lands needed to support the economic and employment needs of the
community has also changed. The Comprehensive Plan forecasts the need to continually adjust
the provision of commercial lands in order to gradually broaden economic opportunity throughout
the City.
e. Land Use
The Comprehensive Plan Future Land Use Map is a graphic representation of applicable policies
and goals of Meridian’s Comprehensive Plan. The Map has been prepared to identify suitable
areas for future residential, commercial, and industrial development. The Map is designed to be a
projection of growth patterns for the City. Therefore, the Map is to be used as a guide for
decisions regarding requests for land use changes.
The subject property is currently identified as appropriate for office uses; however, based on
Council’s previous approval to “float” the Office designation to the west, this property was
developed with medium density residential uses consistent with what the property to the west was
designated (i.e MDR).
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f. Natural Resources
The purpose of this element is to promote conservation of areas of natural significance, where
appropriate. Staff is not aware of any natural resources that exist on this site that would be
impacted by the proposed development.
g. Hazardous Areas
The purpose of this element is to ensure regulation of development in hazardous areas, such as
floodplains, unstable slopes, etc. Staff is unaware of any hazardous areas on this site.
h. Public Services, Facilities, and Utilities
City water and sewer service is available to the subject property and will be extended with
development by the developer.
i. Transportation
The purpose of this element is to promote an efficient and safe transportation system within the
City. The existing traffic corridors (i.e. W. McMillan, N. Black Cat and N. McDermott Roads)
should provide efficient and safe transportation to and from the development.
j. Recreation
Recreation resources within Meridian include 21 developed City parks totaling approximately
274 acres. The City is in the process of developing new park facilities. The City also maintains
several pathways. This specific site is not formally designated for recreational purposes but there
is a park designation on the FLUM within this secti on to the south of this property; however, the
City Park’s Department has determined a park isn’t needed in this area. The site is located within
a couple of miles of neighborhood parks such as Seasons Park, Keith Bird Legacy Park, and Reta
Huskey Park.
k. Special Areas or Sites
The subject amendment does not directly impact any lands designated for open space, natural
resources, or scenic areas, nor does the parcel contain any known significant or sensitive natural
resources.
l. Housing
The City of Meridian is charged with ensuring an adequate and attractive living environment
which meets the needs of City residents of different ages, family sizes, lifestyles, and income
levels. To accomplish this, the plan identifies areas appropriate for residential development and
areas not appropriate. This site is designated for office uses but residential uses have developed
on the site based on Council’s previous decision to “float” the Office designation to the west to
property that was designated MDR; the MDR designation in turn “floated” to the east to the
subject property.
m. Community Design
The purpose of this element is to ensure a pattern of planned growth resulting in orderly and
attractive developments within the City of Meridian. Single-family residential housing has been
constructed on this site in place of office uses as originally planned. Staff finds the residential
uses are compatible with adjacent uses and are appropriate for this area.
n. Agriculture
The subject amendment does not impact areas being used for farming activities.
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o. Implementation
The City provides the necessary staff and facilities to administer and enforce the policies and
goals of the Comprehensive Plan. The City of Meridian Planning Division will administer the
Comprehensive Plan and its policies through the Unified Development Code. The Planning &
Zoning Commission is also authorized by the Council to review, approve and make
recommendations on proposals affecting the public’s interest in land use. The City Council is the
ultimate decision making authority on most land use applications.
p. National Interest Electric Transmission Corridors
This site is not designated for a high-voltage transmission line corridor.
q. Public Airport Facilities
This site is not designated for a public airport facility.
VIII. UNIFIED DEVELOPMENT CODE (UDC)
A. Purpose Statement of Zoning District(s):
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 (UDC 11-2A-1).
B. Schedule of Use:
1. UDC Table 11-2A-2 lists the principal permitted (P), accessory (A), conditional (C), and
prohibited (-) uses in the R-8 zoning district. Any use not explicitly listed is prohibited.
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.
D. Landscaping: Landscaping is required within street buffers in accord with the standards listed in
UDC 11-3B-7C; and within common areas in accord with the standards listed in 11-3G-3E.
E. Off-Street Parking: NA (not required or reviewed with the subject application)
IX. ANALYSIS
Analysis of Facts Leading to Staff Recommendation:
A. COMPREHENSIVE PLAN MAP AMENDMENT (CPAM):
The applicant proposes to amend the FLUM contained in the Comprehensive Plan to change the
land use designation on 7.25+/- acres of land from Office to Medium Density Residential (MDR).
The proposed amendment will update the FLUM to reflect what is actually developed on the site
in accord with the Council’s previous decision to “float” the Office designation to the west and
the MDR designation to the east to the subject property. Now that Office uses are not proposed to
develop on the site where the Office designation was floated and residential uses were developed
on the property where the Office designation was originally, the map should be updated
accordingly as proposed.
For the reasons stated in Section VII above, Staff is in support of the applicant’s request.
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B. DEVELOPMENT AGREEMENT MODIFICATION (MDA):
A modification to the existing Development Agreement (DA) is proposed to remove the subject
property from The Oaks South development agreement (Inst. #109009629); and draft a new DA
for the subject property with the current property owner and developer which has changed since
the original agreement.
The concept plan included in the existing DA for this site depicts a park, fire station, office and
multi-family development, which is no longer proposed (see Exhibit A.3). The applicant instead
proposes to construct 100 single-family homes, a lift station, and a well on this property as
depicted on the preliminary plat included in Exhibit A.4. The proposed development is consistent
with the FLUM designation of MDR and density for this site as discussed above in Section VII.
C. REZONE (RZ):
A rezone (RZ) of 5.57 acres of land from the L-O to the R-8 zoning district; and 17.91 acres of
land from the R-15 to the R-8 zoning district is proposed consistent with the MDR FLUM
designation as discussed above in Section VII.
The legal description submitted with the application, included in Exhibit C, shows the boundaries
of the property proposed to be rezoned. The property is within the City’s 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. To ensure the site develops as proposed and recommended
by staff with this application and in accord with the Comprehensive Plan, staff recommends
a DA is required as a provision of the rezone containing the provisions included in Exhibit
B.
D. PRELIMINARY PLAT (PP):
The applicant proposes a Preliminary plat (PP) consisting of 100 single-family residential
building lots, 20 common lots and 2 other lots for the existing well (#29) & lift station on 30.91
acres of land in the R-8 zoning district. Proposed lots range in size from 5,250 to 10,940 square
feet with an average lot size of 7,410 square feet. The subdivision is proposed to develop in two
(2) phases with the portion south of W. Quintale Dr. developing first.
Existing Structures: A City lift station and well house (#29) exist on this site.
Dimensional Standards: The proposed plat and subsequent development is required to comply
with the dimensional standards listed in UDC Table 11-2A-6 for the R-8 zoning district; and 11-
6C-3 Subdivision Design & Improvement Standards. All of the proposed lots comply with the
minimum standards.
Access: Access to streets is required to comply with the standards listed in UDC 11-3A-3.
The preliminary plat depicts one (1) access via W. McMillan Rd. and one (1) access via N.
McDermott Rd. (see Exhibit A.4). A stub street (W. Quintale Dr.) exists at the east boundary of
this site that is proposed to be extended with development.
An access was approved with the Certificate of Zoning Compliance (A-2016-0323) for the well
lot on Lot 6, Block 1 via W. Quintale Drive; the proposed plat depicts an access via N.
McDermott Rd. and no access via Quintale. The access via McDermott should only be temporary
until Quintale is constructed; at that time, the access via McDermott should be removed. An
access via N. McDermott Rd. is proposed for the lift station on Lot 7, Block 1.
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Common Driveways: Common driveways are required to comply with the standards listed in
UDC 11-6C-3D. There are several common driveways proposed within this development.
Common driveways are required to be straight or provide a twenty eight foot (28') inside and
forty eight foot (48') outside turning radius. All properties that abut a common driveway shall
take access from the driveway; however, if an abutting property has the required minimum
street frontage, that property is not required to take access from the common driveway. In
this situation, the abutting property's driveway shall be on the opposite side of the shared
property line; away from the common driveway. Solid fencing adjacent to common
driveways shall be prohibited, unless separated by a minimum five foot (5') wide
landscaped buffer.
For any plats using a common driveway, the setbacks, fencing, building envelope, and
orientation of the lots and structures shall be shown on the preliminary plat and/or as an
exhibit with the final plat application.
A perpetual ingress/egress easement 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.
Traffic Impact Study (TIS): A TIS was not required by ACHD for this development. A TIS for
the Oaks South and North developments was approved by ACHD in 2013.
Transportation: The future State Highway 16 is planned to be extended 300’+/- to the west of
McDermott Road north/south between SH 20-26 (Chinden Blvd.) and I-84. An overpass is
planned on W. McMillan Road with the extension of SH 16 along the north boundary of this site.
Additional right-of-way will need to be dedicated for the future construction of the overpass
to include the associated toe of bank and should be depicted on the plat based on the Idaho
Transportation Department’s latest plans. A report/letter has not yet been received from
ITD in response to this application; therefore, staff is unaware how the future overpass will
effect development of this site. Staff is concerned that the overpass will negatively affect
future adjacent residents. Previously, a park and office uses were planned adjacent to the
north boundary which would be affected less than residential uses. Staff recommends a
provision is included in the DA that the developer disclose to future homeowners the future
plans for this area in relation to the extension of SH-16 and the overpass on McMillan Rd.
The applicant’s narrative states that W. Quintale Dr. and N. Trident Ave. will function as a loop
collector road allowing for a bypass for McDermott Rd. in the future when the second phase of
the SH 16 extension is constructed.
City Well Lot & Lift Station Lot: Staff recommends that within thirty (30) days of the final plat
for Phase I being recorded, the developer dedicate Lots 6 (well #29) and 7 (lift station), Block 1
to the City.
Landscaping: Landscaping is required to be provided on the site as set forth in UDC Table 11-
2A-6 and should be landscaped in accord with the standards listed in UDC 11-3B-7C for street
buffers and 11-3G-3E for common area.
A 35-foot wide street buffer is required along N. McDermott Rd., an entryway corridor; a 25-foot
wide buffer is required along W. McMillan Rd., an arterial street; and a 20-foot wide buffer is
required along W. Quintale Dr. and N. Trident Ave., both collector streets, as set forth in UDC
Table 11-2A-6 for the R-8 district, landscaped in accord with the standards listed in UDC 11-3B-
7C.
The plat and landscape plan need to be revised to reflect the required street buffer outside
of the toe of the slope and right-of-way associated with the overpass. A separate common lot
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for future right-of-way dedication for the SH-16 overpass on W. McMillan Rd. should be
depicted on the plat and landscape plan.
Parkways: Parkways are required to comply with the standards listed in UDC 11-3A-17E. Eight-
foot wide parkways are proposed along all internal streets with landscaping; calculations that
demonstrate compliance with the standards listed in UDC 11-3A-17E should be included on
the plan.
Open Space: A minimum of 10% (or 3.1 acres) qualified open space is required to be provided
on this site per UDC 11-3G-3A.1 in accord with the standards listed in UDC 11-3G-3B.
A total of 5.28 acres (or 17.08%) is proposed per the Open Space Location Map in Exhibit
A.6; however, some of the area counted does not qualify toward the minimum requirements
– the exhibit map should be revised to only include the areas allowed in UDC 11-3G-3B. The
following areas that were counted do not qualify:
the drainage area on Lot 19, Block 1 can only count if the drainage area is designed
in accord with the standards listed in UDC 11-3B-11 (it doesn’t appear to comply
with those standards);
the common area on Lot 15, Block 5 doesn’t meet the minimum area requirements
although the parkway area can be counted if it complies with the standards listed in
UDC 11-3A-17E;
the street buffer shown along W. McMillan Rd. is incorrect (it includes future right-
of-way area where the toe of the slope for the overpass will be located)
There is not a lot of consolidated open space for gathering within this development,
especially with one large area encompassed by a drainage facility (i.e. Lot 19, Block 1); staff
recommends the applicant look at ways to create more consolidated open space.
Site Amenities: A minimum of one qualified site amenity that meets the requirements listed in
UDC 11-3G-3C is required to be provided within this development. A segment of the City’s
multi-use pathway system is proposed along the south boundary of the site adjacent to the Five
Mile Creek in accord with the Pathways Master Plan; internal micro-paths and a fitness station
are proposed as amenities for the site. A detail of the fitness station should be submitted with
the final plat application.
The proposed development is to be included in the existing homeowner’s association for the Oaks
South development to the east and will utilize the open space (15.15%) and amenities (swimming
pool, a central park area with playground equipment, a picnic shelter, multi-use pathway along
the creek and smaller pocket parks) installed with that development.
Pathways: The Pathways Master Plan depicts a 10-foot wide multi-use pathway along the
southern boundary of this site adjacent to the Five Mile Creek. The pathway is required to be
placed within a 14-foot wide public pedestrian easement; an easement should be submitted
to the Planning Division prior to City Engineer signature on the final plat. The applicant
should coordinate with Kim Warren, Park’s Department Pathways Project Manager (208-888-
3579), regarding specifications for the pathway.
Because the future extension of SH-16, approximately 300’ to the west of this site, will
prohibit the continuous extension of the multi-use pathway along the Five Mile Creek, staff
recommends a 10-foot wide pathway connection is provided to the north to the future
overpass within the street buffer along N. McDermott Rd. to Quintale, then east to Trident
and north to McMillan to the future overpass.
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EXHIBIT A
Oaks West Subdivision – CPAM, MDA, RZ, PP H-2017-0170 PAGE 13
Sidewalks: Sidewalks are required to be provided with development in accord with the standards
listed in UDC 11-3A-17. Detached sidewalks are proposed along all internal streets as well as
adjacent to collector and arterial streets as required.
Waterways: The Five Mile Creek runs off-site along the south boundary of this site and is
required to be left open as a natural waterway and not be piped or otherwise covered in accord
with the Comprehensive Plan and UDC 11-3A-6. This waterway should be protected during
construction.
Fencing: All fencing is required to comply with the standards listed in UDC 11-3A-7. Four-foot
tall vinyl lattice fence is proposed along the south boundary of the site adjacent to the Five Mile
Creek and adjacent to the internal common area and micro-paths on Lot 1, Block 3. A solid 6-foot
tall vinyl fence is proposed at the back edge of the street buffers along N. McDermott Rd., W.
McMillan Rd., N. Trident Ave., and W. Quintale Dr. A 6-foot tall vinyl fence exists along the
east boundary of the site that was constructed with the adjacent development.
Noise Abatement: Traffic noise abatement is required for residential uses adjoining state
highways (i.e. future SH 16) in accord with the standards listed in UDC 11-3H-4D. A detail
for the proposed noise abatement that complies with these standards should be submitted
prior to the City Council meeting.
Utilities: Street lights are required to be installed along public streets adjacent to the
development in accord with the City’s adopted standards, specifications and ordinances.
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. Adequate fire protection shall be
required in accord with the appropriate fire district standards.
Pressurized Irrigation: An underground pressurized irrigation system is required to be provided
for the development in accord with UDC 11-3A-15 as proposed and will be served by the
Settler’s Irrigation district. The Oaks South Homeowner’s Association will own and maintain the
system.
Storm Drainage: An adequate storm drainage system is required in all developments in accord
with the City’s adopted standards, specifications, and ordinances, per UDC 11-3A-18.
Floodplain: A portion of this site along the southern boundary is located 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.
Building Elevations: Photos of a variety of single-family residential detached homes were
submitted with this application that demonstrate what future homes within this development will
look like (see Exhibit A. 7).
Single-family detached units aren’t subject to design review standards in the Architectural
Standards Manual. However, because homes that back up to W. McMillan and N.
McDermott Roads, both arterial streets, and W. Quintale and N. Trident Ave., both
collector streets, will be highly visible, staff recommends the rear and/or side of structures
that face these streets, incorporate articulation through changes in two or more of the
following: modulation (e.g. projections, recesses, step-backs, pop-outs), bays, banding,
porches, balconies, material types, or other integrated architectural elements to break up
monotonous wall planes and roof lines that are visible from the subject public street. Single-
story structures are exempt from this requirement.
Meridian City Council Meeting Agenda April 17, 2018 – Page 244 of 491
EXHIBIT A
Oaks West Subdivision – CPAM, MDA, RZ, PP H-2017-0170 PAGE 14
X. EXHIBITS
A. Drawings/Other
1. Vicinity/Zoning Map
2. Existing and Proposed Future Land Use Map
3. Existing Conceptual Development Plan Included in Development Agreement
4. Preliminary Plat (dated: 12/19/2017 2/15/2018)
5. Landscape Plan (dated: 9/5/2017 3/20/2018)
6. Open Space Exhibit (dated: 2/9/2018 2/19/2018)
7. Conceptual Building Elevation Photos
B. Agency & Department Comments
C. Legal Description & Exhibit Map for Rezone Boundary
D. Required Findings from Unified Development Code
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EXHIBIT A
Exhibit A Page 1
A. Drawings/Other
Exhibit A.1: Zoning Map
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Exhibit A.2: Existing and Proposed Future Land Use Map
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EXHIBIT A
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Exhibit A.3: Existing Conceptual Development Plan Included in Development Agreement
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EXHIBIT A
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Exhibit A.4: Preliminary Plat (dated: 12/19/2017 2/15/2018)
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Exhibit A.5: Landscape Plan (dated: 12/18/2017 March 20, 2018)
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EXHIBIT A
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EXHIBIT A
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EXHIBIT A
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Exhibit A.6: Open Space Exhibit (dated: 2/9/2018 2/19/2018)
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EXHIBIT A
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Exhibit A.7: Conceptual Building Elevation Photos
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EXHIBIT A
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EXHIBIT A
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B. EXHIBIT B - AGENCY & DEPARTMENT COMMENTS
1. PLANNING DEPARTMENT
1.1 A new Development Agreement (DA) is required as a provision of the rezone and development
agreement modification for this property between the City of Meridian, the property owner(s) and
the developer.
Currently, a fee of $303.00 shall be paid by the applicant to the Planning Division prior to
commencement of the new 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 approval of the DA
modification and the rezone ordinance approval. The DA shall, at minimum, incorporate the
following provisions:
a. Future development of this site shall substantially comply with the preliminary plat,
landscape plan and conceptual building elevation phots included in Exhibit A and the
conditions contained herein.
b. Provide a segment of the City’s 10-foot wide multi-use pathway along the Five Mile Creek
and north within the street buffer along N. McDermott Rd. to W. McMillan Rd. for access to
the future overpass in accord with the Pathways Master Plan. A 14-foot wide public
pedestrian easement for the pathway is required to be submitted to the Planning Division,
approved by City Council and recorded. The applicant shall coordinate with Kim Warren,
Park’s Department Pathways Project Manager (208-888-3579), regarding specifications for
the pathway.
c. A detached sidewalk and street buffer landscaping shall be constructed along the entire
frontage of the site along N. McDermott Road and W. McMillan Road with the first phase of
development.
d. The developer shall disclose to future homeowners that lie in close proximity to W. McMillan
Rd. on the north side of W. Quintale Drive the future plans for this area in regard to the
extension of SH-16 and the overpass on W. McMillan Rd.
e. The developer shall coordinate with the Idaho Transportation Department on the amount of
right-of-way necessary for construction of the future overpass on W. McMillan Road prior to
submittal of the final plat application for the second phase of development. Right-of-way for
the overpass project shall be depicted on the plat in a separate common lot for dedication
purposes.
f. Within thirty (30) days of the final plat for Phase I being recorded, the developer shall
dedicate Lots 6 (well #29) and 7 (lift station), Block 1 to the City of Meridian.
g. The access via N. McDermott Rd. for City well #29 shall be temporary until such time as W.
Quintale Drive is constructed; at that time, the access via McDermott shall be removed.
h. A 10-foot wide multi-use pathway is required to be constructed along the south boundary of
the site adjacent to the Five Mile Creek; and north from the pathway along the creek within
the street buffer along N. McDermott Rd. to Quintale; then east within the street buffer along
Quintale to Trident; and then north within the street buffer along Trident to W. McMillan Rd.
to the future overpass for a connection over the future SH-16.
1.2 Site Specific Conditions – Preliminary Plat
1.2.1 The preliminary plat included in Exhibit A.4, dated 12/19/2017, shall be revised as follows:
a. Depict the location of the toe of the slope/future right-of-way for the future overpass on W.
McMillan Road. The common lot for the street buffer needs to be outside of this area.
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b. Include a separate common lot for future right-of-way dedication for the SH-16 overpass on
W. McMillan Rd.
c. Depict an access easement via W. Quintale Dr. across the common lot for the City well on
Lot 6, Block 1; the existing access via McDermott shall be removed once access via Quintale
is available.
d. Depict an access easement via McDermott Rd. across the common lot for the City lift station
on Lot 7, Block 1
1.2.2 The landscape plan included in Exhibit A.5, dated 12/18/2017, shall be revised as follows:
a. The street buffer along W. McMillan Rd. needs to be located outside of the future right-of-
way/toe of the slope for the construction of the overpass on W. McMillan Rd.
b. Include calculations for parkways that demonstrate compliance with the standards listed in
UDC 11-3A-17E.
c. Depict the location of the proposed fitness station on the plan.
d. Revise the plan to coincide with revisions to the plat noted above in condition #1.2.1.
e. Depict an access via W. Quintale Drive for Lot 6, Block 1; the temporary access via N.
McDermott Rd. shall be removed once access via Quintale is available.
f. Future landscaping shall be depicted in the area where the temporary access via N.
McDermott Rd. is proposed for Lot 6, Block 1.
g. Depict the 10-foot wide pathways required within the street buffer along N. McDermott and
W. McMillan Roads to the future overpass.
h. Provide additional landscaping, including conifers, within the street buffer along N.
McDermott Rd. for sound mitigation from the future SH-16.
1.2.3 The entire street buffer and sidewalk along W. McMillan Road and N. McDermott Rd. shall be
constructed with the first phase of development.
1.2.4 A minimum of 10% (or 3.1 acres) qualified open space is required to be provided on this site per
UDC 11-3G-3A.1 in accord with the standards listed in UDC 11-3G-3B. The qualified open
space map in Exhibit A.6 shall be revised to only include qualified area. Submit a revised plan
prior to the City Council hearing that demonstrates compliance with the minimum
standards. Additionally, staff recommends more consolidated open space is provided.
1.2.4 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.
1.2.5 All fencing shall comply with the standards listed in UDC 11-3A-7.
1.2.6 Comply with the standards for common driveways listed in UDC 11-6C-3D, including but not
limited to the following:
a. For any plats using a common driveway, the setbacks, fencing, building envelope, and
orientation of the lots and structures shall be shown on the preliminary plat and/or as an
exhibit with the final plat application.
b. A perpetual ingress/egress easement 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.
1.2.7 Submit a detail of the proposed fitness station.
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1.2.8 Submit a 14-foot wide public pedestrian easement to the Planning Division for the segment of the
multi-use pathway proposed along the southern boundary of this site adjacent to the Five Mile
Creek prior to City Engineer signature on the final plat.
1.2.9 The Five Mile Creek which runs off-site along the south boundary of this site is required to be left
open as a natural waterway and not be piped or otherwise covered and shall be protected during
construction in accord with the Comprehensive Plan and UDC 11-3A-6.
1.2.10 Traffic noise abatement is required for residential uses adjoining state highways (i.e. future SH
16) in accord with the standards listed in UDC 11-3H-4D. A detail/cross-section for the
proposed noise abatement (in relation to the future overpass) that complies with these
standards shall be submitted prior to the City Council meeting.
1.2.11 Homes that back up to W. McMillan and N. McDermott Roads, both arterial streets, and W.
Quintale and N. Trident Ave., both collector streets, shall incorporate articulation through
changes in two or more of the following: modulation (e.g. projections, recesses, step-backs, pop-
outs), bays, banding, porches, balconies, material types, or other integrated architectural elements
to break up monotonous wall planes and roof lines that are visible from the subject public street.
Single-story structures are exempt from this requirement.
1.3 General Conditions of Approval – Preliminary Plat
1.3.1 Comply with all bulk, use, and development standards of the applicable district listed in UDC
Chapter 2 District regulations.
1.3.2 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set
forth in UDC 11-3A-6.
1.3.3 Install lighting consistent with the provisions as set forth in UDC 11-3A-11.
1.3.4 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.
1.3.5 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
1.3.6 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J.
1.3.7 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3B-5I,
11-3B-8C, and Chapter 3 Article C.
1.3.8 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B-
7C (streets).
1.3.9 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-
11C.
1.3.10 Protect any existing trees on the subject property that are greater than four-inch caliper and/or
mitigate for the loss of such trees as set forth in UDC 11-3B-10.
1.3.11 Provide bicycle parking spaces as set forth in UDC 11-3C-6G consistent with the design
standards as set forth in UDC 11-3C-5C.
1.3.12 Comply with the outdoor service and equipment area standards as set forth in UDC 11-3A-12.
1.3.13 Construct all required landscape areas used for storm water integration consistent with the
standards as set forth in UDC 11-3B-11C.
1.3.14 Comply with the structure and site design standards, as set forth in UDC 11-3A-19 and the
guidelines set forth in the City of Meridian Standards Manual.
1.3.15 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle.
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1.3.16 Low pressure sodium lighting shall be prohibited as an exterior lighting source on the site.
1.3.17 All fencing constructed on the site shall comply with the standards as set forth in UDC 11-3A-7
and 11-3A-6B as applicable.
1.4 Ongoing Conditions of Approval – Preliminary Plat
1.4.1 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a
minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the
area.
1.5 Process Conditions of Approval – Preliminary Plat
1.5.1 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.
2. PUBLIC WORKS DEPARTMENT
2.1 Site Specific Conditions of Approval
2.1.1 A sanitary sewer main intended to provide service to the subject site currently exists in W.
Quintale Drive. Service is via a lift station that is located within this proposed development.
2.1.2 A water main intended to provide service to the subject site currently exists in W. Quintale Drive
and in W. McMillan and McDermott Roads. The seepage bed shown on W Quintale Drive north
of the City well lot is in the pipe zone for the existing water main coming from the well.
Recommend relocating this seepage bed to another location.
2.1.3 Applicant shall be responsible for the extension of utilities to and through the proposed
development, including the water mainline extension along the project frontage in McMillan
McDermott Road from W. Quintale Drive to the south boundary line extended.
2.1.4 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
2.1.5 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
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
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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.
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.
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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 comments 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.
4.3 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.
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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.
4.4 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 Provide signage (“No Parking Fire Lane”) for all fire lanes in accordance with International Fire
Code Sections 503.4 & D103.6.
4.6 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth
in International Fire Code Section 304.1.2.
4.7 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.
4.8 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.
4.11 Emergency response routes and fire lanes shall not be allowed to have traffic calming devices
installed without prior approval of the Fire Code Official. National Fire Protection Standard 1141,
Section A5.2.18.
4.12 Secondary emergency access routes shall be protected from illegal entry by a gate or
collapsible bollards as set forth in IFC 503.5. An example would be the MaxiForce Collapsible
bollards that is wrench activated or an approved equal.
5. REPUBLIC SERVICES
5.1 The applicant shall revise the landscape plan to include a concrete pad at the end of the common
drive no more than 5 feet behind the sidewalk that is of sufficient area to accommodate the
receptacles of the residences that take access from the common driveway. Please contact Bob
Olson at Republic Services (345-1265) for additional information.
6. PARKS DEPARTMENT
6.1 The applicant shall design and construct a multi-use pathway consistent with the location and
specifications (Chapter 3) set forth in the Meridian Pathways Master Plan unless otherwise approved
by the Parks and Recreation Director. The Master Plan requires a multi-use pathway along Five Mile
Creek for the length of the development.
6.2 Construct the pathway and adjoining fencing and landscaping consistent with the standards as set
forth in UDC 11-3A-7A7 and 11-3B-12C respectively.
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6.3 Provide a paved, accessible pedestrian connection between the McDermott Road sidewalk and
the westernmost end of the Five Mile Creek Pathway
6.4 Prior to Certificate of Occupancy, the applicant shall record a public access easement for the multi-
use pathway(s) along Five Mile Creek and submit copy of said easement to the Planning
Department.
6.5 Prior to City Engineer signature on the final plat, the applicant shall depict a public access easement
for the multi-use pathway along Five Mile Creek, and [as needed] to connect to the McDermott Road
sidewalk on the final plat.
6.6 The applicant shall have an ongoing obligation to maintain all pathways.
6.7 Prior to Certificate of Occupancy, the applicant shall submit materials testing reports documenting
that construction of multi-use pathway complies with the City’s pathway design standards.
6.8 The 10’ multi-use pathway within a dedicated 14’ easement shall extend north from the Five Mile
Creek pathway within the street buffer along N. McDermott Road to W. Quintale Drive; then east
within the street buffer along W. Quintale Drive to N. Trident Dr.; and then north within the street
buffer along Trident to W. McMillan Road for access to the future overpass for access over future
SH-16. The pathway may be constructed instead of the sidewalks adjacent to streets if allowed by
ACHD.
7. ADA COUNTY HIGHWAY DISTRICT (ACHD) – DRAFT
7.1 Site Specific Conditions of Approval
7.1.1 Dedicate additional right-of-way to total 37-feet from centerline of McMillan Road abutting the
site.
7.1.2 Improve McMillan Road with 17-feet of pavement from centerline, a 3-foot gravel shoulder, a
borrow ditch and 5-foot wide detached sidewalk.
7.1.3 Dedicate additional right-of-way to total 37-feet from centerline of McDermott Road abutting the
site.
7.1.4 Construct McDermott Road as ½ of a 46-foot street section with vertical curb, gutter and 5-foot
wide detached sidewalk.
7.1.5 Provide a permanent easement for any public sidewalk placed outside of the dedicated right-of-
way on McMillan Road and McDermott Road. The easement shall encompass the entire area
between the right-of-way line and 2-feet behind the back edge of the sidewalk.
7.1.6 Construct the new north/south collector, Trident Avenue, located 200-feet west of the east
property line as a 36-foot street section with vertical curb, gutter, an 8-foot planter strip and 5-
foot wide detached concrete sidewalk within 50-feet of right-of-way. The right-of-way width can
be reduced to 2-feet behind the back of curb if the applicant constructs the detached sidewalk as
proposed.
7.1.7 Construct the new east/west collector, Quintale Drive, from the west property line to the east
property line as a 36-foot street section with vertical curb, gutter, an 8-foot planter strip and 5-
foot wide detached concrete sidewalk within 50-feet of right-of-way. The right-of-way width can
be reduced to 2-feet behind the back of curb if the applicant constructs the detached sidewalk as
proposed.
7.1.8 Construct Trident Avenue to intersect McMillan Road located approximately 918-feet east of
McDermott Road.
7.1.9 Construct Quintale Drive through the site to intersect McDermott Road located approximately
Meridian City Council Meeting Agenda April 17, 2018 – Page 263 of 491
EXHIBIT A
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500-feet south of McMillan Road.
7.1.10 Provide a permanent easement for any public sidewalk placed outside of the dedicated right-of-
way on Trident Avenue and Quintale Drive. The easement shall encompass the entire area
between the right-of-way line and 2-feet behind the back edge of the sidewalk.
7.1.11 Construct all local internal streets as 33-foot street sections with curb, gutter, and an 8-foot wide
planter strip and 5-foot wide detached concrete sidewalk within 47-feet of right-of-way. The
right-of-way width can be reduced to 2-feet behind the back of curb if the applicant constructs the
detached sidewalk as proposed.
7.1.12 Construct the cul-de-sac at the terminus of Los Flores Court with a minimum turning radius of
45-feet.
7.1.13 Provide a permanent right-of-way easement for public sidewalks placed outside of the dedicated
right-of-way on the local streets. The easement shall encompass the entire area between the right -
of-way line and 2-feet behind the back edge of the sidewalk.
7.1.14 The two existing paved driveways from the site onto McDermott Road located approximately
690-feet and 770-feet from McMillan Road are to remain open.
7.1.15 Construct a 25-foot wide shared driveway onto Trident Avenue located approximately 220-feet
south of McMillan Road. Pave the driveway its full width and at least 30-feet into the site beyond
the edge of pavement of the roadway.
7.1.16 Direct lot access is prohibited to McMillan Road, McDermott Road, Trident Avenue and Quintale
Drive other than the access specifically approved with this application and shall be noted on the
final plat.
7.1.17 Payment of impact fees is due prior to issuance of a building permit.
7.1.18 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 be ing 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
Meridian City Council Meeting Agenda April 17, 2018 – Page 264 of 491
EXHIBIT A
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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.
8. IDAHO TRANSPORTATION DEPARTMENT (ITD)
From Letter to the City from ITD dated 2/15/18:
Meridian City Council Meeting Agenda April 17, 2018 – Page 265 of 491
EXHIBIT A
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Exhibit C: Legal Description & Exhibit Map for Annexation & Zoning Boundary
Meridian City Council Meeting Agenda April 17, 2018 – Page 266 of 491
EXHIBIT A
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Meridian City Council Meeting Agenda April 17, 2018 – Page 267 of 491
EXHIBIT A
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Meridian City Council Meeting Agenda April 17, 2018 – Page 268 of 491
EXHIBIT A
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D. Required Findings from Unified Development Code
1. COMPREHENSIVE PLAN AMENDMENT 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 amendment to the
Comprehensive Plan, the Council shall make the following findings:
a. The proposed amendment is consistent with the other elements of the Comprehensive
Plan.
The City Council finds that the proposed map amendment from Office to Medium Density
Residential is consistent with other elements of the Comprehensive Plan as noted in Section
VII above.
b. The proposed amendment provides an improved guide to future growth and
development of the city.
The City Council finds that the proposal to modify the Future Land Use Map to allow for
medium density residential uses will be compatible with existing abutting residential uses.
c. The proposed amendment is internally consistent with the Goals, Objectives and
Policies of the Comprehensive Plan.
The City Council finds that the proposed amendment is internally consistent with the Goals,
Objectives, and Policies of the Comprehensive Plan (see Section VII for detailed analysis).
d. The proposed amendment is consistent with the Unified Development Code.
The City Council finds that the proposed amendment is consistent with the Unified
Development Code.
e. The amendment will be compatible with existing and planned surrounding land uses.
The City Council finds the proposed amendment will be compatible with adjacent existing
and future residential uses.
f. The proposed amendment will not burden existing and planned service capabilities.
The City Council finds that the proposed amendment will not burden existing and planned
service capabilities in this area of the city. Sewer and water services are available to be
extended to this site.
g. The proposed map amendment (as applicable) provides a logical juxtaposition of uses
that allows sufficient area to mitigate any anticipated impact associated with the
development of the area.
The City Council finds the residential development of this property is consistent with the
proposed map amendment and will not significantly impact development in this area and
provides a logical juxtaposition of uses.
h. The proposed amendment is in the best interest of the City of Meridian.
For the reasons stated in Sections VII, VIII, and IX and the subject findings above, the City
Council finds that the proposed amendment is in the best interest of the City.
2. REZONE 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 a rezone, the
Council shall make the following findings:
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EXHIBIT A
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a. The map amendment complies with the applicable provisions of the Comprehensive
Plan;
The City Council finds that the proposed map amendment to the R-8 zoning district is
consistent with the MDR FLUM designation for this site and should be compatible with
existing and future residential uses in the area. Therefore, the City Council finds the
amendment is consistent 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 City Council finds that the proposed map amendment to R-8 zoning district is consistent
with the purpose statement of 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 amendment will not be detrimental to the
public health, safety, or welfare if the site is developed in accord with the conditions of
approval in Exhibit B. 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).
This application is for a rezone; therefore, this finding is not applicable.
3. PRELIMINARY PLAT:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the
decision-making body shall make the following findings:
a. The plat is in conformance with the Comprehensive Plan;
The City Council finds that the proposed plat is in substantial compliance with the adopted
Comprehensive Plan in regard to land use and transportation. 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 developer at
their own cost, the City Council finds that the subdivision will not require the expenditure of
capital improvement funds.
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EXHIBIT A
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d. There is public financial capability of supporting services for the proposed
development;
Based on comments provided from public service providers (i.e., Police, Fire, ACHD, etc.),
the City Council finds there is public financial capability of supporting services for the
proposed development. (See Exhibit B for more detail.)
e. The development will not be detrimental to the public health, safety or general welfare;
and
The City Council is not aware of any health, safety, or environmental problems associated
with the platting of this property that would be detrimental to the public health, safety or
general welfare. ACHD and ITD consider road safety issues in their analyses.
f. The development preserves significant natural, scenic or historic features.
The City Council is unaware of any significant natural, scenic or historic features that may
exist on this site that need to be preserved.
Meridian City Council Meeting Agenda April 17, 2018 – Page 271 of 491
City Council Meeting
Meeting Date: April 17, 2018
Agenda Item Number: 6K
Project/File Number: H-2017-0149
Item Title: Turf Farm
Revised: Findings of Fact Conclusions of Law for Turf Farm Subdivision (H-2017-0149) by Brighton
Investments LLC Located at the Northeast Corner of S. Eagle Road and E. Lake Hazel Road
Meeting Notes
Meridian City Council Meeting Agenda April 17, 2018 – Page 273 of 491
Meridian City Council Meeting Agenda April 17, 2018 – Page 274 of 491
Meridian City Council Meeting Agenda April 17, 2018 – Page 275 of 491
By action of the City Council at its regular meeting held on the l day of 1 ,
2018.
COUNCIL PRESIDENT JOE BORTON
COUNCIL VICE PRESIDENT LUKE CAVENER
COUNCIL MEMBER ANNE LITTLE ROBERTS
COUNCIL MEMBER TY PALMER
COUNCIL MEMBER TREG BERNT
COUNCIL MEMBER GENESIS MILAM
MAYOR TAMMY de WEERD
(TIE BREAKER)
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Copy served upon Applicant, Community Development Department, Public Works Department and City
Attorney.
By: (� Dated: q-11-19
City Clerk's Office
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H-2017-0149 1 yr F Farre) - 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 (16.56 acres) and R-15 (18.79 acres) 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 18 th , 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
Meridian City Council Meeting Agenda April 17, 2018 – Page 277 of 491
EXHIBIT A
Turf Farm Subdivision – AZ, PP H-2017-0149 PAGE 2
iii. Commenting: None
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.
Meridian City Council Meeting Agenda April 17, 2018 – Page 278 of 491
EXHIBIT A
Turf Farm Subdivision – AZ, PP H-2017-0149 PAGE 3
B. Newspaper notifications published on: December 15, 2017 (Commission); February 2, 2018 (City
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 landscaping and individual
project identity.
Meridian City Council Meeting Agenda April 17, 2018 – Page 279 of 491
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.
Meridian City Council Meeting Agenda April 17, 2018 – Page 281 of 491
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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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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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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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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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: Applicant
complied
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.
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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.
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.
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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 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.
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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 11-12-3H.
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.
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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. 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.
Meridian City Council Meeting Agenda April 17, 2018 – Page 300 of 491
EXHIBIT A
- 13 -
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.
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-
Meridian City Council Meeting Agenda April 17, 2018 – Page 301 of 491
EXHIBIT A
- 14 -
of-way width to 2-feet behind the back of curb and provide a permanent right-of-way easement
for the detached sidewalks.
7.1.9 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.
Meridian City Council Meeting Agenda April 17, 2018 – Page 302 of 491
EXHIBIT A
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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.
Meridian City Council Meeting Agenda April 17, 2018 – Page 303 of 491
EXHIBIT A
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C. Legal Description & Exhibit Map for Annexation Boundary – REVISED
Meridian City Council Meeting Agenda April 17, 2018 – Page 304 of 491
EXHIBIT A
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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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EXHIBIT A
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EXHIBIT A
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EXHIBIT A
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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 City Council finds the proposed map amendment to the R-8 (16.56 acres) and R-15
(18.79 acres) zoning districts with approval of a “step” down in density from MHDR to MDR
for the development of 158 new single-family residential detached homes complies with the
applicable provisions of the Comprehensive Plan.
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 and R-15 zoning
districts 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 with
approval of a “step” down in density 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 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 .
Meridian City Council Meeting Agenda April 17, 2018 – Page 312 of 491
EXHIBIT A
- 25 -
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 April 17, 2018 – Page 313 of 491
City Council Meeting
Meeting Date: April 17, 2018
Agenda Item Number: 6L
Project/File Number: H-2017-0149
Item Title: Turf Farm
Development Agreement for Turf Farm Subdivision (H-2017-0149) with Brighton Investments, LLC located
off the northeast corner of S. Eagle Road and E. Lake Hazel Road in the SW 1/4 of Section 33, Township
3N., Range 1E. (Parcel#S1133336210)
Meeting Notes
Mv[
ADA COUNTY RECORDER Christopher D. Rich 2018-034522
BOISE IDAHO Pgs=15 VICTORIA BAILEY 04/18/2018 11:51 AM
CITY OF MERIDIAN, IDAHO NO FEE
I IJIOLVA 01 1X111 vivilml w9ur-1 ff Ii Iwo
PARTIES: 1. City of Meridian
2. Brighton Investments, LLC, Owner/Developer
THIS DEVELOPMENT AGREEMENT (this Agreement), is made and entered into
thisday of P�Qri\ y and between City of Meridian, a municipal
1 Z01
corporation of the State of Idaho, hereafter ca d CITY whose address is 33 E. Broadway Avenue,
Meridian, Idaho 83642 and Brighton Investments, LLC, whose address is 12601 W. Explorer Drive,
Suite 200, Boise, Idaho 83713, hereinafter called OWNER/DEVELOPER.
1. RECITALS:
1.1 WHEREAS, Owner is the sole owner, in law and/or equity, ofcertain tract of
land in the County of Ada, State of Idaho, described in Exhibit "A", which is
attached hereto and by this reference incorporated herein as if set forth in full,
herein after referred to as the Property; and
1.2 WHEREAS, Idaho Code § 67-6511 A provides that cities may, by ordinance,
require or permit as a condition of zoning that the Owner/Developer make a
written commitment concerning the use or development of the subject
Property; and
1.3 WHEREAS, City has exercised its statutory authority by the enactment of
Section 11-5B-3 of the Unified Development Code ("UDC"), which
authorizes development agreements upon the annexation and/or re -zoning of
land; and
1.4 WHEREAS, Owner/Developer has submitted an application for annexation
and zoning of 35.35 acres of land with an R-8 (16.56 acres) and R-15 (18.79
acres) zoning district and a preliminary plat consisting of 158 building lots and
17 common lots, under the Unified Development Code, which generally
describes how the Property will be developed and what improvements will be
made; and
1.5 WHEREAS, Owner/Developer made representations at the public hearings
both before the Meridian Planning & Zoning Commission and before the
Meridian City Council, as to how the Property will be developed and what
improvements will be made; and
DEVELOPMENT AGREEMENT —TURF FARM SUBDIVISION (H-2017-0149) PAGE I OF 7
Meridian City Council Meeting Agenda April 17, 2018 – Page 316 of 491
Meridian City Council Meeting Agenda April 17, 2018 – Page 317 of 491
Meridian City Council Meeting Agenda April 17, 2018 – Page 318 of 491
Meridian City Council Meeting Agenda April 17, 2018 – Page 319 of 491
Meridian City Council Meeting Agenda April 17, 2018 – Page 320 of 491
ACKNOWLEDGMENTS
IN WITNESS WHEREOF, the parties have herein executed this agreement and made
it effective as hereinabove provided.
OWNER/DEVELOPER:
Brighton Investments, LLC
By: -
y
CITY OF MERIDIAN
STATE OF IDAHO
ss:
ATTEST
'�C.JaVoles,
)fP—�! 6W-
�o,.cconu�
J ~�
(` SFJL. `
J�
IRE%, dnaH�
Clerk
County of Ada, )
On this Oil o h 1 , 2018, before me, the undersigned, a Notary P lic in and for said State,
personally appeared %I , known or identified tome to be the StljWPf
Brighton Investments, LLC, and acknowledged to me that he executed the same on behalf of said orporation.
IN WITNESS WHEREOF, I have hereunto
certin v P. -w r..
(SE �) AMANDA McCURRY C
NOTARY PUBLIC
STATE OF IDAHO
STATE OF IDAHO )
ss
County of Ada )
my hand apd affixeA my official seal the day and year in this
Ndtary Public for Idaho t U
Residing at: V
My Commission Expires: Z1� Z3
On this day of ` , 2018, before me, a Notary Public, personally appeared
�yOL✓ ?J0r-VD 1 ale-Wumrd and C.Jay Coles, know 6r identified to me to be the -Mayes and Clerk, respectively, of the City of
C ur& Pr66krq-Meridian, who executed the instrument or the person that executed the instrument of behalf of said City, and
acknowledged to me that such City executed the same.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year in this
certificate first above written.
���•�9AA E �i• Notary Public I ho �, " t�
OVV
"V Residing at: iu&T�
•
• �,` . CommiIii
expires: 3
DEVELOPMENT,�GRE:MENT—TURF FARM SUBDIVISION (H-2017-0149) PAGE 7 OF 7
'•, TE OF 1� •.
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Meridian City Council Meeting Agenda April 17, 2018 – Page 327 of 491
Meridian City Council Meeting Agenda April 17, 2018 – Page 328 of 491
By action of the City Council at its regular meeting held on the l day of 1 ,
2018.
COUNCIL PRESIDENT JOE BORTON
COUNCIL VICE PRESIDENT LUKE CAVENER
COUNCIL MEMBER ANNE LITTLE ROBERTS
COUNCIL MEMBER TY PALMER
COUNCIL MEMBER TREG BERNT
COUNCIL MEMBER GENESIS MILAM
MAYOR TAMMY de WEERD
(TIE BREAKER)
y
Cit'., Of
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ti r)
Attest:
ren o`"_ ti
C.J y Coles
Ci Clerk
VOTED a
VOTED Ik
VOTED /Ct
VOTED —
VOTED
VOTED A
VOTED
�Co u nc.\ i� res�nk
Copy served upon Applicant, Community Development Department, Public Works Department and City
Attorney.
By: (� Dated: q-11-19
City Clerk's Office
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H-2017-0149 1 yr F Farre) - 4 -
City Council Meeting
Meeting Date: April 17, 2018
Agenda Item Number: 6M
Project/File Number: H-2017-0156
Item Title: Caven Ridge
Addendum to Development Agreement for Caven Ridge Estates West MDA (H-2017-0156) with New
Cavanaugh,LLC
Meetinq Notes
ADA COUNTY RECORDER Christopher D. Rich 2018-034521
BOISE IDAHO Pgs=45 VICTORIA BAILEY 04/18/2018 11:51 AM
CITY OF MERIDIAN, IDAHO NO FEE
ADDENDUM TO DEVELOPMENT AGREEMENT
PARTIES: 1. City of Meridian
2. New Cavanaugh, LLC, Owner/Developer
THIS ADDENDUM TO DEVELOPMENT AGREEMENT is dated
this 5 day of .'"�� , 2018, ("ADDENDUM"), by and between City of
Meridian, a municipal corporation of the State of Idaho ("CITY"), whose address is 33 E.
Broadway Avenue, Meridian, Idaho 83642 and New Cavanaugh, LLC,
("OWNER/DEVELOPER"), whose address is 3327 N. Eagle Road, Ste 110-148, Meridian,
Idaho 83642.
RECITALS
A. CITY and OWNER/DEVELOPER entered into that certain
Development Agreement that was recorded on August 11, 2017 in the real property records
of Ada County as Instrument No. 2017-074871 ("DEVELOPMENT AGREEMENT").
B. CITY and OWNER/DEVELOPER now desire to amend the
Development Agreement, which terms have been approved by the Meridian City Council in
accordance with Idaho Code Section 67-6511.
NOW, THEREFORE, in consideration of the covenants and conditions set
forth herein, the parties agree as follows:
I . OWNER/DEVELOPER shall be bound by the terms of the Development Agreement
recorded in the records of Ada County as Instrument No. 2017-074871, except as specifically
amended to add the following:
That the Conceptual Development Plan include more building lotsfor the purpose of
development of'pattos homes on the portion of the site Nest of S. Standing Timber Way as
shown in the Staff Report that is attached to the Findings of Fact and Conclusions of Law
attached hereto as Exhibit "A".
That the Owner/Developer construct a 10 foot wide multi -use pathway along
Meridian Road/SH69 to be extended off-site to the north approximately 40feet and connect
to the existing pathway.
ADDENDUM TO DEVELOPMENI' AGRrEMEN'I' - CAVEN RIDGE ESTATES WEST MDA 1-1 2017-0156
Page I of 4
Meridian City Council Meeting Agenda April 17, 2018 — Page 331 of 491
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STATE OF IDAHO
: ss:
County of Ada,
On this r��ti day of I " , 2018, before me, the undersigned, a Notary Public in and
for said State, personally appeared -D. Qyci v�. known or identified to me to be the
0w ore V" of New Cavanaugh, LLC, and acknowledged to me that lie executed the same on
behalf of said Corporation.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year
in this certificate first above written.
BRANDON M SWANSON
Notary Public
State of Idaho
A
STATE OF IDAHO
County of Ada
ivvinry �r'a'bn�. ^ .d'..�'..�—
Residing at:ID
My Commission Expires: 0 t I 2
On this l 'l day of �1 , 2018, before me, a Notary Public, personally appeared
SOP bOr�n—S3�eet and C.Jay Coles, know or identified to me to be theA4wy4@4 and Clerk, respectively, of the
COLA n6 City of Meridian, who executed the instrument or the person that executed the instrument on behalf of said City,
ow and acknowledged to me that such City executed the same.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year
in this certificate first above written.
••
(S•09■9114•♦
QA• Z'ENE l�.'•,
OTAR•,y:
•
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b -nim IJ (^ --\
Notary Public aho
Residing at:
Commission expires: 3-a8 -a0--Ia
ADDENDUM TO DEVELOPMENT AGREEMENT- CAVEN RIDGE ESTATES WEST MDA H 2017-0156
Page 4 of 4
ACKNOWLEDGMENTS
IN WITNESS WHEREOF, the parties have herein executed this agreement
and made it effective as hereinabove provided.
OWNER/DEVELOPER:
New Cavanaugh, LLC
By: p
0 Ll, j2l N N VVI I n<,/V
CITY OF MERIDIAN
.00
' U oeEor� (Dn
ADDENDUM TO DEVELOPMENT AGREEMENT - CAVEN RIDGE ESTATES WEST MDA 14 2017-0156
Page 3 of
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H-2017-0156 - 1 -
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND DECISION & ORDER
In the Matter of the Request for a Modification to the Development Agreement to Amend the
Conceptual Development Plan to Include More Building Lots for the Purpose of Developing Patio
Homes on the Portion of the Site West of S. Standing Timber Way; and Preliminary Plat Consisting
of 67 Building Lots and 9 Common Lots on 14.42 Acres of land in the R-8 Zoning District, by New
Cavanaugh, LLC.
Case No(s). H-2017-0156
For the City Council Hearing Dates of: February 6 and 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 269 of 605
EXHIBIT A
Meridian City Council Meeting Agenda April 17, 2018 – Page 335 of 491
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H-2017-0156 - 2 -
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 an amendment to the Development Agreement and Preliminary Plat
is hereby approved 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.
Meridian City Council Meeting Agenda March 6, 2018 – Page 270 of 605Meridian City Council Meeting Agenda April 17, 2018 – Page 336 of 491
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H-2017-0156 - 3 -
A modification to the development agreement may be initiated prior to signature of the
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 271 of 605Meridian City Council Meeting Agenda April 17, 2018 – Page 337 of 491
By action of the City Council at its regular meeting held on the o day of
2018.
COUNCIL PRESIDENT JOE BORTON VOTED Yfe,
llv:
COUNCIL VICE PRESIDENT LUKE CAVENER VOTED
COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED /C
COUNCIL MEMBER TY PALMER VOTED /(61
COUNCIL MEMBER TREG BERNT VOTED 7
COUNCIL MEMBER GENESIS MILAM VOTED
MAYOR TAMMY de WEERD VOTED
TIE BREAKER)
Attest:
C.y Col s
City Clerk
ayer_Tm IV. Weerd
cue, of
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Copy served upon Applicant, Community Development Department, Public Works Department and City
Attorney.
By: Cyftw 11 Dated: n—D'
gyc?,
City Clerk's Office
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H-2017-0156 (` Qven -k t 69 e- t-skavp vjb - 4 -
Meridian City Council Meeting Agenda April 17, 2018 – Page 338 of 491
EXHIBIT A
Caven Ridge Estates West – MDA, RZ, PP H-2017-0156 PAGE 1
STAFF REPORT
Hearing Date: February 20, 2018
Continued from: February 6, 2018)
TO: Mayor & City Council
FROM: Sonya Allen, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Caven Ridge Estates West – MDA, RZ & PP (H-2017-0156)
I. SUMMARY DESCRIPTION OF APPLICANT’S REUEST
The applicant, New Cavanaugh, LLC, has submitted applications for the following:
Modification to the Development agreement (MDA) for Caven Ridge Estates to amend the
conceptual development plan to include more building lots for the purpose of developing patio
homes on the portion of the site west of S. Standing Timber Way;
Rezone of 15.68 acres of land from the R-8 to the R-15 zoning district; and, (WITHDRAWN)
Preliminary Plat consisting of 67 building lots and 9 common lots on 14.42 acres of land in the
R-15 zoning district.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed MDA, RZ 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, 2018. At the
public hearing, the Applicant withdrew the RZ request; and Commission moved to recommend
approval of the subject PP request.
a. Summary of Commission Public Hearing:
i. In favor: Wendy Shrief and Brady Lasher
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: None
v. Staff presenting application: Josh Beach, 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 Commission:
i. Consideration of the applicant’s request to not be required to construct a sound
attenuation wall adjacent to the common area on Lot 27, Block 1; and,
ii. The applicant’s request for a rezone solely for the allowance of a reduced side yard
setback from 5 feet to 3 feet and concern regarding homes being so close together.
d. Commission Change(s) to Staff Recommendation:
i. The Commission approved the Applicant’s request to withdraw the RZ application.
ii. Per the Applicant’s request, the Commission recommends a change to the Staff
recommended DA provision that requires the off-site extension of the multi-use pathway
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EXHIBIT A
Caven Ridge Estates West – MDA, RZ, PP H-2017-0156 PAGE 2
along S. Meridian Rd./SH 69 to include the language “with approval of the adjacent
property owner and/or ITD, as applicable”. (See Exhibit A.2)
e. Outstanding Issue(s) for City Council:
i. None
The Meridian City Council heard these items on February 6 and 20, 2018. At the public hearing
on February 20, 2018, the Council approved the subject MDA, RZ and PP request.
a. Summary of City Council Public Hearing:
i. In favor: Wendy Shrief; Ryan Minert; Brady Lasher; Will Howard; Brett Hughes;
John Hastings
ii. In opposition: Steven Yearsley; Andrea Shelton;
iii. Commenting: Sally Reynolds; Sam Karnes; Wendy Webb
iv. Written testimony: None
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 Council:
i. The requested R-15 zoning district & 3’ side yard setbacks;
ii. Interest in preserving “view sheds” with larger lots and not adding additional lots from
what was previously approved; and,
iii. Dimensional standards in effect when the original development plan for this site was
approved with the annexation.
iv. Distribution of common area and site amenities between this site and the adjacent
Caven Ridge Estates East – desire for more common area/amenities to be located within
this development as most are located in Caven Ridge Estates East (both developments
will be under the same HOA).
v. Safety of the pedestrian walkway leading to the common area at the northwest corner of
the site along the common driveway.
d. Key Council Changes to Staff/Commission Recommendation
i. None
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approved File Number H-2017-
0156, 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-2017-0156,
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-2017-0156 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 on the east side of S. Meridian Road/SH 69, south of E. Victory Road, in the
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EXHIBIT A
Caven Ridge Estates West – MDA, RZ, PP H-2017-0156 PAGE 3
NW ¼ of Section 30, Township 3 North, Range 1 East. (Parcel No.: S1130223510)
B. Owners:
New Cavanaugh, LLC
3327 N. Eagle Road, Ste. 110-148
Meridian, ID 83642
C. Applicant:
Same as Owner
D. Representative:
Wendy Shrief, JUB Engineers, Inc.
250 S. Beechwood Ave., Ste. 201
Boise, ID 83709
E. Applicant's Statement/Justification: Please see applicant’s narrative for this information.
V. PROCESS FACTS
A. The subject application is for development agreement modification, rezone, and preliminary plat.
A public hearing is required before the Planning & Zoning Commission and City Council and the
rezone and preliminary plat applications; a public hearing is only required before the City Council
on the development agreement modification application, consistent with Meridian City Code Title
11, Chapter 5.
B. Newspaper notifications published on: December 15, 2017 (Commission); January 19, 2017 (City
Council)
C. Radius notices mailed to properties within 300 feet on: December 8, 2017 (Commission); January
12, 2017 (City Council)
D. Applicant posted notice on site(s) on: December 20, 2017 (Commission); January 22, 2017 (City
Council)
VI. LAND USE
A. Existing Land Use(s) and Zoning: The subject property consists of one vacant/undeveloped parcel
of land, zoned R-8.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: Ridenbaugh Canal, multi-family and single-family residential uses, zoned R-15 and R-
4 respectively
2. East: S. Standing Timber Way, a collector street; and single-family residential uses, zoned R-
8
3. South: Vacant/undeveloped land, zoned R-8
4. West: S. Meridian Rd./SH 69, agricultural property, zoned RUT in Ada County; and single-
family residential uses, zoned R-8
C. History of Previous Actions:
In 2006, this property was annexed and zoned (AZ-06-015) as part of the larger Tanana
Valley development; a development agreement was approved as a provision of annexation
recorded as Instrument No. 106151214 and later amended (MI-07-011, Inst. #108065958). A
preliminary plat was also approved but the property was re-platted in 2007 (PP-07-015) as
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Cavanaugh Subdivision; several time extensions were approved for that plat (TE-08-022; TE-
10-005; TEC-11-005; TEC-13-005).
Since the preliminary plat for this project was approved, individual parcels within the
preliminary plat area have been sold off and are now under different ownerships and are
being developed separately, rather than as a single master-planned project as envisioned.
For this reason, staff requested that the applicant submit a new preliminary plat for the
remaining area south of the Ridenbaugh Canal owned by this developer that contains its own
amenities. The current configuration of the property was created through court decree.
Property boundary adjustments were recorded in 2005 (ROS # 7140); and in 2011 (ROS
9007) (PBA-11-009) for this property.
A development agreement modification (H-2017-0020) was approved earlier this year that
included the subject property, recorded as Instrument #2017-066053 and 2017-074871.
D. Utilities:
1. Location of sewer: Sanitary sewer service to this development will be via new mainlines to
the existing mainline in S. Standing Timber Way.
2. Location of water: Water service to this development will be via new mainlines to the
existing mainline in S. Standing Timber Way.
3. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: The Ridenbaugh Canal runs along the north boundary of this site.
2. Hazards: Staff is unaware of any hazards that may exist on this site.
3. Flood Plain: This site does not lie within the floodplain.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
The subject property is designated Medium Density Residential (MDR) on the Future Land Use Map
FLUM) contained in the Comprehensive Plan. MDR designated areas allow smaller lots for
residential purposes within City limits. Uses may include single-family homes at gross densities of 3
to 8 dwelling units per acre (d.u./acre).
The applicant proposes to develop the site with 67 single-family residential detached homes at a gross
density of 4.72 dwelling units per acre (d.u./acre) and a net density of 6.07 d.u./acre consistent with
the MDR FLUM designation.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed use (staff analysis in italics):
Require appropriate landscaping and buffers along transportation corridor (setback, vegetation,
low walls, berms, etc.).” (3.06.02F)
A 35-foot wide street buffer is required along S. Meridian Rd./SH 69, an entryway corridor,
landscaped in accord with the standards listed in UDC 11-3B-7C Landscape Buffers along
Streets.
Support a variety of residential categories (low-, medium-, medium-high and high-density single-
family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of
providing the City with a range of affordable housing opportunities.
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The proposed medium density development containing some patio homes will provide another
housing option in the south Meridian area. Staff is unaware of how “affordable” homes in this
development will be.
Restrict private curb cuts and access points on collectors and arterial streets.” (3.06.02D)
The UDC (11-3A-3) restricts access to collector streets when access is available from a local
street. Access via local streets is available for the proposed lots; therefore direct lot access to
Standing Timber is prohibited. Direct lot access is also prohibited to SH 69 per UDC 11-3H-4B.
Permit new development only where urban services can be reasonably provided at the time of
final approval and development is contiguous to the City.” (3.01.01F)
City services are available to be extended by the developer to the proposed lots with development
in accord with UDC 11-3A-21.
Develop pathways to connect Meridian with Boise, Nampa, Kuna, and Eagle.” (6.01.02C)
A segment of the City’s multi-use pathway system is required within this site along the south side
of the Ridenbaugh Canal and within the street buffer along S. Meridian Rd./SH 69.
Coordinate with irrigation districts to implement the proposed pathway network along irrigation
canals, ditches, creeks and easements.” (6.02.02C)
The applicant should coordinate with Nampa & Meridian Irrigation District for construction of
the multi-use pathway along the Ridenbaugh Canal.
Limit canal tiling and piping of ditches, creeks, and drains where public safety issues are not of
concern.” (5.01.01D)
The Ridenbaugh Canal runs along the north boundary of this site and was previously approved
by Council to remain open. To protect public safety, the canal should be fenced off with a 6-foot
tall open vision fence having an 11-gauge 2-inch mesh or other construction equivalent in ability
to deter access to the canal as set forth in UDC 11-3A-6B.
Require pedestrian access connectors in all new development to link subdivisions together to
promote neighborhood connectivity as part of a community pathway system.” (3.03.03B)
The multi-use pathway along the west and north boundaries of the site will provide pedestrian
connections to adjacent developments.
Review new development for appropriate opportunities to connect local roads and collectors to
adjacent properties (stub streets). (3.03.020)
The preliminary plat depicts two stub streets to the property to the south for future extension.
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-15 zoning district. Any use
not explicitly listed, or listed as a prohibited use is prohibited. Single-family detached dwellings
are listed as a principally permitted use in the R-15 zoning district.
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EXHIBIT A
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C. Dimensional Standards: Development of the site should be consistent with the dimensional
standards listed in UDC Table 11-2A-7 for the R-15 zoning district.
D. Landscaping: Landscaping shall be required in accordance with the standards listed in UDC 11-
3B-7C, Street Buffer Landscaping; 11-3A-17, parkways; and, 11-3G-3E, Common Open Space
areas.
E. Off-Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for single-
family dwellings.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
1. Development Agreement Modification:
A modification to the existing Development Agreement (DA) (Instrument # 2017-074871)
for Caven Ridge Estates is requested to amend the conceptual development plan to include
more building lots than were previously shown for the purpose of developing patio homes on
the subject property.
The previous concept plan depicted 47 building lots; the proposed concept plan depicts 67
building lots for an increase of 20 building lots (see Exhibit A.2). No amendments to the text
of the agreement are proposed or required. Because the density of the proposed development
4.72 units/acre) still falls within that desired in the MDR FLUM designation, staff is in
support of the applicant’s request. Additionally, staff is in support of an additional housing
type (i.e. patio homes) being developed in this area.
Staff recommends an additional provision is added to the DA that requires the 10-foot
wide multi-use pathway along S. Meridian Rd./SH 69 to be extended off-site to the north
approximately 40 feet and connect to the existing pathway.
2. Rezone
The applicant has applied for a rezone of 15.68 acres of land from the R-8 (medium-density
residential) to the R-15 (medium high-density residential) zoning district. The reason for the
rezone is for the reduced side yard setbacks (i.e. 3 feet) in the R-15 district; the current R-8
district requires 5-foot wide side yard setbacks. The proposed street frontage and lot area is
consistent with that required in the current R-8 district.
The gross density of the proposed development is 4.72 units/acre, consistent with the
corresponding FLUM designation for this site of MDR, as discussed above in Section VII.
The legal description submitted with the application, included in Exhibit C, shows the
boundary of the property proposed to be rezoned. The property is within the Area of City
Impact boundary.
Staff is in support of the rezone request to R-15 with the proposed concept plan included in
Exhibit A.2.
3. Preliminary Plat
The proposed plat consists of 67 single-family residential detached building lots and 9
common lots on 14.42 acres of land in the proposed R-15 zoning district (see Exhibit A.3).
The minimum lot size proposed is 4,448 with an average lot size of 5,716 square feet (s.f.).
The subdivision is proposed to develop in four (4) phases (see phasing plan in Exhibit A.3).
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EXHIBIT A
Caven Ridge Estates West – MDA, RZ, PP H-2017-0156 PAGE 7
Existing Structures: There are no existing structures on this site.
Dimensional Standards: Development of this site is required to comply with the
dimensional standards listed in UDC 11-2A-7 for the R-15 zoning district, and the
subdivision design and improvement standards listed in UDC 11-6C-3.
The maximum block face length allowed in residential districts is 750 feet without an
intersecting street or alley. Where a pedestrian connection is provided, the maximum block
face may extend up to 1,000 feet in length. City Council may approve a block face up to
1,200 feet in length where block design is constrained by site conditions such as a large
waterway and/or a large irrigation facility. Block 1 exceeds the maximum block face
allowed of 1,000 feet with a pathway provided at 1,150’+/-. This block is constrained by
the Ridenbaugh Canal which lies along the north boundary of Block 1; Council
approval of the proposed block length is required.
The length of S. Pattern Way where it dead ends at the south boundary of the site is
300’+/-; a temporary turn-around for the Fire Department is required to be provided
until such time as a secondary means of emergency access is available that meets Fire
Department standards. Because the temporary turn-around is depicted on the adjacent
property to the south and not on the subject property, an easement will be required
from that property owner (Parcel #S1130234045) with submittal of a final plat that
contains more than 30 buildable lots unless an access is constructed from the east via E.
Mona Lisa Street with the development of Caven Ridge Estates East Subdivision No. 1.
Traffic: An updated Traffic Impact Study (TIS) was prepared for this development and
Caven Ridge Estates East to the east across S. Standing Timber Way by Thompson
Engineers, Inc. The ACHD’s report will take into consideration the TIS in their report.
Streets: All streets within this development are proposed to be local public streets.
Access: Access to streets should comply with the standards listed in UDC 11-3A-3. Direct lot
access via S. Meridian Rd./SH 69 is prohibited per UDC 11-3H-4 as is direct lot access via S.
Standing Timber Way, a collector street per UDC 11-3A-3.
Two (2) stub streets are proposed to the property to the south for future extension and
interconnectivity. Any development over 30 homes is required to have a secondary
emergency access per International Fire Code D107.1 (see Exhibit B, condition #4.8 for more
information). An emergency access is proposed to be provided via either S. Meridian Road or
through the adjacent property to the south with an easement to E. Palermo Drive connecting to S.
Standing Timber Way.
Common Driveways: Common driveways are required to comply with the standards listed
in UDC 11-6C-3D. A common driveway is proposed on Lot 26, Block 1 for access to Lots
28-30, Block 1. Staff recommends a note is included on the plat that designates which
lots are to take access via the common driveway.
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 that are
accessed by the common driveway. The driveway(s) for adjacent lots (i.e. Lots 25 and 31,
Block 1) that meet the minimum street frontage requirement but aren’t taking access via the
common driveway should be located on the opposite side of the shared property line away
from the common driveway and shown on the exhibit accordingly.
Depict a concrete pad at the end of the common driveway on Lot 26, Block 1 no more
than 5 feet behind the sidewalk that is of sufficient area to accommodate the trash
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EXHIBIT A
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receptacles of the residences that take access from the common driveway per
requirement of Republic Services unless otherwise waived by Republic Services.
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.4.
A 35-foot wide street buffer is required along S. Meridian Road/SH 55, an entryway corridor,
measured from back of curb in accord with the standards listed in UDC 11-3B-7C. The
driveway for the Mussell property (Parcel #S1130233652) encroaches into the required
street buffer along Meridian Road at a length of approximately 50 feet. Although UDC
11-3B-7C.6 allows impervious surfaces such as driveways within the landscape buffer,
the driveway will make berming impossible in this area which is a requirement for noise
abatement adjacent to the state highway per UDC 11-3H-4D. Therefore, staff
recommends the depth of the adjacent building lots (i.e. Lots 35 and 36, Block 1) is
reduced to allow for a wider street buffer to accommodate the required noise
abatement; because the depth of these lots are greater than others this should be a
workable solution.
Landscaping is required within common areas in accord with the standards listed in UDC 11-
3G-3E. The landscape plan does not depict landscaping within Lot 27, Block 1; landscaping
should be depicted on the plan in accord with UDC standards.
Parkways are required to be landscaped in accord with the standards listed in UDC 11-3A-
17C as proposed.
Landscaping is required to be provided along pathways in accord with the standards
listed in UDC 11-3B-12C. A minimum 5-foot wide landscape strip is required on each
side of the pathway with a minimum of one tree per 100 linear feet of pathway. Only a
4-foot wide strip of landscaping is shown on the south side of the Ridenbaugh Canal
adjacent to the building lots in Block 1 and no pathway is depicted. If there is not
adequate area to accommodate the 10-foot wide pathway with 5-foot wide landscape
strips on each side of the pathway and fencing to protect public safety, it may be
necessary to shift the building lots further to the south.
A landscape strip is depicted on the landscape plan along the west side of the common
driveway on Lot 26, Block 1. Driveways should be depicted for access to Lots 28-30 from
the common driveway; or, the landscape strip should be removed.
Existing Trees: 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. The landscape plan states that all existing trees are to be
removed per City of Meridian Forrester.
Open Space/Site Amenities: Properties over 5 acres in size are required to comply with
minimum open space and site amenity requirements as set forth in UDC 11-3G-3A.1. Based
on the area of the preliminary plat (14.42 acres), a minimum of 10% (or 1.44 acres) qualified
open space and one (1) qualified site amenity is required to be provided with the
development.
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The applicant has submitted an exhibit that depicts a total of 15.5% (or 2.25 acres) of open
space consisting of half the street buffer along S. Meridian Road/SH 69 (an arterial street),
internal common open space in excess of 50’ x 100’ in area, and the improved area where the
pathway is proposed along the Ridenbaugh Canal.
Qualified site amenities consist of an internal pedestrian pathway within the development as
well as multi-use pathways along S. Meridian Rd./SH 69 and the Ridenbaugh Canal. The
developer states that this subdivision will also be allowed to use the amenities in Caven Ridge
Estates East across S. Standing Timber Way to the east.
Pathways: Per the Pathways Master Plan, a segment of the City’s multi-use pathway system
is planned along the south side of the Ridenbaugh Canal and along the east side of S.
Meridian Rd./SH 69. Coordinate the details of the pathway with Kim Warren, Park’s
Department, 208-888-3579.
As discussed above, the existing multi-use pathway along S. Meridian Road/SH 69 to the
north ends approximately 40 feet away from the subject property which will leave a gap
in the pathway once the pathway is constructed on this site. Therefore, Staff
recommends as a provision in the DA that the pathway constructed on this site is
extended off-site to the north approximately 40 feet to connect to the existing pathway.
There is a short segment of 5-foot wide pathway four lots long proposed in Lot 16, Block
3 that connects on both ends to the sidewalk along E. Sicily Dr. Staff recommends the
leg of this pathway between Lots 15 & 17 is removed and the pathway is extended
further to the east between Lots 3 & 4 to S. Natural Way or north to Sicily in the
vicinity of Lots 8 and 9 to provide more of a pedestrian amenity.
Pedestrian ramps will be required on both sides of S. Standing Timber Way where the
multi-use pathway crosses the street.
Sidewalks: Sidewalks are required along all public streets as set forth in UDC 11-3A-17. A
detached sidewalk is required along S. Meridian Road/SH 69. Five-foot wide detached
sidewalks with parkways are proposed along internal local streets within the development.
Noise Abatement: Noise abatement is required to be provided for residential uses adjacent to
a state highway as set forth in UDC 11-3H-4D. Staff recommends a berm with dense
landscaping and a sound attenuating wall is provided to adequately buffer the proposed
residential develoment. A cross-section of the proposed noise abatement should be
submitted with the final plat application. (Note: A fence does not qualify as a wall.)
Fencing: All fencing is required to comply with the standards listed in UDC 11-3A-6B and
11-3A-7.
Six-foot tall closed vision fencing is proposed along the back side of the building lots along
SH 69 and along the Ridenbaugh Canal – a closed vision fence is not approved adjacent to
the state highway as it’s not a sound attenuating material (see UDC 11-3H-4D.3). Because
the common area (Lot 1, Block 1) along the canal will contain a pathway and is not entirely
visible from a public street, it’s required to be fenced with an open vision or semi-private
fence up to 6 foot in height; or, if closed vision material is used, up to 4 feet in height, as
it provides visibility from adjacent homes; the landscape plan should be revised
accordingly.
Four-foot tall closed vision fencing is depicted adjacent to internal common areas and
pathways.
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.
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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 in accord with UDC 11-3A-15 as proposed.
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.
Waterways: The Ridenbaugh Canal runs along the north boundary of this site; Council
previously approved a waiver for the canal to remain open and not be piped due to its large
capacity (H-2017-0020).
Floodplain: This site does not lie within the floodplain.
Building Elevations: The applicant has submitted photos of homes that will be similar to
those constructed in this subdivision (see Exhibit A.5). These photos all depict at least 2
different building materials and have stone veneer accents.
The applicant has confirmed that the proposed elevations are for 40-foot wide homes that will
fit on the proposed lots. All homes will have 12-18” eaves, which will require fire rated
construction if the eaves extend within 3 feet of the side yard property lines.
If 2-story homes are constructed on Lot 2, Block1; and Lots 2-11, Block 2 they will be highly
visible from S. Standing Timber Way, a collector street. Therefore, the rear elevations of 2-
story homes on these lots 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.
In summary, Staff recommends approval of the proposed development agreement
modification, rezone and preliminary plat requests for this site per the conditions listed in
Exhibit B of this report in accord with the findings contained in Exhibit D.
X. EXHIBITS
A. Drawings/Other
1. Vicinity/Zoning Map
2. Existing and Proposed Conceptual Development Plan & Staff Recommended Provision to be
Included in Amended Development Agreement
3. Proposed Preliminary Plat & Phasing Plan (dated: 11/15/17)
4. Proposed Landscape Plan (dated: 2/9/17) & Qualified Open Space Exhibit (dated 1/3/2018)
5. Conceptual Building Elevation Photos
B. Agency & Department Comments/Conditions
C. Legal Description for Rezone Boundary & Exhibit Map
D. Required Findings from Unified Development Code
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A. Drawings
1. Vicinity/Zoning Map
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Exhibit A.2: Existing & Proposed Conceptual Development Plan & Staff Recommended Provision to be Included
in Amended Development Agreement
Add the following provision to the Development Agreement: “The 10-foot wide multi-use pathway along S.
Meridian Rd./SH 69 shall be extended off-site to the north approximately 40 feet and connect to the
existing multi-use pathway with approval of the adjacent property owner and/or the Idaho Transportation
Department, as applicable.”
EXISTING
PROPOSED
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Exhibit A.3: Proposed Preliminary Plat & Phasing Plan (dated: 11/15/17)
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Exhibit A.4: Proposed Landscape Plan (dated: 2/9/17) & Qualified Open Space Exhibit (dated 1/3/2018)
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Exhibit A.5: Conceptual Building Elevation Photos
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EXHIBIT B - AGENCY & DEPARTMENT COMMENTS/CONDITIONS
1. PLANNING DEPARTMENT
1.1 Site Specific Conditions of Approval
1.1.1 The preliminary plat included in Exhibit A.3, dated 11/15/17, is approved subject to the following
changes:
a. Block 1 exceeds the maximum block length standard of 1,000 with provision of a pathway as set forth
in UDC 11-6C-3F; Council approval of the proposed block length of 1,150+/- feet is required.
b. Modify the plat in accord with condition #1.1.2i below.
c. Reduce the depth of Lots 35 and 36, Block 1 to allow for a wider street buffer along S. Meridian
Rd./SH 69 to accommodate the noise abatement requirements listed in UDC 11-3H-4D.
1.1.2 The landscape plan included in Exhibit A.4, dated 2/9/17, shall be revised as follows:
a. Provide noise abatement within the street buffer adjacent to the state highway consisting of a 10-foot
tall berm and sound attenuating wall in accord with the standards listed in UDC 11-3H-4D; depict a
cross-section on the plans that demonstrates compliance. (Note: A fence does not qualify as a wall.)
b. Depict landscaping within Lot 27, Block 1 in accord with UDC 11-3G-3E and 11-3B-11C (as
applicable).
c. Depict minimum 5-foot wide landscape strips along the multi-use pathways along S. Meridian
Rd./SH 69 and along the Ridenbaugh Canal with landscaping as set forth in UDC 11-3B-12C.
d. Depict fencing along the Ridenbaugh Canal (between the pathway landscaping and the canal) in
accord with the standards listed in UDC 11-3A-6C. Fencing shall be open vision at least 6 feet in
height and having an 11-gauge, 2 inch (2”) mesh or other construction, equivalent in ability to deter
access to the canal and shall be securely fastened at its base.
e. Depict fencing along the north boundary of the building lots in Block 1 adjacent to the multi-use
pathway as set forth in UDC 11-3A-7A.7. Six-foot tall closed vision material is not allowed.
f. Depict driveways across the landscape strip on the west side of the common driveway on Lot 26,
Block 1 for access to Lots 28-30; or, remove the landscape strip entirely.
g. Depict a concrete pad at the end of the common driveway on Lot 26, Block 1 no more than 5 feet
behind the sidewalk that is of sufficient area to accommodate the receptacles of the residences that
take access from the common driveway per requirement of Republic Services unless otherwise
waived by Republic Services.
h. Relocate the pathway connection on Lot 16, Block 3 that runs between Lots 15 & 17 and instead
extend the pathway further to the east with a connection between Lots 3 & 4 to S. Natural Way or
north to Sicily in the vicinity of Lots 8 and 9.
i. Remove the detail for the 6-foot tall 2-rail wrought iron fencing if it’s not actually proposed on the
site.
1.1.4 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-6C and 11-3A-7.
1.1.6 A perpetual ingress-egress easement for the common driveway(s) proposed within this development 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.
1.1.7 A public pedestrian easement is required to be submitted for the multi-use pathways on this site (and off-
site) unless the pathway will be located within the right-of-way, in which case it should be covered under
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a pedestrian easement with ACHD and/or ITD as applicable. This easement(s) shall be submitted to the
Planning Division prior to submittal of the final plat for City Engineer signature.
1.1.8 Submit an exhibit with the final plat application that depicts the setbacks, fencing, building envelope, and
orientation of the lots and structures accessed by a common driveway. The driveway(s) for adjacent lots
i.e. Lots 25 and 31, Block 1) that meet the minimum street frontage requirement but aren’t taking access
via the common driveway should be located on the opposite side of the shared property line away from
the common driveway and shown on the exhibit accordingly.
1.1.9 Submit a recorded easement from the adjacent property owner of Parcel #S1130234045 for the temporary
Fire Department turnaround with the final plat application that contains more than 30 building lots; unless
an access is constructed from the east via E. Mona Lisa Street with the development of Caven Ridge
Estates East Subdivision No. 1, which may satisfy the Fire Department’s requirements for emergency
access.
1.1.10 The rear and/or side elevations of 2-story homes on Lot 2, Block 1; and Lots 2-11, Block 2 that face S.
Standing Timber Way 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.
1.1.11 Raised curbing shall be added where the pedestrian walkway is proposed to the common area on Lot 27,
Block 1 along the east side of the common driveway on Lot 26, Block 27 to protect the safety of
pedestrians.
1.2 General Conditions of Approval
1.2.1 Comply with all bulk, use, and development standards of the R-15 zoning districts listed in UDC Table
11-2A-7.
1.2.2 Comply with all provisions of 11-3A-3 with regard to access to streets.
1.2.3 Construct on-street bikeways on all collector streets as set forth in UDC 11-3A-5.
1.2.4 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set forth in
UDC 11-3A-6.
1.2.5 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A-15, UDC
11-3B-6 and MCC 9-1-28.
1.2.6 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
1.2.7 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J.
1.2.8 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3C-6 for single-
family dwellings.
1.2.9 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B-7C.
1.2.10 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-11C.
1.2.11 Construct all parkways consistent with the standards as set forth in UDC 11-3A-17E, 11-3G-3B5 and 11-
3B-7C.
1.2.12 Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3, including
but not limited to cul-de-sacs, alleys, driveways, common driveways, easements, blocks, street buffers,
and mailbox placement.
1.2.13 Protect any existing trees on the subject property that are greater than four-inch caliper and/or mitigate for
the loss of such trees as set forth in UDC 11-3B-10.
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1.2.14 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle.
1.3 Ongoing Conditions of Approval
1.3.1 The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets the
standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth in UDC 11-
3B-5, UDC 11-3B-13 and UDC 11-3B-14.
1.3.2 All common open space and site amenities shall be maintained by an owner's association as set forth in
UDC 11-3G-3F1.
1.3.3 The project is subject to all current City of Meridian ordinances and previous conditions of approval
associated with this site.
1.3.4 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a minimum
height of six feet above the ground or sidewalk surface to afford greater visibility of the area.
1.3.5 The applicant shall have an ongoing obligation to maintain all pathways.
1.3.6 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set forth in
UDC 11-3A-11.
1.3.7 The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping and
constructed features within the clear vision triangle consistent with the standards in UDC 11 -3A-3.
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.
2.2 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
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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 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 did not submit comments 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.
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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 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.
4.4 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.
4.5 Provide signage (“No Parking Fire Lane”) for all fire lanes in accordance with International Fire Code
Sections 503.4 & D103.6.
4.6 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth in
International Fire Code Section 304.1.2.
4.7 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.
4.8 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. The applicant shall provide a stub
street to the property to the south.
4.9 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 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 segment of the City’s multi-use pathway system is required to be constructed along the south side of
the Ridenbaugh Canal as depicted on the Pathways Master Plan; coordinate the construction of the
pathway with the Park’s Department.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 Site Specific Conditions of Approval
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7.1.1 Submit a revised preliminary plat showing the redesigned roadway for review and approval prior to
ACHD’s signature on the first final plat.
7.1.2 Submit a road trust deposit in the amount of $8,250 for the future traffic signal at the intersection of
Rumpel Lane / Harris Street and SH-69.
7.1.3 Correct deficiencies or replace deteriorated facilities on Standing Timber Way abutting the site.
7.1.4 Provide ADA compliant pedestrian ramps on the east and west side of Standing Timber Way for the 10-
foot wide pedestrian pathway proposed to cross south of the Ridenbaugh Canal.
7.1.5 Construct all local streets as 33-foot street sections, with rolled curb, gutter, a 6-foot wide parkway strip
and 5-foot wide concrete sidewalk. Dedicate 37-feet of right-of-way for the roadway improvements and
provide a permanent sidewalk easement encompassing the entire area between the right-of-way line and
2-feet behind the back edge of the sidewalk.
7.1.6 Provide ADA compliant pedestrian ramps for the 5-foot wide pedestrian pathway proposed to cross Sicily
Drive at Lot 16 Block 1 and Lot 16 Block 3.
7.1.7 Stub Pattern Way to the southern property line, located approximately 290-feet east of Meridian Road
measured centerline-to-centerline), and provide a temporary cul-de-sac at the terminus. The turnaround
should be a paved and be the dimensional requirements of a standard cul-de-sac.
7.1.8 Dedicate right-of-way extending to the property line at the south and west sides of the intersection of
Palermo Drive and Natural Way.
7.1.9 Install a sign at the terminus of Pattern Way, Palermo Drive and Natural Way stating that, "THIS ROAD
WILL BE EXTENDED IN THE FUTURE.”
7.1.10 Direct lot access is prohibited to Standing Timber Way and shall be noted on the final plat.
7.1.11 Payment of impact fees is due prior to issuance of a building permit.
7.1.12 Comply with all Standard Conditions of Approval.
7.1.13 Standard Conditions of Approval
7.1.14 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).
7.1.15 Private Utilities including sewer or water systems are prohibited from being located within the ACHD
right-of-way.
7.1.16 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.
7.1.17 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.
7.1.18 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.
7.1.19 All utility relocation costs associated with improving street frontages abutting the site shall be borne by
the developer.
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EXHIBIT A
22 -
7.1.20 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.
7.1.21 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.
7.1.22 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.
7.1.23 Construction, use and property development shall be in conformance with all applicable requirements of
ACHD prior to District approval for occupancy.
7.1.24 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.
7.1.25 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.
Meridian City Council Meeting Agenda March 6, 2018 – Page 303 of 605Meridian City Council Meeting Agenda April 17, 2018 – Page 369 of 491
EXHIBIT A
23 -
C. Legal Description for Rezone Boundary & Exhibit Map (The Applicant withdrew the Rezone request
at the Commission hearing on January 4, 2018.)
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EXHIBIT A
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EXHIBIT A
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EXHIBIT A
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EXHIBIT A
27 -
D. Required Findings from Unified Development Code
1. Rezone Findings: (The Applicant withdrew the Rezone request at the Commission hearing on January 4,
2018.)
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 rezone the subject property from the R-8 to the R-15 zoning district in
order to develop single-family detached patio homes on the site at a gross density of 4.72 dwelling
units per acre, consistent with the associated MDR FLUM designation for this site. (See section VII
above for more information.)
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Staff finds that the proposed map amendment from the R-8 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;
Staff 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. Staff recommends that the
Commission and 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,
Staff 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).
This finding is not applicable as the application request is for a rezone, not annexation.
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 City Council finds that the proposed plat is in conformance with the Comprehensive plan if the
site is developed in accord with the conditions of approval in Exhibit B. (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 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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EXHIBIT A
28 -
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;
Based on comments from public service providers in Exhibit B, the City Council finds there is public
financial capability of supporting services for the proposed development. (See Exhibit B for more
detail.)
e. The development will not be detrimental to the public health, safety or general welfare; and
The City Council finds the proposed development will not be detrimental to the public health, safety
or general welfare based on testimony presented at the public hearing. 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 309 of 605Meridian City Council Meeting Agenda April 17, 2018 – Page 375 of 491
City Council Meeting
Meeting Date: April 17, 2018
Agenda Item Number: 6N
Project/File Number:
Item Title:
Fire Hose Testing Agreement with Firemark Equipment Testing Services
Meetina Notes
7M
Meridian Fire Department 33 E. Broadway Avenue, Suite #210 Meridian, ID 83642
Phone 208-888-1234 www.meridiancity.org
April 12, 2018
MEMORANDUM
TO: City Council & Mayor
CC: Chief Niemeyer and Division Chief Campbell
FROM: Chief Niemeyer
RE: Fire Hose Testing Agreement
Meridian Fire is requesting City Council to approve an agreement with Firemark Equipment
Testing Services to conduct physical inspections, pressure tests and provide test documentation
on our fire hose required by the National Fire Protection Association’s standard on hose testing.
The Fire Department does not have any qualified staff to conduct this testing process. Cost is .22
cents per foot for approximately 30,000 feet of hose with a not to exceed amount of $7,500.00.
Agreement has been reviewed by our Legal Department. We have sufficient funds in our
equipment maintenance budget line.
Meridian City Council Meeting Agenda April 17, 2018 – Page 377 of 491
Au iCi mm Tia Zwncgso IAC,
2018 FIRE HOSE TESTING AGREEMENT
This agreement is entered into by and between Firemark Equipment Testing Services, LLC (hereinafter known as, Firemark) a Limited Liability Company, doing .
business in and under the laws of the State of Idaho, and Meridian Fire Department, a municipal corporation, district or political subdivision of the Stale of Idaho
(hereinafter known as, Department).
Department hereby engages Firemark and Firemark agrees to conduct physical inspections, pressure tests and to provide test documentation on the fire
hoses of Department, according to the National Fire Protection Association 1962 Standard for the Inspection, Care, and Use, of Fire Hose, Couplings, and
Nozzles and the Service Testing of Fire Hose, 2008 edition (hereinafter known as, NFPA Standard).
a. Firemark shall conduct a physical inspection, prior to pressure testing, as specified in Section 4.5 of NFPA Standard. All hoses failing physical
inspection shall be tagged and removed from service, without being pressure tested. Department shall repair and be responsible for the service
testing of all hoses failing physical inspection.
b. Firemark shall conduct service pressure test in accordance with Chapter 4.8 of NFPA Standard. Service test pressure will be as specified in 4.8.2.1
of NFPA Standard, unless Department specifies lower service test pressure (See Department's Special Instructions). Firemark shall not test any
hoses higher than 400 psi, this being agreed with the Department by the signing of this agreement.
c. Firemark, within thirty - (30) days of completed service, shall deliver to Department final test documentation. Documentation provided on CD, to
include date of test, service test pressure, diameter, length, identification, test results as to each length of hose and a hard copy of summary reports
for all hoses,
d. Firemark shall provide hydrostatic equipment required to perform Department's hose test.
e. Department shall provide Firemark a suitable location for performance of the service test. The location shall include adequate water and electrical
source for Firemark's hydrostatic equipment, which water and electric power shall be provided by Department,
f. Department shall provide Firemark a suitable area for the storage of such hoses as may require drying. Firemark shall notify Department of hoses
that require drying,
g. Department shall make available to Firemark all hoses to be tested at the time and place established for the conduct of the service testing
procedures and shall disclose to Firemark any known defects or dangerous conditions therein.
h. Department will assemble any specially hose packs (i.e. grass packs, forestry packs) following testing by Firemark.
2. The service test to commence on April 30, 2018.
3. Based on the footage estimate provided to Firemark, Department agrees to pay Firemark 22 cents per foot, times 30,000 feet; with actual hose tested per
documentation being used for billing which may increase or decrease the rate per foot, with the maximum cost to Department not to exceed $7,500.00,
with the understanding that Firemark shall not test more than 35,000 feet. Full payment due upon delivery by Firemark of its final test documentation.
4. To the extent allowed by law, Department agrees to release and to defend, indemnify and hold Firemark harmless from any claims, liabilities, demands,
damages or actions for property damage, personal injury or death, and any claims incident thereto, including attorney fees and costs incurred in defense
thereof, arising out of or relating to the failure for any reason of any hose tested and certified by Firemark unless it can be established by clear and
convincing evidence that Firemark breached Its obligation to test said hose and accurately report the result thereof In accordance with the terms of this
contract and that said hose was not, as of the date tested, in fact capable of withstanding the standard test pressure established by the said NFPA
Standard when tested according to the procedures therein.
5. In the event of suitor litigation arising out of or relating to this agreement, the prevailing party in such action shall be entitled to recover judgment for Its
reasonable attorney fees as may be awarded by the Court in which such suit or action is tried, heard or decided, and any appeal there from.
6. Firemark will provide documentation in the following form: Hardcopy Summary Reports and CD with complete test documentation in Microsoft Excel
format.
7. _N/A_ (Initial to accept) If Initialed, Department requests Firemark to establish an initial Hose Records Management System (HRMS). This system will
be a manual based system In either notebook(binder) or Index card format, unless otherwise agreed upon. If accepted, there will be an additional
_N/A dollar fee. Details have been discussed with department prior to acceptance.
DEPARTMENT'S SPECIAL INSTRUCTIONS:
Dated this - — day o 2016 -
FIREMARK EQUIPMENT TESTINICES, LLC
' GS
- -/: Z &
4, /Z
Signature
Ron Lloyd, Mem r/ ner
Dated
FIREMARK COPY
AjXit —20 t8
U-RSPRESENTATIVE
cwr)6
City Council Meeting
Meeting Date: April 17, 2018
Agenda Item Number: 60
Project/File Number:
Item Title:
Award of Bid and Approval of Agreement to The Ewing Company for the "WELL 32 PUMPING FACILITY"
protect for a Not -To -Exceed amount of $805,823.00.
Meetinq Notes
AM
CONTRACT CHECKLIST
1.
PROJECT INFORMATION
Date: 2/5/2018
REQUESTING DEPARTMENT Public Works
Project Name:
Well 32 Pumping Facilities Construction
❑ On Time ❑ Accuracy of Construction Est
❑ 2
Project Manager: Dean Stacey
Contract Amount: $805,832
Contractor/Consultant/Design Engineer:
Ewing Company
Local of personnel
Is this a change order? Yes ❑ No ❑✓ Change Order No.
II. BUDGET INFORMATION (Project Manager to Complete)
III. Contract Type
Fund: 60
Budget Available (Purchasing attach report):
Department 3490
Yes ❑� No ❑
Construction ❑�
GL Account 96176
FY Budget: 2018
Task Order ❑
Project Number: 10014.11
Enhancement: Yes 0 No ❑
Professional Service ❑
Equipment ❑
Will the project cross fiscal years? Yes ❑
No Q
Grant ❑
IV. GRANT INFORMATION - to be completed only on Grant funded projects
Grant N: Wage Determination Received
N/A N/A
Wage Verification 10 Days prior to bid due date Debarment Status (Federal Funded)
N/A N/A
Print and Attach the determination Print, attach and amend bid by addendum (if changed) www.sam.gov Print and attach
V.
BASIS OF AWARD
BID
RFP / RFQ TASK ORDER
Award based on Low Bid
Highest Ranked Vendor Selected Master Agreement Category
(Bid Results Attached) Yes ❑✓ No ❑
(Ratings Attached) Yes ❑ No U Date MSA Roster Approved:
Typical Award Yes Q No ❑
If no please state circumstances and conclusion:
Date Award Posted: 4/4/2018
7 day protest period ends: April 10, 2018
VI.
CONTRACTOR / CONSULTANT REQUIRED INFORMATION
PW License PWC -C-12003
Expiration Date: 7/31/2018 Corporation Status Goodstanding
Insurance Certificates Received (Date):
4/11/2018 Expiration Date: 4/1/2019 Rating: A+
Payment and Performance Bonds Received (Date):
4/11/2018 Rating: A++
Builders Risk Ins. Req'd: Yes ❑
No Q If yes, has policy been purchased? N/A
(Only applicabale for projects above $1,000,000)
VII. TASK ORDER SELECTION (Project Manager to Complete)
Reason Consultant Selected ❑ 1
Performance on past projects
Check all that apply
❑ Quality of work ❑ On Budget
❑ On Time ❑ Accuracy of Construction Est
❑ 2
Qualified Personnel
❑ 3
Availability of personnel
❑ 4
Local of personnel
Description of negotiation process and fee evaluation:
e Radek
VIII. AWARD INFORMATION
Date Submitted to Clerk for Agenda: April 12, 2018 Approval Date y —��(- �� By:
Purchase Order No.: Date Issued: WHS submitted
(Only for PW Construction Projects)
NTP Date:
Contract Request Check] ist.5.24.2016. Final
Page 1
Memo
To: C. Jay Coles, City Clerk,
From: Keith Watts, Purchasing Manager
CC: Dean Stacey
Date: 4/12/2018
Re: April 17 th City Council Meeting Agenda Item
The Purchasing Department respectfully requests that the following item be placed on the
April 17 th City Council Consent Agenda for Council’s consideration.
Award of Bid and Approval of Agreement to The Ewing Company for the “WELL 32
PUMPING FACILITY” project for a Not-To-Exceed amount of $805,823.00.
Recommended Council Action: Award of Bid and Approval of Agreement To
The Ewing Company for the Not-To-Exceed amount of $805,823.00.
Thank you for your consideration.
City of Meridian
Purchasing Dept.
Meridian City Council Meeting Agenda April 17, 2018 – Page 382 of 491
CONTRACT FOR PUBLIC WORKS CONSTRUCTION
WELL 32 PUMPING FACILITY
PROJECT # 1OO14.G
THIS CONTRACT FOR PUBLIC WORKS CONSTRUCTION is made this 17th day
of April, 2018, and entered into by and between the City of Meridian, a municipal
corporation organized under the laws of the State ol ldaho, hereinafter reterred to as
"C|TY", 33 East Broadway Avenue, Meridian, ldaho 83642, and The Ewino Co.. lnc.,
hereinafter referred to as "CONTRACTOR", whose business address is and whose Public
Works Contractor License # is PWC-C-12003.
INTRODUCTION
Whereas, the City has a need for services involving well pumpinq facilitv
construction; and
WHEREAS, the Contractor is specially trained, experienced and competent
to perform and has agreed to provide such services;
NOW, THEREFORE, in consideration ol the mutual promises, covenants,
terms and conditions hereinafter contained, the parties agree as follows:
TERMS AND CONDITIONS
1. Scope of Work:
1.1 CONTRACTOR shall perform and furnish to the City upon execution of this
Contract and receipt of the City's written notice to proceed, all services and work,
and comply in all respects, as specified in the document titled "Scope of Work" a
copy of which is attached hereto as Exhibit "A" and incorporated herein by this
reference, together with any amendments that may be agreed to in writing by the
parties.
1.2 All documents, drawings and written work product prepared or produced by
the Contractor under this Agreement, including without limitation electronic data
liles, are the property ol the Contractor; provided, however, the City shall have the
right to reproduce, publish and use all such work, or any part thereof, in any
manner and for any purposes whatsoever and to authorize others to do so. lf any
such work is copyrightable, the Contractor may copyright the same, except that, as
to any work which is copyrighted by the Contractor, the City reserves a royalty{ree,
non-exclusive, and irrevocable license to reproduce, publish and use such work, or
any part thereof, and to authorize others to do so.
1.3 The Contractor shall provide services and work under this Agreement
consistent with the requirements and standards established by applicable federal,
state and city laws, ordinances, regulations and resolutions. The Contractor
WELL 32 PUMPING FAclLlrY page 1 of l4
Proiect 10014.G
Meridian City Council Meeting Agenda April 17, 2018 – Page 383 of 491
represents and warrants that it will perform its work in accordance with generally
accepted industry standards and practices for the profession or professions that
are used in performance of this Agreement and that are in effect at the time of
performance of this Agreement. Except for that representation and any
representations made or contained in any proposal submitted by the Contractor
and any reports or opinions prepared or issued as part ol the work performed by
the Contractor under this Agreement, Contractor makes no other warranties, either
express or implied, as part of this Agreement.
1 .4 Services and work provided by the Contractor at the City's request under this
Agreement will be performed in a timely manner in accordance with a Schedule of
Work, which the parties hereto shall agree to. The Schedule ol Work may be
revised from time to time upon mutual written consent of the parties.
2. Consideration
2.1 The Contractor shall be compensated on a Not-To-Exceed basis as provided
in Exhibit B "Payment Schedule" attached hereto and by reference made a part
hereol lor the Not-To-Exceed amount ol $805,823.00.
2.2 The Contractor shall provide the City with a monthly statement and
supporting invoices, as the work warrants, ol fees earned and costs incurred lor
services provided during the billing period, which the City will pay within 30 days of
receipt of a correct invoice and approval by the City. The City will not withhold any
Federal or State income taxes or Social Security Tax from any payment made by
City to Contractor under the terms and conditions of this Agreement. Payment of
all taxes and other assessments on such sums is the sole responsibility of
Contractor.
2.3 Except as expressly provided in this Agreement, Contractor shall not be
entitled to receive from the City any additional consideration, compensation, salary,
wages, or other type of remuneration for services rendered under this Agreement
including, but not limited to, meals, lodging, transportalion, drawings, renderings or
mockups. Specifically, Contractor shall not be entitled by virtue ol this Agreement
to consideration in the form ol overtime, health insurance benefits, retirement
benefits, paid holidays or other paid leaves ol absence ol any type or kind
whatsoever.
3. Term:
3.1 This agreement shall become effective upon execution by both parties, and
shall expire upon (a) completion of the agreed upon work, (b) or unless sooner
terminated as provided in Sections 3.2, 3.3, and Section 4 below or unless some
other method or time ol termination is listed in Exhibit A.
3.2 Should Contractor delault in the performance of this Agreement or materially
breach any of its provisions, City, at City's option, may terminate this Agreement by
giving written notification to Contractor.
WELL 32 PUMPING FACILITY page 2 of 14
Project 100'14.G
Meridian City Council Meeting Agenda April 17, 2018 – Page 384 of 491
3.3 Should City fail to pay Contractor all or any part of the compensation set forth
in Exhibit B o{ this Agreement on the date due, Contractor, at the Contractor's
option, may terminate this Agreement il the failure is not remedied by the City
within thirty (30) days from the date payment is due.
4. Liquidated Damages:
Substantial Completion shall be accomplished within 150 (one hundred fifty)
calendar days lrom Notice to Proceed. This project shall be considered
Substantially Complete when the Owner has full and unrestricted use and benefit
of the facilities, both from an operational and safety standpoint, and only minor
incidental work, corrections or repairs remain for the physical completion of the
total contract. Contractor shall be liable to the City lor any delay beyond this time
period in the amount o1 $300.00 (three hundred dollars) per calendar day. Such
payment shall be construed to be liquidated damages by the Contractor in lieu of
any claim or damage because of such delay and not be construed as a penalty.
Upon receipt ot a Notice to Proceed, the Contractor shall have 180 (one hundred
eighty) calendar days to complete the work as described herein. Contractor shall
be liable to the City lor any delay beyond this time period in the amount of $300.00
(three hundred dollars) per calendar day. Such payment shall be construed to be
liquidated damages by the Contractor in lieu of any claim or damage because of
such delay and not be construed as a penalty. See Milestones listed in the
Payment Schedule for Substantial Completion.
5. Termination:
5.1 lf , through any cause, CONTRACTOR, its off icers, employees, or agents fails
to lulf ill in a timely and proper manner its obligations under this Agreement, violates
any of the covenants, agreements, or stipulations of this Agreement, falsifies any
record or document required to be prepared under this agreement, engages in
fraud, dishonesty, or any other act ol misconduct in the performance o{ this
contract, or il the City Council determines that termination of this Agreement is in
the best interest of CITY, the CITY shall thereupon have the right to terminate this
Agreement by giving written notice to CONTRACTOR of such termination and
specifying the elfective date thereol at least fifteen (15) days before the effective
date of such termination. CONTRACTOR may terminate this agreement at any
time by giving at least sixty (60) days notice to CITY.
ln the event of any termination of this Agreement, all finished or unfinished
documents, data, and reports prepared by CONTRACTOR under this Agreement
shall, at the option of the CITY, become its property, and CONTRACTOR shall be
entitled to receive just and equitable compensation lor any work satisfactorily
complete hereunder.
5.2 Notwithstanding the above, CONTRACTOR shall not be relieved of liability to
the CITY {or damages sustained by the CITY by virtue of any breach of this
WELL 32 PUMPING FACILITY page 3 of '14
Project 1 0014.G
Meridian City Council Meeting Agenda April 17, 2018 – Page 385 of 491
Agreement by CONTRACTOR, and the CITY may withhold any payments to
CONTRACTOR for the purposes ol set-ofl until such time as the exact amount of
damages due the CITY from CONTRACTOR is determined. This provision shall
survive the termination of this agreement and shall not relieve CONTRACTOR oI
its liability to the CITY for damages.
6. lndependentContractor:
6..1 ln all matters pertaining to this agreement, CONTRACTOR shall be acting as
an independent contractor, and neither CONTRACTOR nor any officer, employee
or agent of CONTRACTOR will be deemed an employee of CITY. Except as
expressly provided in Exhibit A, Contractor has no authority or responsibility to
exercise any rights or power vested in the City and therefore has no authority to
bind or incur any obligation on behalf of the City. The selection and designation of
the personnel o{ the CITY in the performance of this agreemenl shall be made by
the CITY.
6.2 Contractor, its agents, officers, and employees are and at all times during the
term of this Agreement shall represent and conduct themselves as independent
contractors and not as employees ol the City.
6.3 Contractor shall determine the method, details and means ol perlorming the
work and services to be provided by Contractor under this Agreement. Contractor
shall be responsible to City only lor the requirements and results specilied in this
Agreement and, except as expressly provided in this Agreement, shall not be
subjected to City's control with respect to the physical action or activities oJ
Contractor in f ulf illment of this Agreement. lf in the performance of this Agreement
any third persons are employed by Contractor, such persons shall be entirely and
exclusively under the direction and supervision and control of the Contractor.
7. Sub-Contractors:
Contractor shall require that all ol its sub-contractors be licensed per State ol ldaho
Statute # 54-1901
8. Removal of Unsatisfactory Employees:
The Contractor shall only f urnish employees who are competent and skilled for work
under this contract. lf, in the opinion of the City, an employee of the Contractor is
incompetent or disorderly, refuses to perform in accordance with the terms and
conditions of the contract, threatens or uses abusive language while on City
property, or is otherwise unsatisfactory, that employee shall be removed from all
work under this contract.
WELL 32 PUMPING FACILIry
Project 10014.G
page 4 of '14
Meridian City Council Meeting Agenda April 17, 2018 – Page 386 of 491
9. lndemnification and lnsurance:
9.1 CONTRACTOR shall indemnify and save and hold harmless CITY and it's
elected oflicials, officers, employees, agents, and volunteers from and lor any and
all losses, claims, actions, judgments for damages, or injury to persons or property
and losses and expenses and other costs including litigation costs and attorney's
fees, arising out of, resulting from, or in connection with the performance of this
Agreement by the CONTRACTOR, its servants, agents, o{ficers, employees,
guests, and business invitees, and not caused by or arising out of the tortious
conduct ol CITY or its employ ees. CONTRACTOR shall m aintain. and specilicallv
aorees th at it will maintain. throuqhout the te rm of this Aqreement. liabilitv
insurance. in which the CITY shall be n amed an additional insured in the minimum
amounts as {ollow: General Liabil ity One lvlillion Dollars ($1,000,000) per incident
or occurrence, Automobile Liability lnsurance One tvlillion Dollars (g.l ,000,000) per
incident or occurrence and Workers' Compensation lnsurance, in the statutory
limits as required by law.. The limits of insurance shall not be deemed a limitation
of the covenants to indemnify and save and hold harmless CITY; and if CITY
becomes liable for an amount in excess of the insurance limits, herein provided,
CONTRACTOR covenants and agrees to indemnify and save and hold harmless
CITY from and for all such losses, claims, actions, or judgments lor damages or
injury to persons or property and other costs, including litigation costs and
attorneys' fees, arising out of, resulting from , or in connection with the
performance of this Agreement by the Contractor or Contractor's officers, employs,
agents, representatives or subcontractors and resulting in or attributable to
personal injury, death, or damage or destruction to tangible or intangible property,
including use ol. CONTRACTOR shall provide CITY with a Certificate of
lnsurance, or other proof of insurance evidencing CONTRACTOR'S compliance
with the requirements of this paragraph and file such proof of insurance with the
CITY at least ten (1 0) days prior to the date Contractor begins per{ormance of it's
obligations under this Agreement. ln the event the insurance minimums are
changed, CONTRACTOR shall immediately submit proof of compliance with the
changed limrts. Evidence ol all insurance shall be submitted to the City Purchasing
Agent with a copy to Meridian City Accounting, 33 East Broadway Avenue,
Ir/eridian, ldaho 83642.
9.2 lnsurance is to be placed with an ldaho admitted insurer with a Best's rating
o1 no less than A-.
9.3 Any deductibles, self-insured retention, or named insureds must be declared
in writing and approved by the City. At the option of the City, either: the insurer
shall reduce or eliminate such deductibles, self-insured retentions or named
insureds; or the Contractor shall provide a bond, cash or letter ol credit
guaranteeing payment of losses and related investigations, claim administration
and defense expenses.
9.4 To the extent of the indemnity in this contract, Contractor's lnsurance
coverage shall be primary insurance regarding the City's elected officers, olficials,
employees and volunteers. Any insurance or self-insurance maintained by the City
WELL 32 PUMPING FACILITY
Project 10014.G
page5ofl4
Meridian City Council Meeting Agenda April 17, 2018 – Page 387 of 491
or the City's elected officers, officials, employees and volunteers shall be excess of
the Contractor's insurance and shall not contribute with Contractor's insurance
except as to the extent of City's negligence.
9.5 The Contractor's insurance shall apply separately to each insured against
whom claim is made or suit is brought, except with respect to the limits of the
insurer's liability.
9.6 All insurance coverages lor subcontractors shall be sublect to all ol the
insurance and indemnity requirements stated herein.
9.7 The limits of insurance described herein shall not limit the liability of the
Contractor and Contractor's agents, representatives, employees or subcontractors.
10. Time is of the Essence:
The parties hereto acknowledge and agree that time is strictly of the essence with
respecl to each and every term, condition and provision hereof , and that the fallure
to timely perform any of the obligations hereunder shall constitute a breach of , and
a delault under, this Agreement by the party so lailing to perform.
11. Bonds:
Payment and Performance Bonds are required on all Public Works lmprovement
Projects per the ISPWC and the City ol tr/eridian Supplemental Specifications &
Drawings to the ISPWC, which by this reference are made a part hereof.
Contractor is required to lurnish faithlul performance and payment bonds in the
amount of 100% o{ the contract price issued by surety licensed to do business in
the State of ldaho with a Best's rating of no less than A-. ln the event that the
contract is subsequently terminated for failure to perform, the contractor and/or
surety will be liable and assessed lor any and all costs for the re-procurement of the
contract services.
12. Warranty:
All construction and equipment provided under this agreement shall be warranted
for 2 years lrom the date ol the City of Meridian acceptance per the ISPWC and the
IVleridian Supplemental Specilications & Drawings to the ISPWC and any
modifications, which by this reference are made a part hereof.
All items lound to be defective during a warranty inspection and subsequently
corrected will require an additional two (2) year warranty from the date o{ City's
acceptance ol the corrected work.
13. Changes:
The CITY may, lrom time to time, request changes in the Scope of Work to be
performed hereunder. Such changes, including any increase or decrease in the
WELL 32 PUMPING FAClLlry page 6 of 14
Project 10014.G
Meridian City Council Meeting Agenda April 17, 2018 – Page 388 of 491
amount of CONTRACTOR'S compensation, which are mutually agreed upon by and
between the CITY and CONTRACTOR, shall be incorporated in written
amendments which shall be executed with the same lormalities as this Agreement.
14- Taxes:
The City of ltleridian is exempt lrom Federal and State taxes and will execute the
required exemption certificates for items purchased and used by the City. ltems
purchased by the City and used by a contractor are subject to Use Tax. All other
taxes are the responsibility of the Contractor and are to be included in the
Contractor's Bid pricing.
15. Meridian StormwaterSpecifications:
All construction projects require either a Storm Water Pollution Prevention Plan
(SWPPP) or an erosion sediment control plan (ESCP) as specified in the City of
It/eridian Construction Stormwater Management Program (CSWIUP) manual. The
CSW[/P manual containing the procedures and guidelines can be found at this
address htto://www. meridiancitv.oro envr ronmental.aspx?id=1 361 B.
Contractor shall retain all stormwater and erosion control documentation generated
on site during construction including the SWPPP manual, field inspections and
amendments. Prior to linal acceptance of the job by the City the contractor shall
return the field SWPPP manual and field inspection documents to the City for
review. A completed Contractor Request to File Project N.O.T. with the EPA form
shall be provided to the City with the documents. These documents shall be
retained, reviewed and approved by the City prior to f inal acceptance of the project.
16. ACHD:
Contractor shall be responsible for coordinating with the City to obtain appropriate
ACHD permit(s) and will reimburse the City for fees, fines, or penalties City incurs
due to Contractor's violation of any ACHD policy. City shall certify to ACHD that
Contractor is authorized to obtain a Temporary Highway and Right-ol-Way Use
Permit from ACHD on City's behalf. The parties acknowledge and agree that the
scope of the agency granted by such certification is limited to, and conterminous
with, the term and scope of this Agreement.
17. Reports and lnformation:
17.1 At such times and in such forms as the CITY may require, there shall be
furnished to the CITY such statements, records, reports, data and information as
the CITY may request pertaining to matters covered by this Agreement.
17.2 Contractor shall maintain all writings, documents and records prepared or
compiled in connection with the performance of this Agreement lor a minimum of
lour (4) years from the termination or completion of this or Agreement. This
includes any handwriting, typewriting, printing, photo static, photographic and every
WELL 32 PUI\ilPING FACILITY
Project 10014.G
page 7 of 14
Meridian City Council Meeting Agenda April 17, 2018 – Page 389 of 491
other means o, recording upon any tangible thing, any form oJ communication or
representation including letters, words, pictures, sounds or symbols or any
combination thereof .
18. Audits and lnspections:
At any time during normal business hours and as olten as the CITY may deem
necessary, there shall be made available to the CITY for examination all of
CONTRACTOR'S records with respect to all matters covered by this Agreement.
CONTRACTOR shall permit the CITY to audit, examine, and make excerpts or
transcripts from such records, and to make audits of all contracts, invoices,
materials, payrolls, records of personnel, conditions of employment and other data
relating to all matters covered by this Agreement.
19. Publication, Reproduction and Use of Material:
No material produced in whole or in part under this Agreement shall be subject to
copyright in the United States or in any other country. The CITY shall have
unrestricted authority to publish, disclose and otherwise use, in whole or in part, any
reports, data or other materials prepared under this Agreement.
20. Equal Employment Opportunity:
ln perlorming the work herein, Contractor agrees to comply with the provisions of
Title Vl and Vll of the Civil Rights Act, Revenue Sharing Act Title 31, U.S. Code
Section 2176. Specifically, the Contractor agrees not to discriminate against any
employee or applicant for employment because of race, color, religion, sex, national
origin, age, political affiliation, marital status, or handicap. Contractor will take
aflirmative action during employment or training to insure that employees are
treated without regard to race, color, religion, sex, nalional origin, age, political
alfiliation, marital status, or handicap. ln performing the Work required herein,
CONTRACTOR shall not unlawfully discriminate in violation of any 1ederal, state or
local law, rule or regulation against any person on the basis ol race, color, religion,
sex, national origin or ancestry, age or disability.
21. Employment of Bona Fide ldaho Residents:
Contractor must comply with ldaho State Statute 44-1002 which states that the
Contractor employ ninety{ive percent (95%) bona fide ldaho residents.
22. Advice of Attorney:
Each party warrants and represents that in executing this Agreement. lt has
received independent legal advice from its attorney's or the opportunity to seek such
advice.
WELL 32 PUN,4PING FACILITY
Project 10014.c
pageBofl4
Meridian City Council Meeting Agenda April 17, 2018 – Page 390 of 491
23. Attorney Fees:
Should any litigation be commenced between the parties hereto concerning this
Agreement, the prevailing party shall be entitled, in addition to any other reliel as
may be granted, to court costs and reasonable attorneys'fees as determined by a
Court o{ competent jurisdiction. This provision shall be deemed to be a separate
contract between the parties and shall survive any default, termination or forfeiture
oJ this Agreement.
ll any part of this Agreement is held to be invalid or unenforceable, such holding will
not affect the validity or enforceability of any other part of this Agreement so long as
the remainder ol the Agreement is reasonably capable of completion.
25. Waiver of Default:
Waiver of default by either party to this Agreement shall not be deemed to be waiver
of any subsequent default. Waiver or breach of any provision of this Agreement
shall not be deemed to be a waiver ol any other or subsequent breach, and shall
not be construed to be a modification of the terms of this Agreement unless this
Agreement is modified as provided above.
This Agreement contains the entire agreement of the parties and supersedes any
and all other agreements or understandings, oral of written, whether previous to the
execution hereof or contemporaneous herewith.
It is expressly agreed and understood by the parties hereto, that CONTRACTOR
shall not have the right to assign, transfer, hypothecate or sell any of its rights under
this Agreement except upon the prior express written consent ol CITY.
28. Payment Request:
Payment requests shall be submitted to City of Meridian through the City's project
management soJtware. The Project Manager will compare the invoice against the
Payment Schedule in the Agreement lor compliance. Upon approval that the work
has been done and is in compliance with the Agreement, the Prolect Manager will
approve the pay request for processing. City of lvleridian payment terms are Net 30
from the date City receives a correct invoice. Final payment will not be released
until the City has received a tax release lrom the Tax Commission.
29. Cleanup:
Contractor shall keep the worksite clean and free lrom debris
WELL 32 PUMPING FACILIry
Project 10014.G
At completion ol
page 9 of 14
24. ConstructionandSeverability:
26. Entire Agreement:
27. Assignment:
Meridian City Council Meeting Agenda April 17, 2018 – Page 391 of 491
work and prior to requesting final inspection, the Contractor shall remove all traces
ol waste materials and debris resulting f rom the work. Final payment will not be
made il cleanup has not been performed.
30. Order of Precedence:
The order or precedence shall be the contract agreement, the lnvitation for Bid
document, then the winning bidders submitted bid document.
31. Compliance with Laws:
ln perlorming the scope of work required hereunder, CONTRACTOR shall comply
with all applicable laws, ordinances, and codes of Federal, State, and local
governments.
32.Applicable Law:
This Agreement shall be governed by and construed and enforced in accordance
with the laws of the State of ldaho, and the ordinances o{ the City of ltrleridian.
Notices:
Any and all notices required to be given by either ol the parties hereto, unless
otherwise stated in this agreement, shall be in writing and be deemed
communicated when mailed in the United States mail, certified, return receipt
requested, addressed as follows:
33.
CITY
City of lvleridian
Purchasing lvlanager
33 E Broadway Ave
l\4eridian, lD 83642
208-489-0417
CONTRACTOR
NATUE OF CONTRACTOR
Attn: John R. Ewing
1500 Eldorado, Ste. 4
Boise, lD 83704
Phone: 208-377-1500
Email: bids@ewingcompany.com
ldaho Public Works License #PWC-C-12003
Either party may change their address lor the purpose of this paragraph by giving
written notice of such change to the other in the manner herein provided.
34. Approval Required:
This Agreement shall not become eflective or binding until approved by the City of
lt/eridian.
WELL 32 PUMPING FACILITY
Prolecl 1 0014.G
page 10 of 14
Meridian City Council Meeting Agenda April 17, 2018 – Page 392 of 491
CITY OF MERIDIAN THE EWING ,COMPANY, INC.
BY: BY: i v '
TAMMY deWE YOR JOHN R. EWING, PRESIDENT
l(� !f y
Dated:____ ! lj Dated: V 0
Approved by Council: Ll �(
r
Attest:
C.JAY OLES a
Y CLERK
Purchasing Approval
BY:
KEITH ATTS, Purc acing Manager
Dated:: y11
Project Manager
Dean Stacey
WELL 32 PUMPING FACILITY
Project 10014.G
Depa e4Apr
BY:
W REN STE RT, City Engineer
Dated:: L /
page 11 of 14
EXH!BIT A
SCOPE OF WORK
REFER TO INVITATION TO BID PW-l827-10014.G
ALL ADDENDUMS, ATTACHMENTS, AND EXHIBITS included in the
lnvitation to Bid Package # PW-1827-10014.G, are by this reference
made a part hereof.
SPECIFICATIONS i SCOPE OF WORK
All construction work shall be done in accordance with the current version
of the ldaho Standards for Public Works Construction (ISPWC), the 2013
City of Atleridian Supplemental Specifications to the ISPWC (and any
Addendums).
See separate attached documents:
Plans - WELL NO. 32 PUIVPING FACILITY by Keller
Associates daled 12-5-2017 1oz pasesl
Technical Specifications by Keller Associates dated
December 2017
(406 pages)
WELL 32 PUMPING FACILITY
Projecl '10014.G
a
a
page 12 of 14
Meridian City Council Meeting Agenda April 17, 2018 – Page 394 of 491
A
Exhibit B
MILESTONE / PAYMENT SCHEDULE
Total and complete compensation for this Agreement shall not exceed
$805,823.00.
Milestone 1 Substantial Completion 150 Days f rom Notice to Proceed
[/ilestone 2 Final Completion 180 Days from Notice to Proceed
Contract includes lurnishing all labor, materials, equipment, and incidentals as required for the
WELL 32 PUMPING FACILITY - Construction per IFB PW-1827-10014.G
NOT TO EXCEED CONTRACT TOTAL $805-823J0
Contracl is a not to exceed amounl. Line ilem pricing below will be used lor invoice verilicalion and any
additional increases or decreases in work requested by cily. The Cily will pay the contractor based on
actual quantities ol each ilem ol work in accordance with the contract documents.
Item No.Description Quantity Unil Unit Price
Mobiliation/General Requirements 1 LS $64,350
C1 Detention Pond 1 LS $19,800
c2 Valve Vault - Structure 1 LS $7,449
Manholes 1 LS $8,928
C4 Site Concrete and Pavino 1 LS $32,767
C5 lvliscellaneous Site Work 1 LS $o
tro Yard Pipinq and Valves 1 LS $69,981
bl Foundation 1 LS $23,962
QC CIVIU 1 LS $28,599
QA
1 LS $4,727
S4 Doors 1 LS $13,761
S5 Skylights 1 LS $1 1,978
S6 lvliscellaneous Structural/Architectural 1 LS $56,1 99
l\,4'1 lnterior Mechanical Piping/Valves 1 LS $33,098
M2 Well Pump 1 LS $57,459
M3 Well Pum p Motor 1 LS $19,894
[,44 Well Pump Column 1 LS $19,591
NT5 C h lorin e Tank 1 LS $2,530
tvt6 Chlorine Pum 1 LS $5,720
WELL 32 PUMPING FACILIry
Projecl 1 0014.G
page13of14
MILESTONE DATES/SCHEDULE
PRICING SCHEDULE
Contract Pricing Schedule
Roof
Meridian City Council Meeting Agenda April 17, 2018 – Page 395 of 491
IVIPl Trench Drains, Sinks, Shower, Etc .l LS $27,260
[,4H1 HVAC .l LS $,6+5sO
E1 Site Electrical 1 LS $6,600
E2 Generator 1 LS $76,534
E3 Transfer Switch 1 LS $8,666
E4 Main Switch Board 1 LS $32,450
E5 Miscellaneous Electrical 1 LS $48,950
I lnstrumentation and Controls 1 LS $61,050
d3,fza
e
WELL 32 PUMPING FACILITY
Project 10014.G
page 14 ot 14
Meridian City Council Meeting Agenda April 17, 2018 – Page 396 of 491
City Council Meeting
Meeting Date: April 17, 2018
Agenda Item Number: 6P
Project/File Number:
Item Title:
AP Invoices for Payment 4/18/18 - $1,958,434.70
Meetina Notes
City Of Meridian
Invoices Selected for Payment - Invoices for Payment - Amie
Code
Fund
Fund Title Vendor Name Invoice/Credit Description Invoice Amount
01 General Fund A-1 STAMP & MABEL'S LABELS Name plate, badge for Shandy, name plate wall holder
for Max
8.00
01 General Fund ADA COUNTY PROSECUTOR Release of Interest in 2005 Mercedes 2,300.00
01 General Fund AIR FILTER SUPERSTORE WHOLESALE
LLC
air filters for MYB - qty 6 42.00
01 General Fund AMERICAN CONSTRUCTION SUPPLY &core bit for ADA repairs - qty 1 202.00
01 General Fund AMERICAN CONSTRUCTION SUPPLY &core bit for ADA upgrades - qty 1 85.00
01 General Fund AMERICAN MECHANICAL CORP 220/Prev Mtnc A/C @ FSC 130.00
01 General Fund AMERICAN MECHANICAL CORP 220/Prev Mtnc A/C @ Station #1 396.30
01 General Fund AMERICAN MECHANICAL CORP 220/Prev Mtnc A/C @ Station #2 260.00
01 General Fund AMERICAN MECHANICAL CORP 220/Prev Mtnc A/C @ Station #3 260.00
01 General Fund AMERICAN MECHANICAL CORP 220/Prev Mtnc A/C @ Station #4 260.00
01 General Fund AMERICAN MECHANICAL CORP 220/Prev Mtnc A/C @ Station #5 260.00
01 General Fund AMERICAN MECHANICAL CORP 220/repair tube heater in bay 449.25
01 General Fund AMERICAN SOC LANDSCAPE ARCHITE ASLA Membership, S. Siddoway, 6/1/18-5/31/19 440.00
01 General Fund AMY MERRILL Instructor Fee-Ballet, Hip Hop, Lyrical
Jazz,Qty35-3/1-22/18
1,032.00
01 General Fund ARCHIE FROST Per Diem, A. Frost, FDIC Conference, Indianapolis IN,
4/22/1
297.00
01 General Fund ASSOC OF IDAHO CITIES Registration, R. Simison, 2018 Spring District Mtg,
Nampa ID
35.00
01 General Fund AUTOMATIC RAIN CO DBA HORIZON small engine parts - qty 10 36.59
01 General Fund AXON ENTERPRISE INC Taser Simulation Cartridges for Training - Qty 100 2,700.00
01 General Fund BATTERIES PLUS Jump Box for CID 105.90
01 General Fund BERRY ELECTRICAL SERVICES, INC.18-0098, Lamp, Ballast, Photo Cell on Pole 29830B,
3/22/18
196.00
01 General Fund BERRY ELECTRICAL SERVICES, INC.18-0098, Lamp, Ballast, Photo Cell on Pole 40805C,
3/22/18
196.00
01 General Fund BERRY ELECTRICAL SERVICES, INC.18-0098, Lamp, Ballast, Photo Cell on Pole 40866C,
3/22/18
196.00
01 General Fund BERRY ELECTRICAL SERVICES, INC.18-0098, Lamp, Photo Cell, 3 Polaris Taps on Pole
29532B
339.55
01 General Fund BERRY ELECTRICAL SERVICES, INC.18-0098, Replace Lamp & Photo Cell on Pole 90B,
3/22/18
94.00
01 General Fund BERRY ELECTRICAL SERVICES, INC.18-0098, Replace Lamp & Photo Cell on Pole 91B,
3/22/18
94.00
01 General Fund BERRY ELECTRICAL SERVICES, INC.18-0098, Replaced Lamp & Photo Cell on Pole 5003B,
3/22/18
94.00
01 General Fund BERRY ELECTRICAL SERVICES, INC.18-0098, Replaced Lamp & Photo Cell on Pole 92B 94.00
Date: 4/12/18 02:25:02 PM Page: 1Meridian City Council Meeting Agenda April 17, 2018 – Page 398 of 491
City Of Meridian
Invoices Selected for Payment - Invoices for Payment - Amie
Code
Fund
Fund Title Vendor Name Invoice/Credit Description Invoice Amount
01 General Fund BERRY ELECTRICAL SERVICES, INC.18-0098, Replaced Lights to LED Lights on Poles 76 &
92
498.00
01 General Fund BERRY ELECTRICAL SERVICES, INC.18-0098, Wire, Conduit,J-Boxes,Fuses,Fuse
Holders-Pole29533B
1,041.35
01 General Fund BERRY ELECTRICAL SERVICES, INC.18-0098,Streetlight added antenas for Int.Gas 3/22/18 180.00
01 General Fund BLAKE CAMPBELL Per Diem, B. Campbell, FDIC Conference, Indianapolis
IN, 4/2
297.00
01 General Fund BOISE FITNESS EQUIPMENT Recumbent Bike, TV, TV Bracket & Install for City Hall
Gym
4,562.00
01 General Fund BOISE RIGGING SUPPLY Kleiner Park flagpole hardware - qty 44 18.88
01 General Fund BOLEN'S CONTROL HOUSE Toggle Switches for Trailer - Qty 2 11.80
01 General Fund BRENT BJORNSON Expense Report, B. Bjornson, 2018 EduCode
Conference, Las Ve
43.29
01 General Fund BRIGHT IDEAS LIGHTING COMPANY City Hall light repair 295.50
01 General Fund BRIGHT IDEAS LIGHTING COMPANY Old City Hall light repair 207.00
01 General Fund BROWNELLS Base Pads & Magazines for Glock 43 - Qty 16 398.75
01 General Fund BROWNELLS Mags,Glock Install Tool,Adapter
Kit,Sling,Stock,Swivel-Qty10
389.13
01 General Fund BRUNEEL TIRE OF MERIDIAN LLC Battery Isolation Switch and Battery for Unit # 128 259.79
01 General Fund BRUNEEL TIRE OF MERIDIAN LLC Battery Upgrade for Unit #151 95.85
01 General Fund BRUNEEL TIRE OF MERIDIAN LLC Coolant Connector Replacement for Unit # 143 70.29
01 General Fund BRUNEEL TIRE OF MERIDIAN LLC Oil change & Front Brake Pads & Rotors for Unit # 122 558.96
01 General Fund BRUNEEL TIRE OF MERIDIAN LLC Oil Change and Washer Fluid Reservoir for Unit # 141 245.26
01 General Fund BRUNEEL TIRE OF MERIDIAN LLC Oil Change for Unit # 142 65.00
01 General Fund BRUNEEL TIRE OF MERIDIAN LLC Oil Change for Unit # 158 55.00
01 General Fund BRUNEEL TIRE OF MERIDIAN LLC Oil Change for Unit # 161 57.99
01 General Fund BRUNEEL TIRE OF MERIDIAN LLC Oil Change, Tires, engine Oil Cooler Lines for Unit #524 814.77
01 General Fund BRUNEEL TIRE OF MERIDIAN LLC Oil Change,Front Brakes,Air
Filter,Radiator,T-stat-Unit140
1,494.79
01 General Fund BRUNEEL TIRE OF MERIDIAN LLC rec van Oil Change, Air Filter, Battery - Lic C17231 196.64
01 General Fund BRUNEEL TIRE OF MERIDIAN LLC Tires for Unit # 11 623.24
01 General Fund BRUNEEL TIRE OF MERIDIAN LLC Wiper Blades & Air Filter for Toyota Vin# 208425 35.91
01 General Fund BRUNEEL TIRE OF MERIDIAN LLC Wipers for Unit # 15 20.70
01 General Fund BUSY BEE SAND & GRAVEL, INC.Drain Rock for Kleiner Memorial Park 46.13
01 General Fund CAMPBELL SCIENTIFIC INC moisture/temperature sensor for weather sensor - qty 1 274.66
01 General Fund Campbell Tractor Co.Kleiner mower tire lug bolts - qty 5 9.20
01 General Fund Campbell Tractor Co.Mower Blades, Bolts, Lock Nuts for Mower 1600, 997 -
Qty 59
287.40
01 General Fund CHARLIE BUTTERFIELD Per Diem, C. Butterfield, 2018 Idaho Fire Chiefs Assoc
Conf,
243.00
Date: 4/12/18 02:25:02 PM Page: 2Meridian City Council Meeting Agenda April 17, 2018 – Page 399 of 491
City Of Meridian
Invoices Selected for Payment - Invoices for Payment - Amie
Code
Fund
Fund Title Vendor Name Invoice/Credit Description Invoice Amount
01 General Fund CHAVCO TREE & LANDSCAPE
SERVICES, INC.
18-0317 tree pruning at Settlers Park 8,862.00
01 General Fund CHEVRON AND TEXACO BUSINESS
CARD SERVICES
#7898226373, Pay City Fuel - March 2018 10,606.83
01 General Fund CHEVRON AND TEXACO BUSINESS
CARD SERVICES
#7898226399, March 2018 PD Fuel 10,430.03
01 General Fund CHIEF SUPPLY CORPORATION Maglite Flashlight Charger Cradle and LightUnit # 104 82.99
01 General Fund CHIEF SUPPLY CORPORATION Replacement Mag Lites With Chargers for Patrol Veh -
Qty 2
172.93
01 General Fund CHRISTOPHER VERKERK Per Diem, C. Verkerk, FDIC Conference, Indianapolis
IN, 4/22
297.00
01 General Fund CITY OF BOISE ATTORNEYS OFFICE 18-0084, City Prosecutor/Criminal Legal Services - Apr
2018
29,975.49
01 General Fund CITY OF BOISE IT COMMUNICATIONS ETS Monitoring for March 2018 146.26
01 General Fund CREATIVE DESIGNS PLUS INC City of Meridian sign cleaning - qty 2 2,000.00
01 General Fund D & B SUPPLY credit on tree swing - qty 1 (9.99)
01 General Fund D & B SUPPLY Dog Food for Dory - Qty 1 Bag 43.19
01 General Fund D & B SUPPLY rubber gloves to clean park restrooms x 2; tree swing
x 1
17.97
01 General Fund DENNIS DILLON POWER SPORTS Kleiner mule #6 repair 193.97
01 General Fund DISCOVERY BENEFITS 18-0157, COBRA/FSA Monthly Fees for March 2018 1,146.75
01 General Fund ELECTRICAL WHOLESALE SUPPLY CO 220/lightbulb St. 1, qty 3 14.46
01 General Fund ELECTRICAL WHOLESALE SUPPLY CO cord connectors, locknuts, cord-trailer winch electrical
box
32.09
01 General Fund ELECTRICAL WHOLESALE SUPPLY CO Junction Box for for Winch Wires on Trailer - Qty 1 15.86
01 General Fund ELECTRICAL WHOLESALE SUPPLY CO light bulbs for Kleiner bollards - qty 1 21.49
01 General Fund ELI DANIEL Per Diem, E. Daniel, Palo Alto Networks: Firewall 8.0,
Irvin
416.00
01 General Fund ERS, EMERGENCY RESPONDER
SERVICES, INC.
18-0160, Equipment for New Fleet #102 8,465.14
01 General Fund ERS, EMERGENCY RESPONDER
SERVICES, INC.
Install Lights & Sirens for Unit # 13 2,850.97
01 General Fund ERS, EMERGENCY RESPONDER
SERVICES, INC.
Replaced Weapon Mount for Unit # 100 248.00
01 General Fund ESP PRINTING & MAILING 'Welcome to Meridian' Promotional Books - Qty 3802 2,314.92
01 General Fund FAMILY TANG SOO DO Instructor Fee - Martial Arts for Kids,Qty5,
3/2/18-3/23/18
156.00
01 General Fund FASTENAL COMPANY bolts for Lanark Parks Shop - qty 20 12.01
01 General Fund FEDEX Background Packet sent to Out of State Applicant 41.83
01 General Fund GALL'S INC.Holster for Left Handed Concealment for 45 - Qty 1 39.99
Date: 4/12/18 02:25:02 PM Page: 3Meridian City Council Meeting Agenda April 17, 2018 – Page 400 of 491
City Of Meridian
Invoices Selected for Payment - Invoices for Payment - Amie
Code
Fund
Fund Title Vendor Name Invoice/Credit Description Invoice Amount
01 General Fund GALL'S INC.Streamlight TLR-1 Lights for Blueguns - Qty 2 225.98
01 General Fund GEM STATE PAPER & SUPPLY CO Butcher Wrap for Shipping - Qty 3 134.95
01 General Fund GOODE MOTOR FORD, LLC.18-0050, New Patrol Vehicle, Unit#102, Vin# A83559 28,956.49
01 General Fund GOSNEY MANAGEMENT, LLC.Instructor Payment - Mimic the Masters
3/1/18-3/22/18 qty 3
156.00
01 General Fund H.D. FOWLER COMPANY CW screen bearing for Settlers Park - qty 1 1,544.18
01 General Fund H.D. FOWLER COMPANY CW screen bearings for Settlers Park - qty 2 706.26
01 General Fund H.D. FOWLER COMPANY irrigation part for contracted site - qty 1 12.18
01 General Fund H.D. FOWLER COMPANY irrigation parts for Cox Monument - qty 6 155.90
01 General Fund H.D. FOWLER COMPANY irrigation parts for Settlers Park - qty 198 130.18
01 General Fund H.D. FOWLER COMPANY irrigation parts for Settlers Park pond - qty 4 14.72
01 General Fund H.D. FOWLER COMPANY irrigation valve boxes for Settlers Park - qty 2 32.18
01 General Fund HOME DEPOT CREDIT SERVICES concrete for ADA pads at Storey Bark Park - qty 4 15.00
01 General Fund HOME DEPOT CREDIT SERVICES hand shop vac, grout, grout mixer for ADA repairs -
qty 4
139.91
01 General Fund HOME DEPOT CREDIT SERVICES materials & tools for ADA repairs - qty 9 336.50
01 General Fund HOME DEPOT CREDIT SERVICES misc. tools & materials for ADA repairs - qty 26 231.01
01 General Fund HOME DEPOT CREDIT SERVICES miscellaneous tools for ADA repairs - qty 13 196.62
01 General Fund HOME DEPOT CREDIT SERVICES pumice stones for all parks - qty 12 29.88
01 General Fund HOME DEPOT CREDIT SERVICES sandpaper for Settlers Shop - qty 2 8.54
01 General Fund HOME DEPOT CREDIT SERVICES yellow spray paint for dugout foul poles - qty 14 55.72
01 General Fund I.C.R.M.P.ICRMP Insurance Premium, 10/1/17-9/30/18, 2nd
Payment
114,221.53
01 General Fund IDAHO HUMANE SOCIETY 18-0054, Animal Control Services - April 2018 31,761.00
01 General Fund IDAHO POWER 2203586629, Street Lights Power - February 2018 29,349.61
01 General Fund IDAHO POWER 2203586629, Street Lights Power - March 2018 28,127.24
01 General Fund IDAHO PRESS-TRIBUNE Legal Notice 382.45
01 General Fund IDAHO PRESS-TRIBUNE Legal Notices 314.67
01 General Fund IDAHO STATE POLICE Background Checks & Fingerprinting - March 2018 282.00
01 General Fund IDAHO STATE POLICE Fingerprinting & Background Checks - March 2018 259.00
01 General Fund IDAHO STATE TAX COMMISSION Sales Tax - March 2018 4,101.87
01 General Fund IDAHO STATESMAN 25 pack of job postings 3,750.00
01 General Fund IDAHO STATESMAN Credit for Support Specialist Ad That Wasn't Run (75.00)
01 General Fund INDEPENDENCE INDOOR SHOOTING 18-0266 Staff Shooting Range Membership - March
2018
4,257.00
01 General Fund INTERMOUNTAIN COMMUNICATIONS Portable Radio Repair, Ser# 205CHM3899 75.00
01 General Fund INTERMOUNTAIN COMMUNICATIONS Portable Radio Repair, Ser# 205CPG1110 75.00
01 General Fund INTERSTATE ALL BATTERY CENTER 18 volt battery rebuilds for Parks Shop 141.15
01 General Fund INTERSTATE ALL BATTERY CENTER Batteries for Aimpoint Optics on Rifles - Qty 4 12.60
01 General Fund INTERSTATE ALL BATTERY CENTER batteries for Lanark Parks Shop - qty 5 58.40
Date: 4/12/18 02:25:02 PM Page: 4Meridian City Council Meeting Agenda April 17, 2018 – Page 401 of 491
City Of Meridian
Invoices Selected for Payment - Invoices for Payment - Amie
Code
Fund
Fund Title Vendor Name Invoice/Credit Description Invoice Amount
01 General Fund INTERSTATE ALL BATTERY CENTER battery for pressure washer - qty 1 49.96
01 General Fund INTERSTATE ALL BATTERY CENTER trailer tester box parts - qty 2 50.70
01 General Fund INTERSTATE PLASTICS plexiglass for reservation signs & garden - qty 3 536.82
01 General Fund JAYKER WHOLESALE NURSERY Magnolia ac Butterflies Tree for Memorial Plaza- Qty 1 128.50
01 General Fund JAYKER WHOLESALE NURSERY Magnolia tree for B Bowles replacement from donation
to City
1.00
01 General Fund JAYKER WHOLESALE NURSERY plants for Kleiner ROH Memorial, Memorial Plaza,
parking lot
1,277.55
01 General Fund JAYKER WHOLESALE NURSERY plants for Settlers MYB parking lot - qty 30 734.00
01 General Fund JOE BONGIORNO Per Diem, J. Bongiorno, 2018 Idaho Fire Chiefs Assoc
Conf, S
243.00
01 General Fund JOHN S OVERTON Per Diem, J. Overton, NFA Course - Fire Inspector
Principles
442.50
01 General Fund KENDALL FORD OF MERIDIAN Oil Change for Unit # 159 48.35
01 General Fund KEVIN FEDRIZZI Per Diem, K. Fedrizzi, 2018 Idaho Fire Chiefs Assoc
Conf, Su
243.00
01 General Fund KEVIN WILSON Per Diem, K. Wilson, Lifesavers Annual Conference,
San Anton
288.00
01 General Fund KNOX COMPANY 220/knox box to replace failed knox box on E-33,
equip mtnc
577.00
01 General Fund KNOX COMPANY 220/Knox Boxes for 2 new engines, MF045 & MF046 520.00
01 General Fund KRISTY SWINNEY Massages for Wellness Day 1/31/18 - Qty 18 216.00
01 General Fund LARSON-MILLER, INC Evidence Bio Hazard Disposal 253.16
01 General Fund LEGACY FEED & FUEL 220/Support Part for circular saw - Qty 1 43.49
01 General Fund LES SCHWAB TIRE CENTER skidsteer tires - qty 4 728.92
01 General Fund LES SCHWAB TIRE CENTER Tubeless Tires for 8800 John Deere Tractor - Qty 2 419.52
01 General Fund LOGMEIN USA INC GoTo Training Pro Service 20-Feb-18 to 19-Feb-19 1,428.00
01 General Fund LOWE'S Credit for Duplicate Payment on Orig Inv# 09410 (15.48)
01 General Fund LOWE'S leaf rakes & set of wrenches - qty 5 55.01
01 General Fund LOWE'S wheel barrows & rakes - qty 8 303.84
01 General Fund LS REFEREEING 18-0311, Basketball Officiating, 3/19/18-3/22/18 - Qty
12 Ga
654.00
01 General Fund MAPLOGIC CORPORATION Maplogic Layout Manager Annual
Maintenance-Pro-Primary Licen
250.00
01 General Fund MARK NIEMEYER Per Diem, M. Niemeyer, 2018 Idaho Fire Chiefs Assoc
Conf, Su
243.00
01 General Fund MDF-MOST DEPENDABLE FOUNTAINS drinking fountain parts - qty 20 539.00
01 General Fund MEMORIAL MONUMENTS, INC.2018 Arbor Day plaque for River Valley School - qty 1 163.00
01 General Fund MERIDIAN AUTOMOTIVE & MACHINE Vehicle Inspect for FY19 G100, Oil Change,Brake
Bulb-Unit#3
187.95
Date: 4/12/18 02:25:02 PM Page: 5Meridian City Council Meeting Agenda April 17, 2018 – Page 402 of 491
City Of Meridian
Invoices Selected for Payment - Invoices for Payment - Amie
Code
Fund
Fund Title Vendor Name Invoice/Credit Description Invoice Amount
01 General Fund MERIDIAN AUTOMOTIVE & MACHINE Vehicle Inspection for FY19 G100 Unit # 27 94.60
01 General Fund MERIDIAN CHAMBER of COMMERCE Breakfast, R. Simison, Economic Excellence
Breakfast,3/22/18
25.00
01 General Fund MERIDIAN CHAMBER of COMMERCE Breakfast, T. DeWeerd, Economic Excellence
Breakfast,3/22/18
25.00
01 General Fund MINUTEMAN, INC.keys for MYB at Settlers Park 22.15
01 General Fund MINUTEMAN, INC.keys for Settlers Park - qty 2 17.90
01 General Fund MOTIONS DANCE STUDIO Instructor Fee -
Cheerleading,Ballet,Jazz,Tumblg,Capoeira, D
3,490.40
01 General Fund MOTOROLA Replacement Parts for Mobile Radios - Qty 9 357.39
01 General Fund MOUNTAIN WEST, LLC landscape bark for all parks - qty 120 yds 3,350.00
01 General Fund NAPA AUTO PARTS 220/1 hydraulic fluid for backhoe, MF033, 1 funnel 32.00
01 General Fund NAPA AUTO PARTS 220/2 gas cans & 1 oil for backhoe 47.43
01 General Fund NAPA AUTO PARTS 220/Polish - qty 3, st. 3 76.11
01 General Fund NAPA AUTO PARTS trailer tester box parts - qty 1 5.10
01 General Fund NESMITH BROTHERS TOWING Evidence Tow - DR# 18-1924 75.00
01 General Fund NESMITH BROTHERS TOWING Police Tow - DR# 18-1721 75.00
01 General Fund NESMITH BROTHERS TOWING Police Tow DR # 18-1721 75.00
01 General Fund OFFICE DEPOT, INC.220/highlighters & paper - qty 2 33.03
01 General Fund OFFICE DEPOT, INC.5-tab inserts, copy paper, & spiral notebooks - Qty 3 115.93
01 General Fund OFFICE DEPOT, INC.Bubble Bags for Evidence - Qty 1 Pk 51.72
01 General Fund OFFICE DEPOT, INC.Card, Stck8.5x11, 1c/pk Ast 6.65
01 General Fund OFFICE DEPOT, INC.Compressed Air Cans & Pens - Qty 9 69.69
01 General Fund OFFICE DEPOT, INC.Napkins - Qty 1 30.11
01 General Fund OFFICE DEPOT, INC.Notes, Self, Notes, Post-it, SupSticky JW 23.59
01 General Fund OFFICE DEPOT, INC.pencils, lead, highlighter for softball boxes - qty 9 24.74
01 General Fund OFFICE DEPOT, INC.Post-It Notes for Peak Academy - Qty 2 Pk 22.80
01 General Fund OFFICE DEPOT, INC.Post-Its, Mouse, Toner, Letter Tray, Pens, Plates - Qty
9
353.75
01 General Fund OFFICE DEPOT, INC.Spoon, Plastic, 1000Ct, Whit 15.35
01 General Fund OFFICE DEPOT, INC.Toner HP 507A Cyan 215.44
01 General Fund OFFICE VALUE - MERIDIAN Wipes, Log Book, Pens, Toner, Paper, Tape etc. - Qty
25
769.43
01 General Fund P.O.S.T. ACADEMY Registration, J. Churchfield, Instructor Development,
Boise
300.00
01 General Fund PAIGE MECHANICAL GROUP, INC.new toilet fixture for Homecourt 444.00
01 General Fund PAM ORR Reimburse, P. Orr, Food for Light My Fire Event 21.44
01 General Fund PAUL'S MERIDIAN STINKER super unleaded fuel for equipment 37.02
01 General Fund PAUL'S MERIDIAN STINKER unleaded fuel for fleet truck 29 135.76
01 General Fund PIPECO, INC 18-0287, Irrigation Parts for All Parks - Qty 4294 15,092.30
Date: 4/12/18 02:25:02 PM Page: 6Meridian City Council Meeting Agenda April 17, 2018 – Page 403 of 491
City Of Meridian
Invoices Selected for Payment - Invoices for Payment - Amie
Code
Fund
Fund Title Vendor Name Invoice/Credit Description Invoice Amount
01 General Fund PRIMEPAY, LLC.18-0095, FSA - March 2018 686.25
01 General Fund PROBUILD cedar shims for Community Center ADA repairs - qty 1
bundle
5.99
01 General Fund RANDY S LATTIMER instructor fee - Line Dancing 3/4-3/25/18 - qty 17 204.00
01 General Fund RESERVE ACCOUNT POSTAGE USE, March 2018 1,087.90
01 General Fund SALT LAKE WHOLESALE SPORTS Firearms for PD - Qty 10 & Traded-In Firearms - Qty 10 2,360.00
01 General Fund SALT LAKE WHOLESALE SPORTS Firearms for PD - Qty 2 & Traded-In Firearms - Qty 2 448.00
01 General Fund SBI CONTRACTING coat hooks for Storey Bark Park ADA repair - qty 2 16.00
01 General Fund SCHINDLER ELEVATOR CORP Elevator service agreement 1,590.00
01 General Fund SECTOR SEVENTEEN 18-0198, Mill Project Initial Design - Final Design
Payment
1,000.00
01 General Fund SECTOR SEVENTEEN 18-0198, Mill Project Install - First Installment for
Materi
6,500.00
01 General Fund SHRED-IT USA, LLC.Shredding PD Documents for Feb 2018 195.93
01 General Fund SIGNS, ETC 'Do The Right' Decals Installed on 9 Vehicles - Qty 18 441.00
01 General Fund SIGNS, ETC 'Do The Right' Stickers - Qty 40,000 1,600.00
01 General Fund SIGNS, ETC Replace Vehicle Door Graphics for Unit # 165 1,044.00
01 General Fund SILVER CREEK SUPPLY irrigation fittings for Settlers Park - qty 7 33.61
01 General Fund SILVER CREEK SUPPLY irrigation parts for Settlers Park - qty 40 743.74
01 General Fund SILVER CREEK SUPPLY irrigation parts for Settlers Park - qty 52 623.65
01 General Fund SILVER CREEK SUPPLY Kleiner community garden irrigation fittings - qty 80 17.84
01 General Fund SIMPLEX GRINNELL 18-0034, Fire station 1 wet and backflow inspection 54.45
01 General Fund SIMPLEX GRINNELL 18-0034, Fire station 1, sprinkler inspection 54.45
01 General Fund SIMPLEX GRINNELL 18-0034, Fire station 2, inspect extinguishers 54.45
01 General Fund SIMPLEX GRINNELL 18-0034, Fire station 4, inspect extinguishers, dry chem 54.45
01 General Fund SIMPLEX GRINNELL 18-0034, fire station 5, test backflow, sprinklers 54.45
01 General Fund SIMPLEX GRINNELL 18-0034, Old City Hall-fire and sprinkler sytem check 54.45
01 General Fund SIMPLEX GRINNELL 18-0034, PSTC Test and inspection of fire alarm
systems
54.45
01 General Fund SIMPLEX GRINNELL 18-0034, PSTC test wet sprinklers 173.80
01 General Fund SIMPLEX GRINNELL 18-0034, Safety Center fire test and inspection 209.06
01 General Fund SIMPLEX GRINNELL Replacement of Fire Alarm Batteries on 3/20/18 272.30
01 General Fund SOUTHERN COMPUTER WAREHOUSE Hewlett Packard HP LaserJet Pro M402dne 327.04
01 General Fund ST. LUKE'S HEALTH SOLUTIONS Wellness Day Cooking Demo 1/31/18 350.00
01 General Fund STAR FIRE DISTRICT MAINTENANCE
DIVISION
220/E-32 MF040, engine will not complete parked
regen repair
1,311.45
01 General Fund STAR FIRE DISTRICT MAINTENANCE
DIVISION
220/MF014, repair failed air compressor 2,297.74
01 General Fund STAR FIRE DISTRICT MAINTENANCE
DIVISION
220/MF018, repair headlight 182.96
Date: 4/12/18 02:25:02 PM Page: 7Meridian City Council Meeting Agenda April 17, 2018 – Page 404 of 491
City Of Meridian
Invoices Selected for Payment - Invoices for Payment - Amie
Code
Fund
Fund Title Vendor Name Invoice/Credit Description Invoice Amount
01 General Fund STAR FIRE DISTRICT MAINTENANCE
DIVISION
220/MF028, replaced failed battery & installed new
charger
523.84
01 General Fund STAR FIRE DISTRICT MAINTENANCE
DIVISION
220/MF037, Prev Mtnc 720.51
01 General Fund STAR FIRE DISTRICT MAINTENANCE
DIVISION
220/MF037, repair siren clutch assembly 404.80
01 General Fund STAR FIRE DISTRICT MAINTENANCE
DIVISION
220/MF040, Prev Mtnc 606.24
01 General Fund STAR FIRE DISTRICT MAINTENANCE
DIVISION
220/MF040, repair compartment door hinge 547.12
01 General Fund STAR FIRE DISTRICT MAINTENANCE
DIVISION
220/MF041, Repair siren clutch assembly 450.08
01 General Fund STRICTLY TECHNOLOGY HP V244h LED Monitor-23.8 viewable, 1920x1080Full
HD
1,146.60
01 General Fund SUNBELT RENTALS concrete saw rental for Heroes bollard install
4/2-4/3/18
116.10
01 General Fund SUNBELT RENTALS power rake rental for Storey Park 3/27/18 61.10
01 General Fund SUNBELT RENTALS skidsteer rental for Storey Bark Park gravel 3/27/18 445.25
01 General Fund SYNCB/AMAZON Coin Holders for Student Competition Awards - Qty 2 30.70
01 General Fund SYNCB/AMAZON Core Sliders, Resistance Bands, Badge Holder - Qty 4 74.45
01 General Fund SYNCB/AMAZON Kensington Desk Mount Anchor for Cable Locks, CTA
Digital An
77.16
01 General Fund SYNCB/AMAZON remaining credit on 2-cycle injector lubricant - qty 3 (94.50)
01 General Fund SYNCB/AMAZON storage form holders - qty 5 209.30
01 General Fund SYNCB/AMAZON Vivo Dual Monitor Stand Up Desk Mount Extra Tall 39in
Pole/F
49.49
01 General Fund T-ZERS SHIRT SHOP 'Do The Right' T-Shirts - Qty 381 2,314.65
01 General Fund T-ZERS SHIRT SHOP 220/Embroider logo & name/rank, qty 3 42.75
01 General Fund T-ZERS SHIRT SHOP Volunteer Uniform Shirt - L. Hansen 25.00
01 General Fund TAMMY DEWEERD Mayor Cellphone Reimbursement FY18 - April 2018 100.00
01 General Fund TATES RENTS (GENERAL OFFICE)core drill rental for ADA upgrades 3/27-4/2/18 300.00
01 General Fund TATES RENTS (GENERAL OFFICE)Manlift Rental for Adult Sports - 3/27/18 131.00
01 General Fund THE ACTIVITY GROUP Trauma Kits & Tourniquets for New Hires - Qty 36 2,286.69
01 General Fund THE CAR PARK March 2018 Courthouse Parking 124.00
01 General Fund THE COBLE COMPANY Badges and Uniform Pins for PD - Qty 600 1,400.69
01 General Fund THE UPS STORE Postage to Mail Evidence to Lab 93.65
01 General Fund THE UPS STORE Postage to send Camera Back for Replacment 18.22
01 General Fund THE UPS STORE Postage to Send LifeLoc Breath Tester for Repair 16.32
01 General Fund THUNDER MOUNTAIN TENT & CANVAS 220/turnout repair 30.00
01 General Fund TURF EQUIPMENT & IRRIGATION emergency brake cable for Toro 3040 - qty 1 57.56
Date: 4/12/18 02:25:02 PM Page: 8Meridian City Council Meeting Agenda April 17, 2018 – Page 405 of 491
City Of Meridian
Invoices Selected for Payment - Invoices for Payment - Amie
Code
Fund
Fund Title Vendor Name Invoice/Credit Description Invoice Amount
01 General Fund UNFORGETTABLE COATINGS OF IDAHO Bid Bond Refund for Bid# PW-1827-10756.b 2,544.00
01 General Fund UNIFORMS 2 GEAR Bicycle Patrol Pants for Ahl & Pele - Qty 2 164.86
01 General Fund UNIFORMS 2 GEAR Honor Guard Gloves - Qty 7 37.37
01 General Fund UNIFORMS 2 GEAR New Hire Body Armor Vest - Frick 824.80
01 General Fund UNIFORMS 2 GEAR Pants for T. Messenger, Qty 1 - DR#18-1880 71.75
01 General Fund UNITED HERITAGE INSURANCE 02065-001, April 2018 Premiums 13,734.40
01 General Fund UNITED HERITAGE INSURANCE United Heritage, Voluntary Insurance, April 2018 4,396.65
01 General Fund UPSON COMPANY 18-0316 Wall Cap Repairs on PD Admin Bldg 2,310.00
01 General Fund UPSON COMPANY 18-0316, Roof Repairs & Maintenance for PD Admin
Bldg
3,700.00
01 General Fund VERIZON FINANCIAL SERVICES, LLC.
BELLEVUE
742047228-00001 Parks HPN Modems FY18,
3/2/18-4/1/18
162.24
01 General Fund WCP SOLUTIONS Annual Report Paper - Qty 4 Pkg 109.40
01 General Fund WCP SOLUTIONS Credit for Return of Annual Report Paper - Qty 4 (109.40)
01 General Fund WCP SOLUTIONS Gloss Cover Paper - Qty 4 Pk 101.60
01 General Fund WEIDNER & ASSOCIATES 220/SCBA Compressor annual maintenance 1,903.53
01 General Fund WEIDNER & ASSOCIATES 220/structure boot, 12 Med - Qty 1 Pair 352.95
01 General Fund WEX BANK INC #0496-00-332449-8, Pay City Fuel - March 2018 3,433.29
01 General Fund WW GRAINGER, INC 220/2 large outside doormats @ St. 2 89.34
01 General Fund WW GRAINGER, INC 220/2 large outside doormats @ St. 5 81.82
01 General Fund XEROX CORPORATION - PASADENA 18-0332 Sale of C8045H Xerox C8045H,
Ser#8TB-576316
6,793.00
Total 01 General Fund 466,024.17
07 Impact Fund ALLEGIANT POWDER COATING, LLC powder coat bike racks for Hillsdale Park - qty 2 240.00
07 Impact Fund KNOX COMPANY 220/Knox Boxes for 2 new engines, MF045 & MF046 520.00
07 Impact Fund KREIZENBECK, LLC 18-0223 pay 3 CM & general conditions for SMRP -
March 2018
64,821.83
07 Impact Fund RICE FERGUS MILLER INC 18-0313, Concept Design Serv for Fire St#6 Thru
1/31/18
21,818.03
07 Impact Fund RICE FERGUS MILLER INC 18-0313, Concept Design Serv for Fire St#6 Thru
2/28/18
5,887.92
07 Impact Fund SILVER CREEK SUPPLY 18-0230 irrigation controller for SMRP - qty 1 1,397.15
Total 07 Impact Fund 94,684.93
20 Grant Fund
governmental
JESSE TREE OF IDAHO Reimburse for Emergency Rental Assistance for CDBG 785.00
Date: 4/12/18 02:25:02 PM Page: 9Meridian City Council Meeting Agenda April 17, 2018 – Page 406 of 491
City Of Meridian
Invoices Selected for Payment - Invoices for Payment - Amie
Code
Fund
Fund Title Vendor Name Invoice/Credit Description Invoice Amount
20 Grant Fund
governmental
MERIDIAN DEVELOPMENT
CORPORATION
17-0381, Sidewalk Design Costs CDBG Grant,
2/1-/28/18-Final
653.03
20 Grant Fund
governmental
NATURAL HIGH Presenter for MADC Teens & Substance Abuse
Workshop, 3/20/18
1,000.00
Total 20 Grant Fund
governmental
2,438.03
55 Capital Projects IDAHO CORRECTIONAL INDUSTRIES 18-0163, Mat & Labor on MUBS Lobby Remodel 11,000.00
Total 55 Capital Projects 11,000.00
60 Enterprise Fund A-1 STAMP & MABEL'S LABELS 'Entered' Stamp - Qty 1 27.50
60 Enterprise Fund A-1 STAMP & MABEL'S LABELS Name plate, badge for Shandy, name plate wall holder
for Max
20.00
60 Enterprise Fund ADVANCED ASSET MANAGEMENT Refund, 4660012103, Wat/Sew/Trash, 3621 S Basilica
Way, Both
90.40
60 Enterprise Fund AMERICAN PUBLIC WORKS ASSOC Registration, D. Bolthouse, APWA PWX, Kansas City
MO, 8/25/1
829.00
60 Enterprise Fund AMERICAN PUBLIC WORKS ASSOC Registration, W. Stewart, APWA PWX, Kansas City MO,
8/26/18-
829.00
60 Enterprise Fund BILLING DOCUMENT SPECIALISTS 18-0031, IVR Processing - March 2018 898.50
60 Enterprise Fund BILLING DOCUMENT SPECIALISTS 18-0032, Lockbox Processing - March 2018 1,737.22
60 Enterprise Fund BILLING DOCUMENT SPECIALISTS 18-0090, MUBS Bills 3/20/18 & Delinquent Notices
3/26/18
11,617.42
60 Enterprise Fund BILLING DOCUMENT SPECIALISTS Blank Bill Stock - Qty 175,200 4,380.00
60 Enterprise Fund BOE - Boise Office Equipment XKP547491, Copies 3/3/18-4/2/18 192.32
60 Enterprise Fund BUTLER ACTUATOR SERVICES, LLC Labor & part to repair actuator valve @ Daft 1 & 2 641.37
60 Enterprise Fund BUTLER ACTUATOR SERVICES, LLC Labor & part to repair actuator valve, air control,605.00
60 Enterprise Fund BUTLER ACTUATOR SERVICES, LLC Labor & parts to repair actuator valve, air control,631.27
60 Enterprise Fund BUTLER ACTUATOR SERVICES, LLC Labor & parts to repair actuator valve, secondary
clarifier
1,230.00
60 Enterprise Fund CARRIER CORP Maintenance Service Agreement for Admin RTU -
02/18-04/18
409.50
60 Enterprise Fund CBH HOMES Release, Surety-2016-0022, Idapac-Southridge Sub No
1,
9,090.00
60 Enterprise Fund DYKMAN ELECTRICAL, INC 115V Fan for Well 21 - Qty 4 488.99
60 Enterprise Fund ENERGY MANAGEMENT CORPORATION Labor & part to rebuild motor on sewage pump 3 396.00
60 Enterprise Fund ENVIRONMENTAL RESOURCE ASSOC.Proficiency samples for DMRQA study 1,378.69
Date: 4/12/18 02:25:02 PM Page: 10Meridian City Council Meeting Agenda April 17, 2018 – Page 407 of 491
City Of Meridian
Invoices Selected for Payment - Invoices for Payment - Amie
Code
Fund
Fund Title Vendor Name Invoice/Credit Description Invoice Amount
60 Enterprise Fund ERS LANGUAGE SERVICES Strobe Tube, Amber Module, Shipping, Labor for Lic#
C15079
89.00
60 Enterprise Fund ERS, EMERGENCY RESPONDER
SERVICES, INC.
Strobe Light Bulbs, Module, Labor, Shipping for Lic#
C15079
407.44
60 Enterprise Fund FASTENAL COMPANY Hose Clamps, Cable Ties Qty 220 113.72
60 Enterprise Fund FERGUSON ENTERPRISES INC.Brass Coupling Reducer Qty 2 26.41
60 Enterprise Fund FERGUSON ENTERPRISES INC.Cast Iron Water Cover & Cast Iron Ring - Qty 2 88.48
60 Enterprise Fund FERGUSON ENTERPRISES INC.Flange Repair Kit Qty 3 685.62
60 Enterprise Fund FERGUSON ENTERPRISES INC.PVC elbow to set 2nd pump to pump directly to splitter
box
40.12
60 Enterprise Fund FERGUSON ENTERPRISES INC.Rental of a fusion machine 370.00
60 Enterprise Fund FERGUSON ENTERPRISES INC.Saw blade & sewer pipe to repair sewer lateral on Pine 53.47
60 Enterprise Fund FERGUSON ENTERPRISES INC.Sewer elbow to repair sewer lateral on Pine 4.79
60 Enterprise Fund FERGUSON ENTERPRISES INC.Sewer elbows, coupling ring, primer & cement to repair 74.10
60 Enterprise Fund FISHER SCIENTIFIC Bottle top dispenser & detergent for glassware washing 502.32
60 Enterprise Fund FISHER SCIENTIFIC Filter system for receiving water samples 136.88
60 Enterprise Fund FISHER SCIENTIFIC Nitrile gloves-sm 50.40
60 Enterprise Fund FISHER SCIENTIFIC Pipette tips 85.79
60 Enterprise Fund FLOOR TECH, INC.Floor Painting @ Well 25 3,640.00
60 Enterprise Fund GOBLE SAMPSON ASSOCIATES, INC.Cam lobe & drive shaft to rebuild Penn Valley pump 526.00
60 Enterprise Fund GOBLE SAMPSON ASSOCIATES, INC.Cam lobe to rebuild Penn Valley pump at primary
clarifier
347.30
60 Enterprise Fund GOODE MOTOR FORD, LLC.18-0217, 2018 Ford Escape, Vin# B76428 18,798.08
60 Enterprise Fund H.D. FOWLER COMPANY Ball Valve Curb Stop & Galv Elbow - Qty 10 652.28
60 Enterprise Fund H.D. FOWLER COMPANY Brass Grip Joint Coupler Qty 4 129.40
60 Enterprise Fund H.D. FOWLER COMPANY Teflon Tape Qty 8 4.96
60 Enterprise Fund HAROLD HUDSON, JR.Per Diem, C. Hudson, 2018 PNWS-AWWA Conference,
Tacoma WA, 4
224.00
60 Enterprise Fund HOME DEPOT CREDIT SERVICES Blinds for Collections bldg 97.96
60 Enterprise Fund HOME DEPOT CREDIT SERVICES Hammer Bits, Hex Head Screws, Anchor Kit - Qty 4 68.87
60 Enterprise Fund HOME DEPOT CREDIT SERVICES Hose Reel, Hose, Nozzle, PVC Plug, Coupling Qty 12 288.90
60 Enterprise Fund HOME DEPOT CREDIT SERVICES Refund due to sales tax charge (50.41)
60 Enterprise Fund HOME DEPOT CREDIT SERVICES Rope for flag pole 15.57
60 Enterprise Fund HORTON FLUID POWER INC.Cross selector valve for camelhydrocleaner C16390 74.98
60 Enterprise Fund I.C.R.M.P.ICRMP Insurance Premium, 10/1/17-9/30/18, 2nd
Payment
38,073.83
60 Enterprise Fund IDAHO CORRECTIONAL INDUSTRIES 18-0330, Brackets for Lobby Panels - Qty 3 30.00
60 Enterprise Fund IDAHO CORRECTIONAL INDUSTRIES 18-0330, Lobby Panels/Cubicles - Materials & Labor 1,675.00
60 Enterprise Fund IDAHO CORRECTIONAL INDUSTRIES 18-0330, Right Hand Desk for Admin 498.00
60 Enterprise Fund IDAHO STATE TAX COMMISSION Sales Tax - March 2018 5,050.63
Date: 4/12/18 02:25:02 PM Page: 11Meridian City Council Meeting Agenda April 17, 2018 – Page 408 of 491
City Of Meridian
Invoices Selected for Payment - Invoices for Payment - Amie
Code
Fund
Fund Title Vendor Name Invoice/Credit Description Invoice Amount
60 Enterprise Fund IDAHO TOOL & EQUIPMENT Bench Metal Cut off Saw Qty 1 469.00
60 Enterprise Fund INTERSTATE ALL BATTERY CENTER AAA batteries (2 pks)16.40
60 Enterprise Fund INTERSTATE ALL BATTERY CENTER Batteries for fire alarm panels at Chem Feed bldg 1,
tertiar
162.30
60 Enterprise Fund JACE BOURQUE Refund, 6600010702, Wat/Sew/Trash, 6998 N Moon
Drummer Way,
62.31
60 Enterprise Fund KAMAN INDUSTRIAL TECHNOLOGIES Ball bearings to rebuild pump 3, sewage at S. Black Cat 2,302.72
60 Enterprise Fund KAMAN INDUSTRIAL TECHNOLOGIES Bearing flange to rebuild penn valley pump, primary 281.12
60 Enterprise Fund KAMAN INDUSTRIAL TECHNOLOGIES Bearing to repair pump 1, fermentation primary sludge 475.65
60 Enterprise Fund KAMAN INDUSTRIAL TECHNOLOGIES Bearings to rebuild pump 2, sewage at S. Black Cat lift 883.07
60 Enterprise Fund KAMAN INDUSTRIAL TECHNOLOGIES Returned bearing (283.64)
60 Enterprise Fund MATERIALS TESTING & INSPECTION 17-0354,WRRF BRO,Inspection 3/5-3/18/18 224.20
60 Enterprise Fund MATERIALS TESTING & INSPECTION 17-0365,WRRF Headworks Upgrades,Inspections
3/5-3/18/18
4,422.60
60 Enterprise Fund McCALL INDUSTRIAL 1x2 SS nipple 35.25
60 Enterprise Fund McCALL INDUSTRIAL 2x8 inch SS nipple 55.80
60 Enterprise Fund MOTION & FLOW CONTROL PRODUCTS 8 inch cam lok gaskets for stock 129.81
60 Enterprise Fund MOTION & FLOW CONTROL PRODUCTS Tube Connector, Coupling Connector, Brass Tee Qty 22 263.62
60 Enterprise Fund MSC INDUSTRIAL SUPPLY CO.Air hose & reel for maintenance shop 242.25
60 Enterprise Fund MSC INDUSTRIAL SUPPLY CO.Safety Cabinet Qty 1 534.59
60 Enterprise Fund NAPA AUTO PARTS Brake cleaner-not for vehicles (23 qty)45.77
60 Enterprise Fund NAPA AUTO PARTS Washer Fluid Qty 4 10.76
60 Enterprise Fund NORCO Terra renew 271.00
60 Enterprise Fund OAK LEAF DEVELOPMENT COMPANY
INC.
Release Deposit, Surety-2016-0024, Oak Leaf Sub No
2, Releas
14,380.00
60 Enterprise Fund OFFICE DEPOT, INC.20 Certificate frames 309.60
60 Enterprise Fund OFFICE DEPOT, INC.3 Toners for Engineering printer 1,261.32
60 Enterprise Fund OFFICE DEPOT, INC.3 toners, 1 hanging file 461.17
60 Enterprise Fund OFFICE DEPOT, INC.Arrow Flags - Qty 2 2.20
60 Enterprise Fund OFFICE DEPOT, INC.Copy Paper - Qty 4 Cases 102.64
60 Enterprise Fund OFFICE DEPOT, INC.Credit for returned 10 damaged certificate frames (154.80)
60 Enterprise Fund OFFICE DEPOT, INC.Key tag rack - qty 1 8.56
60 Enterprise Fund OFFICE DEPOT, INC.Labels & ink - qty 2 21.47
60 Enterprise Fund OFFICE DEPOT, INC.Toners, labels, log book - qty 4 174.92
60 Enterprise Fund OXARC, INC.18-0091 Soduim Hypochlorite Delivery Qty 1100gl 1,835.00
60 Enterprise Fund OXARC, INC.18-0091 Soduim Hypochlorite Delivery Qty 1320gl 2,193.60
60 Enterprise Fund OXARC, INC.Pump and Tank Qty 4 2,733.27
60 Enterprise Fund PAUL & THOMAS BENN Refund, 2046062403, Wat/Sew/Trash, 918 N Principle
Way, Titl
43.47
Date: 4/12/18 02:25:02 PM Page: 12Meridian City Council Meeting Agenda April 17, 2018 – Page 409 of 491
City Of Meridian
Invoices Selected for Payment - Invoices for Payment - Amie
Code
Fund
Fund Title Vendor Name Invoice/Credit Description Invoice Amount
60 Enterprise Fund QUANTUM RESOLVE, INC.Create Workflow for Default Data & Workflow with Geo
Admin
5,250.00
60 Enterprise Fund RAIN FOR RENT Discharge fittings for bypass pump shutdown (5 qty)
-rented1
702.51
60 Enterprise Fund REPUBLIC SERVICES - TRANSFER
STATION
Biosolids disposal 12,906.18
60 Enterprise Fund REPUBLIC SERVICES, INC.Republic Trash Services Contract - March 2018 1,057,743.60
60 Enterprise Fund RESERVE ACCOUNT POSTAGE USE, March 2018 163.38
60 Enterprise Fund ROBERT & MARIA JOHNSON Refund, 0315390603, Wat/Sew/Trash, 5684 N Black
Sand Ave, Ti
36.93
60 Enterprise Fund ROCKY MOUNTAIN COLLISION Emissions testing 35.52
60 Enterprise Fund RODDA PAINT COMPANY Paint for Well Piping Qty 1 61.71
60 Enterprise Fund RUSH TRUCK CENTERS 18-0097, 2018 HINO Truck, Vin# 001307, Lic# C20663 49,565.93
60 Enterprise Fund S.A.N.C INVESTMENTS LLC Release Deposit, Surety-2016-0013, Overland Park
Apartments,
97,884.17
60 Enterprise Fund SAF T FLO WATER SERVICES PVC Check Valve Qty 4 1,940.60
60 Enterprise Fund SCRIBBLE BOX MARKETING 18-0159-WRRF Interpretive center Tech support user
manual
3,200.00
60 Enterprise Fund SIGNS, ETC Vehicle Lettering 2 doors reflection Vinyl C14312 178.00
60 Enterprise Fund SPECIALTY PLASTICS & FAB, INC PVC 80 THD Plug Qty 3 8.79
60 Enterprise Fund SYNCB/AMAZON 3 belt holsters for cell phones 25.29
60 Enterprise Fund SYNCB/AMAZON Apple Iphone Vinyle Leather Holster Qty 3 29.97
60 Enterprise Fund SYNCB/AMAZON Band Saw Replacement Qty 1 84.78
60 Enterprise Fund SYNCB/AMAZON Book 'Handbook of Solid Waste Management'124.62
60 Enterprise Fund SYNCB/AMAZON Cotton wool for Lab display at PW Week Expo 6.19
60 Enterprise Fund SYNCB/AMAZON Hand Held Bar Code Scanner Qty 2 35.78
60 Enterprise Fund SYNCB/AMAZON Record Retention tubes 65.99
60 Enterprise Fund SYNCB/AMAZON Replacement inverter for powering laptops & other 189.97
60 Enterprise Fund SYNCB/AMAZON Salt, rubber bands, plastic jars & mesh for Lab display 42.58
60 Enterprise Fund SYNCB/AMAZON Stretch guaze for Lab Display-PW Week Expo 4.26
60 Enterprise Fund TELANSWER, INC After Hour Answering Service 4/1 to 4/30/18 157.70
60 Enterprise Fund THE UPS STORE Shipping to mail broken seals & bearings back to 36.45
60 Enterprise Fund ULINE, INC.Stackable Bins, Bin Dividers Qty 36 130.46
60 Enterprise Fund UNITED HERITAGE INSURANCE 02065-001, April 2018 Premiums 3,863.35
60 Enterprise Fund UNITED HERITAGE INSURANCE United Heritage, Voluntary Insurance, April 2018 693.97
60 Enterprise Fund VALUE HEATING & AIR CONDITION Checked A/C, Found Blown Terminals on Compressor,
Bid to Com
85.00
60 Enterprise Fund WASTECORP PUMPS LLC Plunger for pump 1, recycle at fermentation bldg 1,211.13
60 Enterprise Fund WESTERN STATES EQUIPMENT CO Labor & battery for GEN #4 728.17
60 Enterprise Fund WESTERN STATES EQUIPMENT CO Labor & battery for GEN#3 728.17
Date: 4/12/18 02:25:02 PM Page: 13Meridian City Council Meeting Agenda April 17, 2018 – Page 410 of 491
City Of Meridian
Invoices Selected for Payment - Invoices for Payment - Amie
Code
Fund
Fund Title Vendor Name Invoice/Credit Description Invoice Amount
60 Enterprise Fund WESTERN STATES EQUIPMENT CO Loadbank & semi-annual inspection on GEN#1 858.68
60 Enterprise Fund WESTERN STATES EQUIPMENT CO Loadbank & semi-annual inspection on GEN#2 858.68
60 Enterprise Fund WESTERN STATES EQUIPMENT CO Loadbank & semi-annual inspection on GEN#3 856.43
60 Enterprise Fund WESTERN STATES EQUIPMENT CO Loadbank & semi-annual inspection on GEN#4 856.43
60 Enterprise Fund XEROX CORPORATION - PASADENA 8TB-570607 b/w & color images for 2/15/18-3/14/18 111.94
60 Enterprise Fund XEROX CORPORATION - PASADENA LX7-985464 monthly copier lease for Feb 2018 170.36
60 Enterprise Fund XEROX CORPORATION - PASADENA MX4-761692 monthly copier lease for Feb 2018 310.83
Total 60 Enterprise Fund 1,384,287.57
Report Total 1,958,434.70
Date: 4/12/18 02:25:02 PM Page: 14Meridian City Council Meeting Agenda April 17, 2018 – Page 411 of 491
City Council Meeting
Meeting Date: April 17, 2018
Agenda Item Number: 8A
Project/File Number:
Item Title:
Community Sponsor Recognition and Special Events Update by the Parks and Recreation Department
Meetina Notes
City of Meridian 33 E. Broadway Avenue, Meridian, ID 83642
Phone 208-888-4433 www.meridiancity.org
April 13, 2018
MEMORANDUM
TO: C.Jay Coles
CC: Colin Moss, Steve Siddoway
FROM: Reneé White
RE: Parks and Recreation Event Sponsorship Recognition; Council Agenda April 17
C.Jay,
Thank you for the opportunity to recognize the many businesses that support Parks and
Recreation events through sponsorship. Their support provides the necessary funding to
produce free community events and activities which contribute to the high quality of life in
Meridian.
During the April 17, City Council Meeting I will:
1. Say thank you to the 2017 Christmas In Meridian sponsors.
2. Share the list of business partners for the upcoming Unplug and Be Outside, along with a
short synopsis of the event highlights.
3. Share the list of sponsors for the 2018 CableONE Movie Nights.
Council has requested we provide them this opportunity periodically to acknowledge the support
of event sponsors and show our appreciation.
Reneé White
Recreation Coordinator – Special Events
Meridian Parks and Recreation
Meridian City Council Meeting Agenda April 17, 2018 – Page 413 of 491
Reneé White
Park and Recreation
Special Events
Sponsorship
Recognition
•Christmas in Meridian
•Unplug and Be Outside
•CableONE Movie Night in Meridian
Christmas in Meridian
Kick Off
Free Slime & Flat Tire Repair
Helmet Fitting
Summerwind Skippers
Boise State Student Athletics
Mayor Tammy’s Unplug
Challenge
MeridianCity.org/MovieNight
Facebook.com/MovieNightinMeridian
•Unplug and Be Outside - May 5-12
•Hillsdale Park Grand Opening – May 25
•CableONE Movie Night in Meridian – June 1
•Gene Kleiner Day – June 9
•Independence Day – July 4
•Community Block Party – September 15
•Christmas in Meridian Parade – November 30
City Council Meeting
April 17, 2018
Changes to Agenda:
Item #9A: Oberg Subdivision H-2018-0012 – Applicant requests continuance to April 24th due to confusion regarding
hearing date and not posting the site with a public hearing notice within the timeframe required prior to the meeting.
Item #9B: Baraya Apartments (H-2018-0003)
Application(s):
Conditional Use Permit
Preliminary Plat
Size of property, existing zoning, and location: This site consists of 12.59 acres of land, zoned R-40, located near the southwest
corner of W. Franklin Road and N. Ten Mile Road.
History: This property was annexed and granted preliminary plat in 2006 as Baraya Subdivision (AZ-06-061, PP-06-062, DA Inst. #
107123289).
Comprehensive Plan FLUM Designation: HDR
A. Summary of Request: Conditional Use Permit (CUP):
A CUP is requested for a multi-family development in the R-40 zoning district as required by UDC Table 11-2A-2.
The proposed multi-family development consists of a total of 240 dwelling units in (13) structures on 12.59 acres of land in the R-40
zoning district. The units consist of a mix of 1, 2 and 3 bedroom units.
Access: As shown, the only access for the project is from N. Umbria Hills Avenue. The applicant will be held to a maximum of 200
units until such time as a secondary access is constructed.
Parking: For multi-family developments, off-street parking is required in accord with the standards listed in UDC Table 11-3C-6, which
requires 2 parking spaces for 2 bedroom units, with at least one of those in a covered carport or garage. Based on (240) 1, 2- and 3-
bedroom units, a minimum of 456 parking spaces are required, 240 of which should be covered. The site plan depicts a total of 456
spaces, 240 of which are covered, and a total of 9 additional ADA stalls which complies with the UDC standards.
The conceptual site plan indicates that there will be a total of 474 parking stalls which is a ratio of 1.9 parking stalls per unit. Since this
development is located adjacent to a proposed collector and arterial roads which do not allow for on-street parking, the applicant has
provide more parking than what is required by City ordinance. Staff is supportive of the proposed parking shown on the concept plan.
In 2011, construction of a collector roadway was approved on the south side of this property (AZ-11-001). To accommodate future
access from this site, the applicant is required to stub a driveway to the southern boundary of the subject property to take access from
the future collector.
Landscaping: Parking lot landscaping is required to be provided in accord with the standards listed in UDC 11-3B-8C. On the south
side of the project there is existing commercial zoning that require a 25 foot landscape buffer to be installed per UDC Table 11-2B-3,
and must be landscaped in accord with the standards listed in UDC 11-3B-9. On the north side of the project along W. Franklin the
applicant is required to install a 25 foot landscape buffer per UDC 11-3B-7. Additionally, a 20 foot landscape buffer is required along
the N. Umbria Hills Ave. street frontage per UDC 11-3B-7.
Building Elevations: Four building types are proposed for the future multi-family structures within the development. Per the
development agreement, the structures are required to comply with the City of Meridian Architectural Standards Manual.
Certificate of Zoning Compliance: The applicant is required to obtain approval of a Certificate of Zoning Compliance application for
establishment of the new use and to ensure all site improvements comply with the provisions of the UDC and the conditions in this
report prior to construction, in accord with UDC 11-5B-1.
Design Review: The applicant is required to submit an application for Design Review concurrent with the Certificate of Zoning
Compliance application in accord with UDC 11-5B-8. The site and building design is required to be generally consistent with the
elevations and site plan submitted with this application and the standards listed in UDC 11-3A-19 and the City of Meridian Architectural
Standards Manual.
B. Preliminary Plat (PP):
The proposed plat consists of 13 residential building lots and 3 common lots on 12.59 acres of land in the R-40 zoning district. The
smallest lot is 15,080 square feet (s.f.) with an average lot size of 33,039 s.f.
Access: Access to streets is required to comply with the standards listed in UDC 11-3A-3. The proposed plat depicts one access for
the development from W. Franklin. There will be future access to the development once the properties to the west and south develop.
Per ACHD, the applicant will be required to construct a turnaround at the terminus of N. Umbria Hilla Avenue. If it is not possible to
accommodate the turn around on the adjacent property, the applicant will need to revise the site plan to accommodate this.
Stub Streets/Street Improvements: The collector being constructed as part of this project (N. Umbria Hills Avenue) will be
stubbed to the south property line. Other than this, there are no stub streets proposed to adjacent properties.
Landscaping: A 25-foot wide street buffer is required adjacent to W Franklin Road and a 20 foot landscape buffer is required along N.
Umbria Hills Avenue in accord with the standards listed in UDC 11-3B-7C.
Open Space: A minimum of 10% (or 1.25 acres) of the area of the site is required to consist of qualified open space in accord with the
standards listed in UDC 11-3G-3B. The applicant has proposed to provide 2.97 acres of qualified open space, or approximately 24%.
Prior to the Commission hearing, the applicant shall provide a detailed table indicating which areas are included in the
qualified open space calculation.
A total of 2.97 acres (or 24%) of open space is proposed consisting of common areas where the clubhouse, swimming pool
and tot lot are located, the collector landscape buffer, half the arterial landscape buffer and miscellaneous open grassy areas
that are a minimum of 20’ x 20’ in area .
Amenities: The applicant proposes a swimming pool, a clubhouse with an exercise room, a 50’ x 100’ open grassy area, and a tot lot
as amenities. The applicant’s proposed amenities meet the requirements for amenities per the UDC.
Waterways/Ditches: The Kennedy Lateral runs along a portion of the west boundary of the property. The applicant shall coordinate
with the appropriate irrigation district to ensure that no structures encroach into their prescriptive easement.
Commission Recommendation: Approval with Conditions
a. Summary of Commission Public Hearing:
i. In favor: Matt Schultz (Applicant’s Representative)
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: None
v. Staff presenting application: Josh Beach
vi. Other staff commenting on application: None
b. Key issue(s) of Public Testimony:
i. None
c. Key Issues of Discussion by Commission:
i. The Number od parking spaces
ii. The number and location of trash enclosures
d. Commission Change(s) to Staff Recommendation:
i. None
e. Outstanding Issue(s) for City Council:
i. None
Written Testimony since Commission Hearing: None
Notes:
Possible Motions:
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2018-0003, as presented in the staff
report for the hearing date of April 17, 2018: (Add any proposed modifications to conditions)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number H-2018-0003, as presented during the
hearing on April 17, 2018, for the following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number H-2017-0003 to the hearing date of ____________ for the following reason(s): (You should state
specific reason(s) for continuance.)
Item #9C: Fast Eddy’s – AZ, CUP (H-2018-0006)
Application(s):
Annexation & Zoning
Conditional Use Permit
Size of property, existing zoning, and location: This site consists of 1.63 acres of land, zoned RUT in Ada County, located at 3775
N. Eagle Rd.
History: This property was previously de-annexed from Boise and included in Meridian’s Area of City Impact boundary.
Comprehensive Plan FLUM Designation: Floating MU-R designation on adjacent property to the south under the same ownership
Summary of Request: The applicant requests annexation & zoning 1.63 acres of land with a C-G zoning district consistent with the
MU-R FLUM designation. A site plan is proposed that demonstrates how the annexation area, as well as the overall site which includes
property to the south that is not part of this application, is proposed to develop. The annexation area is proposed to develop with a
16,399 s.f. convenience/retail store with a drive-thru establishment & a fuel sales facility. An associated car wash & quick lube is
planned on the abutting property to the south that is not part of this application but is under the same ownership.
A CUP is requested for a drive-thru establishment within 300’ of an existing residence & extended business hours of operation within
the C-G zoning district for the c-store & fuel facility to operate 24 hours a day/7 days a week instead of 6:00 to 11:00 as required when
abutting a residential use or district, unless otherwise approved with a CUP.
The drive-through is proposed along the north side of the retail store depicted at the north end of the property within 300 feet of an
existing residence to the north.
A right-in/right-out access is proposed via an existing driveway from SH-55/Eagle Rd.; and from a driveway that runs along the south
boundary of the site via Eagle Rd. – both of the accesses via the SH were approved through a prior Variance application. Because this
site abuts a state highway and access is limited, staff recommends a driveway stub is provided to the property to the north along with a
pathway connection. Staff also recommends a pedestrian walkway is provided along the southern boundary of the site for connection
to the pathway along Eagle Rd.
Conceptual building elevations were submitted as shown. A “Welcome to Meridian” monument sign is proposed at the NEC of the site
within the buffer along Eagle Rd. at the entryway into the City.
Commission Recommendation: Approval
Summary of Commission Public Hearing:
i. In favor: Steve Eddy, Applicant
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: James Doolin, FIG Development LLC (property owner to west); Steve Eddy, Applicant
v. Key Issue(s):
James Doolin – he’s in favor of the proposed development plan with the driveway along the west property line because a
landscape buffer & 6’ tall privacy fence is planned along the east boundary of the future residential property to buffer the
commercial uses.
Steve Eddy, Applicant – Requests:
a. that they be allowed to leave the existing office building on this site for use as a construction office to be demolished
before a C of O is issued (#1.1.1a); Staff is in agreement w/request
b. they be allowed to do a property boundary adjustment for 2 parcels instead of 1 (#1.1.1c); Staff is in agreement
w/request
c. Not be required to provide a driveway stub and cross-access easement to the property to the north as he feels it will
negatively impact internal circulation to the development and will be a safety concern to pedestrian access to the site
(#1.1.1.e); The UDC (11-3A-3) requires cross-access to adjacent properties to reduce access points to the state
highway.
d. Reduction in the landscape buffer along the north property boundary from 25’ to 12’ with a berm and a 4’ tall fully
screened fence (#1.1.3d) Council approval of a modification to the buffer width is required.
Key Issue(s) of Discussion by Commission:
i. Time of day that deliveries occur and 24 hour operation of facility.
ii. Provision of driveway to the north boundary for future access/interconnectivity.
iii. In favor of the requested reduced buffer width to the future residential development to the west with that property owner’s
consent/support; and the reduced buffer width to the residential property to the north
Commission Change(s) to Staff Recommendation:
i. Modify DA provision #1.1.1a to allow the existing office building to remain and be used as a construction office and for it to be
demolished prior to issuance of the Certificate of Occupancy for the convenience store.
ii. Modify DA provision #1.1.1c to allow a property boundary adjustment application to be processed for two parcels instead of
one.
Outstanding Issue(s) for City Council:
i. The Council should determine if extended hours of operation (24 hours/day) are appropriate for this site; the UDC restricts
hours from 6:00 am to 11:00 pm when the property abuts a residential use.
ii. A reduction in the width of the buffer to residential uses is requested from 25’ to 12’ along the north boundary of this site.
Written Testimony since Commission Hearing: None
Notes:
Possible Motions:
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2018-0006, as presented in the staff
report for the hearing date of April 17, 2018: (Add any proposed modifications to conditions)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number H-2018-0006, as presented during the
hearing on April 17, 2018, for the following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number H-2018-0006 to the hearing date of April 17, 2018 for the following reason(s): (You should state
specific reason(s) for continuance.)
Item #9: 2018 UDC Text Amendment (H-2018-0011)
Application(s): UDC Text Amendment
Location: City wide
Summary of Request: The proposed update is meant to modify certain sections of the Unified Development Code (UDC) as follows:
1. Table 11-2A-2 – Proposes to allow daycare groups as a conditional use permit in the R-4 district;
2. UDC 11-3D-8(A)16 – Remove this requirement so all lawfully established uses in the O-T and TN-C districts have the ability to apply
for a portable sign permit. The current code only allows for specific uses to obtain a portable sign permit.
3. UDC 11-4-3-9(A)4 – Modify the daycare facility standards to allow the background checks and fire inspections occur with certificate
of occupancy rather than prior to the issuance of the certificate of zoning compliance.
4. UDC 11-4-3-27(B)3 – Allow the multi-family private open space standards to be eligible for alternative compliance. This was
originally requested by a developer during the TM Creek Apartment project. However, the applicant’s request included changes to the
private open space standards for all apartment projects and the City believed changes to the private open space standards should be
reviewed on a case by case basis and processed through the alternative compliance process. The change is being proposed based on
feedback from the City Council and concurrence from the applicant that initially processed the previous text amendment for this
requirement.
5. Table 11-5B-5 – Modification to this table to coincide with the request above in #4 above.
6. UDC 11-6C-3(B)3 – Modifying this subdivision street names standards to align with the newly adopted Title 8, Chapter 2, Uniform
Street Name and Addressing Number Code; recently approved by City Council.
This round of proposed UDC text changes were shared with the UDC Focus Group and the BCA. Two of the members of the UDC
Focus Group did provide comments on the subject application but no concerns or changes were proposed.
In summary, the changes proposed in this application represent changes that City Staff believes will make the implementation and use
of the UDC more understandable and enforceable.
Commission Recommendation: Approval
Summary of Commission Public Hearing:
i. In favor: Planning Division
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: Becky McKay and Cornel Larson
v. Key Issue(s): None
Key Issue(s) of Discussion by Commission: Differences between a daycare family and a daycare group.
Commission Change(s) to Staff Recommendation: None
Outstanding Issue(s) for City Council: None
Written Testimony since Commission Hearing: None
Notes:
Possible Motions:
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2018-0011, as presented in the staff
report for the hearing date of April 17, 2018, with the following modifications: (Add any proposed modifications to conditions)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number H-2018-0011, as presented during the
hearing on April 17, 2018, for the following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number H-2018-0011 to the hearing date of (insert continued hearing date here) for the following
reason(s): (You should state specific reason(s) for continuance)
Item #9B: Baraya Apartments
Proposed Site Plan
Proposed Plat
Proposed Landscape Plan
Proposed Conceptual Elevations
Item #9C: Fast Eddy’s
Site Plan
Landscape Plan
Conceptual Elevations
(convenience store)
Item #9D: 2018 UDC TEXT AMENDMENT
City Council Meeting
Meeting Date: April 17, 2018
Agenda Item Number: 9A
Project/File Number:
Item Title:
Public Hearing for Oberg Subdivision (H-2018-0012) by DevCo, LLC located at 2855 N. Wingate
Lane
1. Request: Annexation and Zoning of 4.79 acres of land with an R-15 zoning district; and
2. Request: Preliminary Plat consisting of 25 single-family residential building lots, 3
common lots and 1 other lot on 4.79 acres of land in the proposed R-15 zoning district
Meeting Notes
CITY OF MERIDIAN
CITY COUNCIL
PUBLIC HEARING SIGN -IN SHEET
Date: April 17, 2018 Item #
Project Number: H-2018-0012
Project Name:
Oberg Subdivision
Pleaserint our name For Against Neutral Do you wish
p Y g
to testifv (Y/N)
City Council Meeting
Meeting Date: April 17, 2018
Agenda Item Number: 913
Project/File Number:
Item Title:
Public Hearing for Baraya Apartments (H-2018-0003) by Schultz Development, Located at the
Southwest Corner of South Ten Mile Road and West Franklin Road
1. Request: A Conditional Use Permit Consisting of 240 Multi -Family Dwelling Units on
Approximately 12.59 Acres in an Existing R-40 Zoning District; and
2. Request: A Preliminary Plat Consisting of 13 Multi -Family Building Lots and 3 Common
Lots on 12.59 Acres in an Existing R-40 Zoning District
Meeting Notes
CITY OF MERIDIAN
CITY COUNCIL
PUBLIC HEARING SIGN -IN SHEET
Date: April 17, 2018 Item #
Project Number: H-2018-0003
Project Name:
Please print your name
Baraya Apartments
For I Against I Neutral
Do you wish
to testify (Y/N)
Baraya Apartments –CUP, PP H-2018-0003 PAGE 1
STAFF REPORT Hearing Date: April 17, 2018
TO: Mayor &City Council
FROM: Josh Beach, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Baraya Apartments – CUP, PP (H-2018-0003)
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, Schultz Development, has submitted an application for a Conditional Use Permit
(CUP) for a multi-family development consisting of 240 dwelling units in an R-40 zoning district;
and Preliminary Plat (PP) consisting of 13 building lots and 3 common lots on 12.59 acres of land.
See Section IX of the staff report for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed CUP, and PP applications in accord with the conditions
of approval in Exhibit B and the Findings of Fact and Conclusions of Law in Exhibit C.
The Meridian Planning & Zoning Commission heard these items on March 1, 2018. At the
public hearing, the Commission moved to recommend approval of the subject CUP and PP
requests.
a. Summary of Commission Public Hearing:
i. In favor: Matt Schultz (Applicant’s Representative)
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: None
v. Staff presenting application: Josh Beach
vi. Other staff commenting on application: None
b. Key issue(s) of Public Testimony:
i. None
c. Key Issues of Discussion by Commission:
i. The Number od parking spaces
ii. The number and location of trash enclosures
d. Commission Change(s) to Staff Recommendation:
i. None
e. Outstanding Issue(s) for City Council:
i. None
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the City
Council of File Number H-2018-0003, as presented in the staff report for the hearing date of April 17,
2018, with the following modifications: (Add any proposed modifications).
Meridian City Council Meeting Agenda April 17, 2018 – Page 416 of 491
Baraya Apartments –CUP, PP H-2018-0003 PAGE 2
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the City
Council of File Number H-2018-0003, as presented during the hearing on April 17, 2018, for the
following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number H-2018-0003 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 generally located near the southwest corner of W. Franklin Road and N. Ten Mile
Road, in the northeast ¼ of Section 15, Township 3 North, Range 1 West. (Parcel #:
S1215120850)
B. Applicant/Representative(s):
Schultz Development
P.O. Box 1115
Meridian, ID 83680
C. Owner:
Lets Golf, LLC
16130 N. Elder St.
Nampa, ID 83687
D. Applicant’s Statement/Justification: Please see applicant’s narrative for this information.
V. PROCESS FACTS
A. The subject application is for a conditional use permit and preliminary plat. A public hearing is
required before the Planning & Zoning Commission and City Council on these applications,
consistent with Meridian City Code Title 11, Chapter 5.
B. Newspaper notifications published on: February 9, 2018
C. Radius notices mailed to properties within 300 feet on: February 2, 2018
D. Applicant posted notice on site(s) on: February 16, 2018
VI. LAND USE
A. Existing Land Use(s) and Zoning: This site consists of vacant residential property, zoned R-40.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: W. Franklin Road and Ten Mile Christian Chuirch and vacant commercial property,
zoned C-N and L-O.
2. East: Undeveloped property, zoned RUT in Ada County.
3. South: undeveloped commercial property, zoned C-C and TN-C.
4. West: Baraya Subdivision, zoned R-8 and R-15.
C. History of Previous Actions: This property was annexed and granted preliminary plat in 2006 as
Baraya Subdivision (AZ-06-061, PP-06-062, DA Inst. # 107123289).
Meridian City Council Meeting Agenda April 17, 2018 – Page 417 of 491
Baraya Apartments –CUP, PP H-2018-0003 PAGE 3
D. Utilities:
1. Public Works:
a. Location of sewer: Sanitary sewer mains intended to provide service to the subject site
currently exist in W. Franklin Road.
b. Location of water: Water mains intended to provide service to the subject site currently
exist in W. Franklin Road.
c. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: There are no open waterways on this site however; the Kennedy
Lateral runs along a portion of th eastern boundary of this site
2. Hazards: Staff is not aware of any hazards that exist on this site.
3. Flood Plain: This site does not lie within the floodplain overlay district.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
The subject property is designated High Density Residential (HDR) on the Future Land Use Map
(FLUM) contained in the Comprehensive Plan. The purpose of this designation is to allow for the
development of multi-family homes in areas where urban services are provided. Residential gross
densities may exceed fifteen dwelling units per acre. Development might include duplexes, apartment
buildings, townhouses, and other multi-unit structures. A desirable project would consider the
placement of parking areas, fences, berms, and other landscaping features to serve as buffers between
neighboring uses. Developments need to incorporate high quality architectural design and materials
and thoughtful site design to ensure quality of place and should also incorporate high quality
architectural design and materials and thoughtful site design that incorporate connectivity with
adjacent uses and area pathways, attractive landscaping and individual project identity.
This property falls within the City’s Ten Mile Interchange Specific Area Plan (TMISAP). In that plan,
this property is designated as High-Density Residential. High Density Residential areas are multiple-
family housing areas where relatively larger and taller apartment buildings are the recommended
building type. High Density Residential areas should include a mix of housing types that achieve an
overall average density target of at least 16-25 dwelling units per gross acre. Most developments
within the High Density Residential areas should fall within or below this range, although smaller
areas of higher or lower density may be included. Residential densities can be concentrated in
multistory projects with up to 50 dwelling units per acre allowed.
The TMISAP shows a north-south collector roadway in the genral location of this parcel. The
applicant has shown a collector roadway on their plan with 70 feet of right-of-way (See Exhibit A.6).
Thi is in line with the TMISAP and staff is supportive of the proposal.
The applicant proposes to develop the site with 240 dwelling at a gross density of 19.06 units/acre.
This land use anticipates densities greater than 15 dwelling units per acre.
The applicant is also proposing 23.6% open space for the project, or 2.97 acres of land.
GOALS, OBJECTIVES, & ACTION ITEMS: Staff finds the following Comprehensive Plan policies to
be applicable to this application and apply to the proposed use of this property (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)
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The proposed multi-family residential development will contribute to the variety of residential
uses that currently exist in this area (i.e. low and medium density). Staff is unaware of how
“affordable” the units will be.
“Provide housing options close to employment and shopping centers.” (3.07.02D)
Because of its location in close proximity to the Ten Mile Interchange (which is rapidly
developing), as well as major transportation corridors (I-84 and Ten Mile Road), this
property is ideal for providing higher density housing options.
“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.” (3.07.02N)
The proposed multi-family development is located in close proximity to major access
thoroughfares (i.e. I-84 and Ten Mile Road Road) within the City.
“Require all new and reconstructed parking lots to provide landscaping in internal islands and
along streets.” (2.01.04B)
Landscaping is proposed within planter islands in the parking areas on this site as shown on
the landscape plan attached in Exhibit A.4.
“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)
Urban services can be provided to this property upon development.
“Adopt land use designations that will allow for housing opportunities for all income levels.”
(3.07.01D)
Few of the major employment areas within the City are adequately supported with enough
housing options. Density near employment centers allow for workforce housing and promote
community resiliency, potentially reducing commute times and expenses, and allowing for
increased community and economic engagement.
“Provide for a wide diversity of housing types (single-family, modular, mobile homes and
multi-family arrangements) and choices between ownership and rental dwelling units for all
income groups in a variety of locations suitable for residential development.” (3.07.03B)
The development of multi-family homes on this site will contribute to the variety of housing
types available in this part of the City.
“Consistent with the Transportation and Land Use Integration Plan, require all new
residential neighborhoods to provide sidewalks, curb and gutters, and complete streets.”
(3.07.02B)
Curb, gutter and sidewalks will be required to be constructed along the entire frontage of this
property as part of the development.
“Elevate quality of design for houses and apartments; evaluate the need for design review
guidelines for single-family homes.” (3.07.02O)
The multi-family structures within the proposed development will be subject to the design
standards in UDC 11-3A-19 and the guidelines in the Architectural Standards Manual.
Further refinement to the design of these structures is required in order for the project to
meet the design review requirements.
“Require open space areas within all development.” (6.01.01A)
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This multi-family development is required to comply with UDC 11-4-3-27. The landscape
plan indicates that approximately 23.6% of the development is landscaped, The site appears
to meet the requirements of the UDC and to have provided the 23.6%.
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-8 lists the principal permitted
(P), accessory (A), conditional (C), and prohibited (-) uses in the R-40 zoning district. Any use
not explicitly listed, or listed as a prohibited use is prohibited. The proposed use of the site for
multi-family dwellings is a conditional use in the R-40 zoning district.
C. Dimensional Standards: Development of the site should be consistent with the dimensional
standards listed in UDC Tables 11-2A-8 for the R-40 zoning district.
D. Landscaping Standards (UDC 11-3B): The standards for landscaping contained in UDC 11-3B
apply to development of this site.
E. Common Open Space & Site Amenity Requirements: Common open space and site amenities are
required to be provided on the site in accord with the requirements listed in UDC 11-3G-3; 11-4-
3-27C; and11-4-3-27D.
F. Structure and Site Design Standards: The proposed multi-family development must comply with
the design standards in accord with UDC 11-3A-19 and the Architectural Standards Manual.
G. Parking Standards: UDC 11-3C-6A requires off-street vehicle parking to be provided on the site.
For one bedroom units, 1.5 vehicle parking spaces are required per dwelling unit; at least one in a
covered carport or garage. For 2-3 bedroom units, 2 parking spaces; at least one in a covered
carport or garage.
IX. ANALYSIS
Analysis of Facts Leading to Staff Recommendation:
A. Conditional Use Permit (CUP):
A CUP is requested for a multi-family development in the R-40 zoning district as required by
UDC Table 11-2A-2.
The proposed multi-family development consists of a total of 240 dwelling units in (13) structures
on 12.59 acres of land in the R-40 zoning district. The units consist of a mix of 1, 2 and 3
bedroom units.
Specific Use Standards: The specific use standards for multi-family developments listed in UDC
11-4-3-27 apply to development of this site as follows: (Staff’s comments in italics)
A minimum of 80 square feet (s.f.) of private useable open space is required to be
provided for each unit. The floor plans submitted by the applicant indicate the required
80 square foot balcony.
Developments with 20 units or more shall provide a property management office, a
maintenance storage area, a central mailbox location with provisions for parc el mail that
provides safe pedestrian and/or vehicular access and a directory map of the development
at an entrance or convenient location for those entering the development. The applican’t
site plan indicates a maintenance building, however the remaining items are not shown on
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the site plan The site plan submitted with the Certificate of Zoning Compliance
application should depict these items.
At a minimum, 250 s.f. of common open space is required for each unit containing more
than 500 s.f. and up to 1,200 s.f. of living area. All of the proposed units are between 500
and 1,200 square feet; therefore, a minimum of 60,000 square feet or 1.377 acres of
common open space are required for this development in addition to the 10 percent
required by UDC 11-3G-3 and UDC 11-4-3-27.
For developments with more than 100 units, the decision making body shall require
additional amenities commensurate to the size of the proposed development. The
applicant proposes (5) a swimming pool, a clubhouse with an exercise room, a 50’ x 100’
open grassy area, and a tot lot as amenities in compliance with UDC standards. These
amenities fall within the quality of life, open space and recreation categories as required.
Landscaping is required to comply with UDC 11-4-3-27-F. All street facing elevations
shall have landscaping along their foundation as follows: the landscaped area shall be at
least 3-feet wide and have an evergreen shrub with a minimum mature height of 24
inches for every 3 linear feet of foundation. The remainder of the area shall be landscaped
with ground cover plans. The landscape plan submitted with the Certificate of Zoning
Compliance should comply with this requirement for the sides of the structures that
face W. Franklin and N. Umbria Hills Avenue.
The development is required to record legally binding documents that state the
maintenance and ownership responsibilities for the management of the development,
including, but not limited to, structures, parking, common areas, and other development
features. The applicant should submit documentation of compliance with this
requirement prior to issuance of Certificate of Occupancy.
Access:As shown, the only access for the project is from N. Umbria Hills Avenue. The applicant
will be held to a maximum of 200 units until such time as a secondary access is constructed.
Parking: For multi-family developments, off-street parking is required in accord with the
standards listed in UDC Table 11-3C-6, which requires 2 parking spaces per dwelling unit with at
least one of those in a covered carport or garage. Based on (240) 1, 2- and 3-bedroom units, a
minimum of 456 parking spaces are required, 240 of which should be covered. The site plan
depicts a total of 456 spaces, 240 of which are covered,and a total of 9 additional ADA stalls
which complies with the UDC standards.
For non-residential uses such as the clubhouse, a minimum of one space is required to be
provided for every 500 square feet (s.f.) of gross floor area in accord with the standards l isted in
UDC 11-3C-6B. The applicant has indicated that the square footage of the clubhouse is
approximately 5,400 square feet, which would require an additional 11 spaces.
A minimum of one bicycle parking space for every 25 proposed vehicle spaces or portion thereof
is required to be provided on the site per UDC 11-3C-6G in accord with the standards listed in
UDC 11-3C-5C. Based on 474 vehicle spaces proposed, a minimum of 19 bicycle spaces in
bicycle racks are required to be interspersed throughout the development. The plans
submitted with the application show 19 bicycle parking stalls. On the submitted site plan the
applicant has dispersed bike racks throughout the proposed concept plan. The applicant will also
need to meet any requirements for ADA stalls as dictated by the International Building Code. All
parking on the site must comply with the standards set forth in UDC 11-3C-5C and 11-3C-6G.
The conceptual site plan indicates that there will be a total of 474 parking stalls which is a ratio of
1.9 parking stalls per unit. Since this development is located adjacent to a proposed collector and
arterial roads which do not allow for on-street parking, the applicant has provide more parking
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than what is required by City ordinance. Staff is supportive of the proposed parking shown on the
concept plan.
In 2011, construction of a collector roadway was approved on the south side of this property(AZ-
11-001). To accommodate future access from this site, the applicant is required to stub a
driveway to the southern boundary of the subject property to take access from the future collector
(See Exhibit A.7).
Landscaping: Parking lot landscaping is required to be provided in accord with the standards
listed in UDC 11-3B-8C. A buffer to adjoining land uses is not required on the east and west
sides of the project because the adjacent uses are residential in nature. On the south side of the
project, however, there is existing commercial zoning that require a 25 foot landscape buffer to be
installed per UDC Table 11-2B-3, and must be landscaped in accord with the standards listed in
UDC 11-3B-9. On the north side of the project alonf W. Franklin the applicant is required to
install a 25 foot landscape buffer per UDC 11-3B-7. Additionally, a 20 foot landscape buffer is
required along the N. Umbria Hills Ave. street frontage per UDC 11-3B-7.
Mitigation: The applicant is required to comply with the mitigation standards listed in UDC
11-3B-10C.5 for any existing trees 4-inch caliper or greater that are removed from the site.
Contact Elroy Huff, City Arborist (208-371-1755), prior to removal of any existing trees from
the site.
Building Elevations: Four building types are proposed for the future multi-family structures
within the development as shown in Exhibit A.5. Per the development agreement, the structures
are required to comply with the City of Meridian Architectural Standards Manual.
The architectural character of the structures shall comply with the standards listed in the City of
Meridian Architectural Standards Manual. The elevations submitted with the Certificate of
Zoning Compliance application should demonstrate compliance with those standards.
Certificate of Zoning Compliance: The applicant is required to obtain approval of a Certificate
of Zoning Compliance application for establishment of the new use and to ensure all site
improvements comply with the provisions of the UDC and the conditions in this report prior to
construction, in accord with UDC 11-5B-1.
Design Review: The applicant is required to submit an application for Design Review concurrent
with the Certificate of Zoning Compliance application in accord with UDC 11-5B-8. The site and
building design is required to be generally consistent with the elevations and site plan submitted
with this application and the standards listed in UDC 11-3A-19 and the City of Meridian
Architectural Standards Manual.
B. Preliminary Plat (PP):
The proposed plat consists of 13 residential building lots and 3 common lots on 12.59 acres of
land in the R-40 zoning district. The smallest lot is 15,080 square feet (s.f.) with an average lot
size of 33,039 s.f.
Dimensional Standards: Staff has reviewed the proposed plat for compliance with the
dimensional standards listed in UDC Table 11-2A-8 for the R-40 zoning district. All of the lots
comply with the minimum standards. Construction of buildings on the site should comply with
the setbacks for the R-40 district.
Access: Access to streets is required to comply with the standards listed in UDC 11-3A-3. The
proposed plat depicts one accesses for the development from W. Franklin. There will be future
access to the development once the properties to the west and south develop.
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Per ACHD, the applicant will be required to construct a turnaround at the terminus of N. Umbria
Hilla Avenue. If it is not possible to accommodate the turn around on the adjacent property, the
applicant will need to revise the site plan to accommodate this.
Stub Streets/Street Improvements: The collector being constructed as part of this project
(N. Umbria Hills Avenue) will be stubbed to the south property line. Other than this, there are
no stub streets proposed to adjacent properties.
Traffic Impact Study (TIS): A TIS was not a requirement for this specific project. However, the
original traffic study written for the Baraya subdivision included 280 apartment units in its
analysis.
Landscaping: A 25-foot wide street buffer is required adjacent to W Franklin Road and a 20 foot
landscape buffer is required along N. Umbria Hills Avenue in accord with the standards listed in
UDC 11-3B-7C.
Open Space: A minimum of 10% (or 1.25 acres) of the area of the site is required to consist of
qualified open space in accord with the standards listed in UDC 11-3G-3B. The applicant has
proposed to provide 2.97 acres of qualified open space, or approximately 24%. Prior to the
Commission hearing, the applicant shall provide a detailed table indicating which areas are
included in the qualified open space calculation.
A total of 2.97 acres (or 24%) of open space is proposed consisting of common areas where
the clubhouse, swimming pool and tot lot are located, the collector landscape buffer, half
the arterial landscape buffer and miscellaneous open grassy areas that are a minimum of
20’ x 20’ in area (see Exhibit A.2).
Amenities:The applicant proposes a swimming pool, a clubhouse with an exercise room, a 50’ x
100’ open grassy area, and a tot lot as amenities. The applicant’s proposed amenities meet the
requirements for amenities per the UDC.
Sidewalks: Sidewalks are required to be provided with development in accord with the standards
listed in UDC 11-3A-17. detached sidewalks are required along N. Umbria Hilla Avenue and W.
Franklin Road per that same standard.
Utilities: Street lights are required to be installed along public streets adjacent to the development
in accord with the City’s adopted standards, specifications and ordinances. 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. Adequate fire protection shall be required in accord with
the appropriate fire district standards.
Pressurized Irrigation: An underground pressurized irrigation system is required to be provided
for the development in accord with UDC 11-3A-15 as proposed and will be served by the Nampa
& Meridian and Settler’s Irrigation Districts.
Waterways/Ditches: The Kennedy Lateral runs along a portion of the weast boundary of the
property. The applicant shall coordinate with the appropriate irrigation district to ensure that no
structures encroach into their prescriptive easement.
Storm Drainage: An adequate storm drainage system is required in all developments in accord
with the City’s adopted standards, specifications, and ordinances, per UDC 11-3A-18.
Stormwater is proposed to be retained on-site in seepage beds.
In summary, Staff recommends approval of the proposed CUP and PP applications with the
conditions included in Exhibit B of this report in accord with the Findings contained in Exhibit C.
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X. EXHIBITS
A. Drawings/Other
1. Vicinity/Zoning Map
2. Proposed Site Plan (dated: 1/3/18)
3. Proposed Preliminary Plat (dated: 1/4/18)
4. Proposed Landscape Plan (dated: 1/8/18)
5. Proposed Building Elevations & Renderings (dated 10/17/17)
6. Ten Mile Interchange Specific Area Plan street section Exhibit
7. Roadway Network Exhibit
B. Agency & Department Comments
C. Required Findings from Unified Development Code
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Exhibit A Page 1
A. Drawings/Other
Exhibit A.1: Zoning Map
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Exhibit A.2: Proposed Site Plan (dated: 1/3/18)
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Exhibit A.3: Proposed Preliminary Plat (dated: 1/4/18)
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Exhibit A.4: Proposed Landscape Plan (dated: 1/8/18)
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Exhibit A.5: Proposed Building Elevations & Renderings (dated: 10/17/17
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Exhibit A.6: Ten Mile Interchange Specific Area Plan street section Exhibits
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Exhibit A.7: Roadway Network Exhibit
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B. EXHIBIT B - AGENCY & DEPARTMENT COMMENTS
1. PLANNING DIVISION
1.1 Site Specific Conditions of Approval – Preliminary Plat
1.1.1 Development of the site shall substantially comply with the preliminary plat, site plan and
building elevations included in Exhibit A, the design standards listed in UDC 11-3A-19 and in
the Architectural Standards Manual, and the conditions in this report.
1.1.2 The applicant shall comply with the conditions of the development agreement (Inst. #
107123289).
1.1.3 The preliminary plat included in Exhibit A.3, dated 01/04/18, shall be revised as follows:
a. The applicant shall provide detached sidewalks along the entire W. Franklin and N.
Umbria Hills Ave., and attached sidewalk throughout the development.
b. The trash enclosure and location should be approved by Bob Olson, Republic Services.
A detail of the trash enclosures should be submitted with the Certificate of Zoning
Compliance application(s).The trash enclosures shall also accommodate recycling
containers.
c. Prior to the City Council hearing, the applicant shall revise the site plan and stub a driveway
along the southern boundary show the proposed project will function within the approved
network.
1.2 Site Specific Conditions of Approval – Conditional Use Permit
1.2.1 The developer shall comply with the specific use standards for multi-family developments
listed in UDC 11-4-3-27, including but not limited to the following:
a. The applicant shall record legally binding documents that state the maintenance and
ownership responsibilities for the management of the development, including, but not
limited to, structures, parking, common areas, and other development features, per UDC
11-4-3-27G. A recorded copy shall be submitted to the City prior to issuance of Certificate
of Occupancy for the first structure within the development.
1.2.2 W, the applicant shall revise the site plan included in Exhibit A.2, dated 01/03/18, shall be
modified as follows:
a. Depict a property management office, a maintenance storage area, a central mailbox
location with provisions for parcel mail that provides safe pedestrian and/or vehicular
access and a directory map of the development at an entrance or convenient location for
those entering the development in accord with UDC 11-4-3-27B.7.
1.2.3 The landscape plan included in Exhibit A.4, dated 01/08/2018, shall be revised as follows:
a. Prior to the Commission hearing, the applicant shall provide a detailed landscape table
indicating which areas are included in the qualified open space calculation.
b. The applicant shall provide 2.97 acres of qualified open space as proposed.
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1.2.4 All elevations that face W. Franklin or N. Umbria Hills shall have landscaping along their
foundations that comply with the minimum standards listed in UDC 11-4-3-27E.2.
1.2.5 The applicant shall coordinate with the appropriate irrigation district to ensure that no structures
encroach into their prescriptive easement.
1.2.6 The applicant will be held to a maximum of 200 units until such time as a secondary access is
constructed.
1.3 General Conditions of Approval
1.3.1 Comply with all bulk, use, and development standards of the applicable district listed in UDC
Chapter 2 District regulations.
1.3.2 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set
forth in UDC 11-3A-6.
1.3.3 Install lighting consistent with the provisions as set forth in UDC 11-3A-11.
1.3.4 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.
1.3.5 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
1.3.6 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J.
1.3.7 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3B-5I,
11-3B-8C, and Chapter 3 Article C.
1.3.8 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B-
7C (streets).
1.3.9 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-
11C.
1.3.10 Protect any existing trees on the subject property that are greater than four-inch caliper and/or
mitigate for the loss of such trees as set forth in UDC 11-3B-10.
1.3.11 Provide bicycle parking spaces as set forth in UDC 11-3C-6G consistent with the design
standards as set forth in UDC 11-3C-5C.
1.3.12 Comply with the outdoor service and equipment area standards as set forth in UDC 11-3A-12.
1.3.13 Construct all required landscape areas used for storm water integration consistent with the
standards as set forth in UDC 11-3B-11C.
1.3.14 Comply with the structure and site design standards, as set forth in UDC 11-3A-19 and the
guidelines set forth in the City of Meridian Standards Manual.
1.3.15 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle.
1.3.16 Low pressure sodium lighting shall be prohibited as an exterior lighting source on the site.
1.3.17 All fencing constructed on the site shall comply with the standards as set forth in UDC 11-3A-7
and 11-3A-6B as applicable.
1.3.18 All storm drainage areas included in the qualified open space calculations shall comply with the
standards listed in UDC 11-3B-11, Stormwater Integration.
1.4 Ongoing Conditions of Approval
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1.4.1 The conditional use may only be transferred or modified consistent with the provisions as set forth
in UDC 11-5B-6G. The applicant shall contact Planning Division staff regarding any proposed
modification and/or transfer of ownership.
1.4.2 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.
1.5 Process Conditions of Approval
1.5.1 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.
1.5.2 The conditional use approval shall be null and void if the applicant fails to 1) commence the use
within two years as set forth in UDC 11-5B-6F1 or 2) gain approval of a time extension as set
forth in UDC 11-5B-6F4.
1.5.3 The preliminary plat approval shall be null and void if the applicant fails to obtain City Engineer
signature on a final plat within two (2) years of approval of the preliminary plat; or, obtain
approval of a time extension as set forth in UDC 11-6B-7.
1.5.4 The applicant shall submit and obtain approval of a Certificate of Zoning Compliance and Design
Review application from the Planning Division, prior to submittal of any building permit
application.
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 application. Street light plan
requirements are listed in section 6-7 of the City's Design Standards. A copy of the standards can
be found at http://www.meridiancity.org/public_works.aspx?id=272.`
2.1.2 Continue the 12-inch water main south in S. Umbria Hills to the southern extent of the preplat,
this main was shown as 8-inch in the submitted AutoCAD file.
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
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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.
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.
Meridian City Council Meeting Agenda April 17, 2018 – Page 437 of 491
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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 Prior to the Planning and Zoning Commission the applicant shall provide a pedestrian lighting
plan.
4. FIRE DEPARTMENT
4.1 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water
quality by the Meridian Water Department for bacteria testing.
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 a Storz LDH connection in place of the the 4 ½” outlet. The Storz
connection may be integrated into the hydrant or an approved adapter may be used on the 4
1/2" outlet.
b. Fire hydrants shall have the Storz outlet face the main street or parking lot drive aisle.
c. Fire hydrants shall be placed on corners when spacing permits.
d. Fire hydrants shall not have any vertical obstructions to outlets within 10’.
e. Fire hydrants shall be placed 18” above finished grade to the center of the Storz outlet.
f. Fire hydrants shall be provided to meet the requirements of the Meridian Water Dept.
Standards.
Meridian City Council Meeting Agenda April 17, 2018 – Page 438 of 491
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g. 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.
4.3 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.
4.4 Provide signage (“No Parking Fire Lane”) for all fire lanes in accordance with International Fire
Code Sections 503.4 & D103.6.
4.5 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth
in International Fire Code Section 304.1.2.
4.6 Commercial and office occupancies will require a fire-flow consistent with International Fire
Code Appendix B to service the proposed project. Fire hydrants shall be placed per Appendix C.
4.7 Provide a Fire Department Key box entry system for the complex prior to occupancy as set forth
in International Fire Code Section 506.
4.8 The first digit of the Apartment/Office Suite shall correspond to the floor level as set forth in
International Fire Code Section 505.1 and Meridian Amendment 10-4-1.
4.9 The applicant shall work with Public Works and Planning Department staff to provide an address
identification plan and a sign which meets the requirements of the City of Meridian sign
ordinance and is placed in a position that is plainly legible and visible from the street or road
fronting the property, as set forth in International Fire Code Section 505.1 and Meridian
Amendment 104-4-1.
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.
4.11 All R-2 occupancies with 3 or more units shall be required to be fire sprinkled as set forth in
International Fire Code Section 903.2.8.
4.12 The Fire Department will require Fire Department locking Connection caps on all FDC inlets. IFC
102.9
4.13 Buildings over 30’ in height are required to have access roads in accordance with the International
Fire Code Appendix D Section D105.
4.14 There shall be a fire hydrant within 100’ of all fire department connections as set forth in
local amendment to the International Fire Code 10-4-1.
4.15 Emergency response routes and fire lanes shall not be allowed to have traffic calming devices
installed without prior approval of the Fire Code Official. National Fire Protection Standard 1141,
Section A5.2.18.
4.16 As set forth in International Fire Code Section 504.1, multi-family and commercial projects shall
be required to provide an additional sixty inches (60”) wide access point to the building from the
fire lane to allow for the movement of manual fire suppression equipment and gurney operations.
The unobstructed breaks in the parking stalls shall be provided so that building access is provided
in such a manner that the most remote part of a building can be reached with a length of 150' fire
hose as measured around the perimeter of the building from the fire lane. Code compliant
Meridian City Council Meeting Agenda April 17, 2018 – Page 439 of 491
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handicap parking stalls may be included to assist meeting this requirement. Contact the Meridian
Fire Department for details.
5. REPUBLIC SERVICES
5.1 Coordinate with Bob Olson, Republic Services (208-345-1265) on the location and design of
trash enclosures prior to submittal of the Certificate of Zoning Compliance application.
6. PARKS DEPARTMENT
6.1 The Parks Department did not provide comments for this application.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 Site Specific Conditions of Approval
7.1.1 Construct Umbria Hills Avenue as a 50-foot wide street section (back of curb to back of curb)
with two 21-foot travel lanes, two 8-foot wide center landscape islands, vertical curb, gutter, a 10-
foot wide landscape strip, and 5-foot wide detached concrete sidewalk.
7.1.2 Provide written approval from the appropriate fire department for the reduced street- section.
7.1.3 Provide a permanent right-of-way easement for any public sidewalk outside of the dedicated
right-of-way. The easement shall encompass the entire area between the right-of-way line and 2-
feet behind the back edge of the sidewalk.
7.1.4 Plat the center landscape island as right-of-way owned by ACHD. The applicant or the
homeowners association shall apply for a license agreement with ACHD if any landscaping is
proposped to be located within the islands.
7.1.5 Continue Umbria Hills Avenue, stubbing to the southern property line of the site.
7.1.6 Install a sign at the terminus of Umbria Hills Avenue stating that, “THIS IS A DESIGNATED
COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN
THE FUTURE.”
7.1.7 Construct a temporary cul-de-sac at the terminus of Umbria Hills Avenue. The cul-de- sac should
be paved and provide a minimum 45-foot radius.
7.1.8 Construct a 25-foot wide driveway onto Umbria Hills Avenue located 280-feet south of Snow
Canyon Drive.
7.1.9 Construct a driveway from the site onto Umbria Hills Avenue with a maximum width of 36 -feet
to align with Snow Canyon Street.
7.1.10 Construct the driveways as curb returns with minimum 15 -foot radii, and pave the driveways
their full width and at least 30-feet into the site beyond the edge of pavement of the roadway.
7.1.11 Umbria Hills Avenue is classified as a collector roadway; direct lot access is prohibited to this
roadway and should be noted on the final plat.
7.1.12 Obtain approval by the ACHD pavement cut committee before any pavement cuts occur to this
segment of Franklin Road abutting the site.
7.1.13 A Traffic Impact Fee will be assessed by ACHD and will be due prior to issuance of a building
permit. Please contact the ACHD Planner (see below) for information regarding impact fees.
7.1.14 Plans shall be submitted to the ACHD Development Services Department for plans acceptance,
and impact fee assessment (if an assessment is applicable).
Meridian City Council Meeting Agenda April 17, 2018 – Page 440 of 491
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7.1.15 Comply with the Standard Conditions of Approval as noted below.
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, 7203.6, the applicant may be required to update any existing
non-compliant pedestrian improvements abutting the site to meet current Americans with
Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of
ADA compliance to District Development Review staff for review.
7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
7.2.5 A license agreement and compliance with the District’s Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
7.2.6 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.2.7 It is the responsibility of the applicant to verify all existing utilities within the right -of-way.The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
7.2.8 Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for
details.
7.2.9 All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC
Standards and approved supplements, Construction Services procedures and all applicable ACHD
Standards unless specifically waived herein. An engineer registered in the State of Idaho shall
prepare and certify all improvement plans.
7.2.10 Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
7.2.11 No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant’s authorized representative and an authorized
representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of
any change from ACHD.
7.2.12 If the site plan or use should change in the future, ACHD Planning Review will review the site
plan and may require additional improvements to the transportation system at that time. Any
change in the planned use of the property which is the subject of this application, shall require the
applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time
unless a waiver/variance of the requirements or other legal relief is granted by the ACHD
Commission.
Meridian City Council Meeting Agenda April 17, 2018 – Page 441 of 491
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C. Required Findings from Unified Development Code
1. CONDITIONAL USE PERMIT:
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following, and may approve a conditional use permit if
they shall find evidence presented at the hearing(s) is adequate to establish:
a. That the site is large enough to accommodate the proposed use and meet all the
dimensional and development regulations in the district in which the use is located.
Commission finds that the site is large enough to accommodate the proposed use and meet
the dimensional and development regulations of the R-40 zoning district and the specific use
standards for multi-family developments.
b. That the proposed use will be harmonious with the Meridian Comprehensive Plan and
in accord with the requirements of this Title.
Commission finds that the proposed multi-family residential use will be harmonious with the
Comprehensive Plan and that the density is appropriate for this site. The proposed use is in
accord with UDC requirements.
c. That the design, construction, operation and maintenance will be compatible with other
uses in the general neighborhood and with the existing or intended character of the
general vicinity and that such use will not adversely change the essential character of
the same area.
Commission finds that the general design, construction, operation and maintenance of the
multi-family use will be compatible with existing residential and commercial uses in the
vicinity and with the existing and intended character of the area and will not adversely change
the character of the area. Commission recommends that the Council consider any public
testimony that may be presented to determine whether or not the proposal will adversely
affect the other properties in the area.
d. That the proposed use, if it complies with all conditions of the approval imposed, will
not adversely affect other property in the vicinity.
Commission finds that the proposed development should not adversely affect other property
in the vicinity if the applicant complies with all conditions of approval listed in Exhibit B of
this staff report and constructs all improvements and operates the use in accordance with the
UDC standards.
e. That the proposed use will be served adequately by essential public facilities and
services such as highways, streets, schools, parks, police and fire protection, drainage
structures, refuse disposal, water, and sewer.
Commission finds that sanitary sewer, domestic water and irrigation can be made available to
the subject property. Please refer to comments prepared by the Public Works Department,
Fire Department, Police Department and other agencies.
f. That the proposed use will not create excessive additional costs for public facilities and
services and will not be detrimental to the economic welfare of the community.
Commission finds that the applicant will pay to extend the sanitary sewer and water mains
into the site. No additional capital facility costs are expected from the City. The applicant
and/or future property owners will be required to pay impact fees.
Meridian City Council Meeting Agenda April 17, 2018 – Page 442 of 491
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g. That the proposed use will not involve activities or processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors.
Commission finds that the proposed development should not involve activities that will create
nuisances that would be detrimental to the general welfare of the surrounding area.
Commission recognizes the fact that traffic and noise will increase with the approval of this
development; however, whenever undeveloped property is developed, the amount of traffic
generation does increase.
h. That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
Commission finds that the proposed development will not result in the destruction, loss or
damage of any natural feature(s) of major importance. Commission recommends that the
Council reference any public testimony that may be presented to determine whether or not the
proposed development may destroy or damage a natural or scenic feature(s) of major
importance of which staff is unaware.
2. PRELIMINARY PLAT:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the
decision-making body shall make the following findings:
a. The plat is in conformance with the Comprehensive Plan;
Commission 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;
Commission 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 developer at
their own cost, 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;
Commission recommends the Council rely upon comments from the public service providers
(i.e., Police, Fire, ACHD, etc.) to determine this finding. (See Exhibit B for more detail.)
e. The development will not be detrimental to the public health, safety or general welfare;
and
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. Commission recommends that the Council
consider any public testimony that may be presented when determining whether or not the
Meridian City Council Meeting Agenda April 17, 2018 – Page 443 of 491
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proposed subdivision may cause health, safety or environmental problems of which
Commission is unaware.
f. The development preserves significant natural, scenic or historic features.
Commission finds there are no significant natural, scenic or historic features associated with
this property that need to be preserved with development of this site.
Meridian City Council Meeting Agenda April 17, 2018 – Page 444 of 491
City Council Meeting
Meeting Date: April 17, 2018
Agenda Item Number: 9C
Project/File Number: H-2018-0006
Item Title: Fast Eddy's
Public Hearing for Fast Eddy's (H-2018-0006)by ALC Architecture, Located at 3775 N. Eagle
Road
1. Request: Annexation and Zoning of 1.63 acres with a C -G zoning district; and
2. Request: A Conditional Use Permit for a Drive -Through Establishment within 300 Feet of a
Residential Use and Extended Hours of Operation in the C -G zoning district of 24 Hours a
Day/7 Days a week
Meetina Notes
Yr' APPROVED
CITY OF MERIDIAN
CITY COUNCIL
PUBLIC HEARING SIGN -IN SHEET
Date: April 17, 2018 Item #
Project Number: H-2018-0006
Project Name:
Fast Eddy's
9C
Pleaseour rint name For Against Neutral Do you wish
p Y 9
to testifv (YIN)
Fast Eddy’s – AZ, CUP H-2018-0006 PAGE 1
STAFF REPORT Hearing Date: April 17, 2018
TO: Mayor & City Council
FROM: Sonya Allen, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Fast Eddy’s – AZ, CUP (H-2018-0006)
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, ALC Architecture, has submitted an application for annexation and zoning (AZ) of
1.63 acres of land from the RUT zoning district in Ada County to the C-G zoning district in the City.
A conditional use permit (CUP) for a drive-through establishment within 300 feet of a residential use;
and extended hours of operation in the C-G zoning district of 24 hours a day/7 days a week is also
requested.
See Section IX of the staff report for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed AZ and CUP 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 March 15, 2018. At the
public hearing, the Commission moved to recommend approval of the subject AZ and CUP
requests.
a. Summary of Commission Public Hearing:
i. In favor: Steve Eddy, Applicant
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: James Doolin, FIG Development, LLC; Steve Eddy, Applicant
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. Time of day that deliveries occur and 24 hour operation of facility.
ii. Provision of driveway to the north boundary for future access/interconnectivity.
iii. In favor of the requested reduced buffer width to the future residential development to
the west with that property owner’s consent/support; and the reduced buffer width to
the residential property to the north.
d. Commission Change(s) to Staff Recommendation:
i. Modify DA provision #1.1.1a to allow the existing office building to remain and be used
as a construction office and for it to be demolished prior to issuance of the Certificate of
Occupancy for the convenience store.
ii. Modify DA provision #1.1.1c to allow a property boundary adjustment application to be
processed for two parcels instead of one.
e. Outstanding Issue(s) for City Council:
i. None
Meridian City Council Meeting Agenda April 17, 2018 – Page 446 of 491
Fast Eddy’s – AZ, CUP H-2018-0006 PAGE 2
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2018-
0006, as presented during the hearing on April 17, 2018, with the following modifications: (Add any
proposed modifications).
Continuance
I move to continue File Number H-2018-0006 to the hearing date of (insert continued hearing date
here) for the following reason(s): (You should state specific reason(s) for continuance.)
Denial
After considering all staff, applicant and public testimony, I move deny File Number H-2018-0006, as
presented during the hearing on April 17, 2018, for the following reasons: (You should state specific
reasons for denial)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The site is located at 3775 N. Eagle Rd., in the southeast ¼ of Section 32, Township 4 North,
Range 1 East. (Parcel #: R4582530280 & S0532417375)
B. Owner(s):
ST Investments
2151 N. Greenview Ct.
Eagle, ID 83616
C. Applicant:
Jeff Likes, ALC Architecture
1119 E. State #120
Eagle, ID 83616
D. Representative:
Same as Applicant
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 a conditional use permit. A public
hearing is required before the Planning & Zoning Commission and City Council on these
applications, consistent with Meridian City Code Title 11, Chapter 5.
B. Newspaper notifications published on: February 23, 2018 (Commission); March 30, 2018
(Council)
C. Radius notices mailed to properties within 300 feet on: February 20, 2018 (Commission); March
23, 2018 (Council)
D. Applicant posted notice on site(s) on: March 3, 2018 (Commission); March 28, 2018 (Council)
VI. LAND USE
A. Existing Land Use(s) and Zoning: There is currently an office building on the eastern portion of
this site, zoned RUT in Ada County.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
Meridian City Council Meeting Agenda April 17, 2018 – Page 447 of 491
Fast Eddy’s – AZ, CUP H-2018-0006 PAGE 3
1. North: Rural residential property, zoned A-1 in Boise
2. East: A church, zoned A-1 in Boise
3. South: Undeveloped commercial property, zoned C-G
4. West: Future multi-family development in the development process (Brickyard), zoned C-G
C. History of Previous Actions: This property was previously de-annexed from Boise and included
in Meridian’s Area of City Impact boundary.
D. Utilities:
1. Public Works:
a. Location of sewer: Sanitary sewer mains intended to provide service to the subject site
are currently being installed adjacent to the subject site in the Brickyard Development.
b. Location of water: Domestic water mains intended to provide service to the subject site
from the City of Meridian are currently being installed adjacent to the subject site in the
Brickyard Development. However, the site of the convenience store and fuel islands
currently falls within Suez Water’s service area, and Suez has expressed their position of
retaining service to the area.
c. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: There are no waterways on this site.
2. Hazards: Staff is not aware of any hazards that exist on this property.
3. Flood Plain: This site is not located in the Meridian Floodplain Overlay District.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
As stated above, the subject property was de-annexed from Boise and is now within the City of
Meridian’s Area of City Impact boundary. For this reason, the subject property is not included on the
City’s Future Land Use Map (FLUM) and does not have a future land use designation. Because land
use designations on the FLUM are not parcel specific and the site abuts the Mixed Use – Regional
(MU-R) designation to the south, and because the same property owner owns the property to the
south and is developing that site as well as part of the overall development plan, staff has determined
it’s appropriate to “float” the MU-R designation to the subject property.
The Applicant proposes to develop a retail (convenience) store and fuel sales facility on this site; an
associated vehicle washing facility and vehicle service (i.e. quick lube) use is proposed on the
abutting property to the south that is part of the Applicant’s overall development plan.
Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to
the proposed use of this property (staff analysis in italics):
“Protect existing residential properties from incompatible land use development on adjacent
parcels.” (3.06.01F)
There is an existing residence on the abutting property to the north of this site. The UDC
(Table 11-2B-3) requires a 25-foot wide buffer to be provided on C-G zoned property to
residential uses, landscaped in accord with the standards listed in UDC 11-3B-9C. The
buffer with dense landscaping will assist in buffering and protecting the residential from the
commercial use.
Meridian City Council Meeting Agenda April 17, 2018 – Page 448 of 491
Fast Eddy’s – AZ, CUP H-2018-0006 PAGE 4
“Reduce the number of existing access points onto arterial streets by using methods such as
cross-access agreements, access management, and frontage/backage roads.
Staff recommends the north/south driveway proposed along the west boundary of the site is
extended to the north property line and a cross-access/ingress-egress easement is provided
to the property to the north. This driveway will serve as a backage road and will reduce
access points to N. Eagle Rd./SH-55 and will allow for interconnectivity between properties
without accessing the state highway.
“Plan for a variety of commercial and retail opportunities within the Area of City Impact.”
(3.05.01J)
The proposed convenience store and fuel sales facility (and associated vehicle washing
facility and vehicle service on the abutting property to the south) will contribute toward the
variety of commercial and retail opportunities available within the northeast boundary of the
City’s Area of Impact.
“Consider needed sidewalk, pathway, landscaping, and lighting improvements with all land-
use decisions along SH-55.” (3.03.02Q)
A 10-foot wide pedestrian pathway and pedestrian-scale lighting is proposed as required
within the street buffer along N. Eagle Rd./SH-55 in accord with UDC 11-3H-4C.
“Require all new and reconstructed parking lots to provide landscaping in internal islands and
along streets.” (2.01.04B)
Landscaping is proposed within planter islands in the parking areas on this site as shown on
the landscape plan attached in Exhibit A.4; landscaping is required to comply with the
standards listed in UDC 11-3B-8C.
“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)
A pedestrian walkway is proposed between the subject property and the future multi-family
development (i.e. Brickyard) to the west for interconnectivity. Staff recommends a pedestrian
walkway is provided from the north and northwest boundaries to the main entrance of the
retail store; and along the south boundary of the overall project site from the walkway
planned to be constructed with the development to the west (i.e. Brickyard multi-family
development) along the east/west driveway to the pathway along N. Eagle Rd./SH-55.
“Require appropriate landscaping and buffers along transportation corridor (setback,
vegetation, low walls, berms, etc.).” (3.06.02F)
A 25-foot wide street buffer is required adjacent to N. Eagle Rd./SH-55, a state highway,
landscaped in accord with the standards listed in UDC 11-3B-7C.
“Plan for and encourage services like health care, daycare, grocery stores and recreational
areas to be built within walking distance of residential dwellings.” (2.01.01C)
The proposed convenience store will provide convenience retail options within walking
distance of existing and future residential neighbors.
“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)
This property is contiguous to land that has already been annexed into the City. Urban
services can be provided to this property upon development.
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VIII. UNIFIED DEVELOPMENT CODE (UDC)
A. Purpose Statement of Zoning District: The purpose of the commercial districts is to provide for
the retail and service needs of the community in accordance with the Meridian Comprehensive
Plan.
B. Schedule of Use: UDC Table 11-2B-2 lists the principal permitted (P), accessory (A), conditional
(C), and prohibited (-) uses in the proposed C-G zoning district. Any use not explicitly listed is
prohibited. The proposed retail (convenience) store and fuel sales facility is listed as a principal
permitted use in the C-G zoning district; compliance with the specific use standards listed in
UDC 11-4-3-20, Fuel Sales Facility, is required. A drive-through establishment is listed as a
conditional use when it’s within 300 feet of a residential use or district or another drive-through
establishment; compliance with the specific use standards listed in UDC 11-4-3-11, Drive-
Through Establishments, is required.
C. Dimensional Standards: Development of the site should be consistent with the dimensional
standards listed in UDC Table 11-2B-3 for the C-G district.
D. Landscaping: Landscaping is required to be provided on the site in accord with the standards
listed in UDC 11-3B as applicable.
E. Off-Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6B for non-
residential uses.
IX. ANALYSIS
Analysis of Facts Leading to Staff Recommendation:
A. Annexation & Zoning (AZ):
The applicant requests approval to annex & zone 1.63 acres of land with a C-G zoning district. As
discussed above, staff deems it appropriate to “float” the Mixed Use – Regional FLUM
designation from the abutting property to the south to this property; the proposed C-G zoning
district is compatible with the MU-R designation.
The applicant proposes to develop the site with a 16,399 square foot retail store with a drive-
through establishment and a fuel sales facility. An associated vehicle washing facility and vehicle
service (i.e. quick lube) use is also planned to be constructed by the applicant on the abutting
property to the south. A site plan has been submitted that demonstrates how the overall site is
proposed to develop (see Exhibit A.2).
Because the subject property owner also owns the two (2) parcels to the south, staff recommends
after this property is annexed into the City, a property boundary adjustment (PBA) application is
processed to consolidate all of the parcels into one parcel. Final approval of the PBA should be
obtained prior to issuance of the first Certificate of Occupancy.
The legal description submitted with the application, included in Exhibit C, shows the boundaries
of the property proposed to be annexed and zoned. 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 and
recommended by staff with this application, staff recommends a DA is required as a provision of
annexation with the provisions included in Exhibit B. Staff has included recommended provisions
for the DA that include requirements for “off-site” (i.e. outside of the annexation area but within
the overall site owned by the applicant) improvements.
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B. Conditional Use Permit (CUP):
A CUP is requested for a drive-through establishment within 300 feet of an existing residence as
required by UDC 11-4-3-11A. Extended business hours of operation within the C-G zoning
district are also requested of 24 hours a day/7 days a week. The UDC (11-2B-3A.4) limits
business hours of operation in the C-G district from 6:00 am to 11:00 pm when the property
abuts a residential use or district, unless extended hours are approved through a CUP.
The applicant has submitted a site plan that proposes a drive-through along the north side of the
retail store depicted at the north end of the property within 300 feet of an existing residence to the
north (see Exhibit A.2).
Specific Use Standards: There are specific use standards listed in the UDC that apply to
development of this site as follows: (Staff’s comments in italics)
UDC 11-4-3-11, Drive-Through Establishment:
All establishments providing drive-through service shall identify the stacking lane, menu
and speaker location (if applicable), and window location on the certificate of zoning
compliance or the conditional use permit. Speakers are prohibited in the O-T zoning
district.
The stacking lane, menu and order board are depicted on the site plan – the location of
the window is not clear (there appears to be two windows); all of the aforementioned
items should be depicted on the site plan submitted with the Certificate of Zoning
Compliance application.
A site plan shall be submitted that demonstrates safe pedestrian and vehicular access and
circulation on the site and between adjacent properties. At a minimum the plan shall
demonstrate compliance with the following standards:
Stacking lanes shall have sufficient capacity to prevent obstruction of driveways,
drive aisles, and the public right of way by patrons.
The stacking lane shall be a separate lane from the circulation lanes needed for access
and parking, except stacking lanes may provide access to designated employee
parking.
The stacking lane shall not be located within ten feet (10') of any residential district
or existing residence.
Any stacking lane greater than one hundred feet (100') in length shall provide for an
escape lane.
The site should be designed so that the drive-through is visible from a public street
for surveillance purposes.
The proposed drive-through design complies with the above-requirements.
UDC 11-4-3-20: Fuel Sales Facility:
A. General standards:
1. When allowed as an accessory use, gasoline or diesel fuel sales facilities shall not
occupy more than twenty five percent (25%) of the subject property.
2. The total height of any overhead canopy or weather protection device shall not
exceed twenty feet (20').
3. Vehicle stacking lanes shall be available on the property but outside the fueling areas.
Stacking lanes shall have sufficient capacity to prevent obstruction of the public
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right-of-way by patrons. Such stacking lanes shall be separate from areas required for
access and parking. The stacking lanes shall not be located within ten feet (10') of
any abutting residential districts.
4. If the use is unattended, the standards in accord with section 11-3A-16 of this title
shall also apply.
B. Additional standards for fuel sales facility, truck stop:
1. The use shall be located on a principal arterial or near an interstate interchange.
2. The use shall be located a minimum of six hundred feet (600') from any residential
district and a minimum of one thousand feet (1,000') from any hospital.
Access: Access for this site is proposed via an existing driveway from Eagle Rd./SH-55 on the
adjacent property to the south (under the same ownership), as depicted on the site plan in Exhibit
A.2. A variance was approved in 2005 for this access (VAR-05-021, Kohl’s Department
Store/CentrePoint Marketplace).
Another access via N. Eagle Rd./SH-55 exists off-site adjacent to the south boundary of the
overall site (also approved with VAR-05-021). A north/south access driveway is proposed along
the west boundary of the overall site to this driveway.
In accord with the Comprehensive Plan as noted above in Section VII and the UDC (11-3A-3,
Access to Streets), Staff recommends a driveway stub is provided to the property to the north for
interconnectivity and to reduce access points to the state highway. This driveway will serve as a
backage road to N. Eagle Rd./SH-55.
Parking: Off-street parking is required for the proposed use in accord with the standards listed in
UDC Table 11-3C-6B for non-residential uses in commercial districts (1 space for every 500
square feet of gross floor area). Based on the square footage of the proposed structure (16,399), a
minimum of 33 spaces are required; a total of 55 spaces are proposed in accord with this
requirement.
A minimum of one bicycle parking space for every 25 proposed vehicle spaces or portion thereof
is required to be provided on the site per UDC 11-3C-6G in accord with the standards listed in
UDC 11-3C-5C. Based on 55 vehicle spaces provided, a minimum of 2 bicycle spaces are
required; a rack is proposed that will hold a minimum of 3 bicycles in accord with this
requirement.
Landscaping: Landscaping is required to be provided on the site as set forth in UDC Table 11-
2B-3 per the standards listed in UDC 11-3B as noted below.
Parking Lot: Parking lot landscaping is required to be provided in accord with the standards
listed in UDC 11-3B-8C. Staff recommends a minimum of one (1) tree is added within
one of the planter islands proposed in front of the entry to the retail store in accord with
UDC 11-3B-8C.2. Vegetative groundcover is required within all required landscape
areas and shall have a minimum coverage of 70% at maturity, per UDC 11-3B-5N.
Buffer to Residential Uses: A 25-foot wide landscape buffer is required on C-G zoned
property to residential uses planted in accord with the standards listed in UDC 11-3B-9C.
There is a residential property to the north of this site; therefore, a 25-foot wide buffer
is required along the north property boundary; a 12-foot wide buffer is proposed. The
buffer should be widened to 25 feet; or, a reduced buffer may be requested from City
Council as set forth in UDC 11-3B-9C.2. The buffer is required to planted with a mix of
evergreen and deciduous trees, shrubs, lawn or other vegetative groundcover; the buffer
area shall result in a barrier that allows trees to touch at maturity; additional trees
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should be added within the buffer to achieve this barrier.
Street Buffer: A minimum 25-foot wide street buffer is required along N. Eagle Rd., an
arterial street, as set forth in UDC Table 11-2B-3. A 40+ buffer is proposed. Landscaping is
proposed in accord with UDC standards.
Mitigation: There are existing trees on this site. The applicant is required to comply with the
mitigation standards listed in UDC 11-3B-10C.5 for any existing trees 4-inch caliper or greater
that are removed from the site. Contact Elroy Huff, City Arborist (208-371-1755), prior to
removal of any existing trees from the site to schedule an inspection. A mitigation plan
should be identified on the landscape plan submitted with the CZC application.
Sidewalks/Pedestrian Walkways: Sidewalks/pathways are required to be constructed on the site
as set forth in UDC 11-3A-17 and 11-3H-4C.
In areas where outdoor seating is proposed around the retail store, the walkway area
between the wall where the seating area is proposed and the parking area is only 5-feet
wide. Without wheel stops within parking spaces in these areas, vehicles will overhang onto
the sidewalk area reducing the width of the walkable area below that allowed. Wheel stops
should be provided in affected spaces to prevent overhang; or, the sidewalk should be
widened an additional 2 feet to allow for vehicle overhang so that a minimum 5 feet area
remains clear for pedestrians, in accord with the standards listed in UDC 11-3C-5B.4.
A 10-foot wide multi-use pathway with a public use easement and pedestrian lighting is required
along N. Eagle Rd./SH-55 as set forth in UDC 11-3H-4C.3. The site plan depicts a pathway and
pedestrian lighting within the street buffer as required.
An “emergency and pedestrian access only” is depicted at the northeast corner of the
development plan for the Brickard multi-family development at the west boundary of this site but
no connection is proposed on this site (see red arrow “1” on site plan below). This access would
allow for a direct pedestrian connection to the retail store from the multi-family development and
provide an emergency access only for the residential development. A cross-access/ingress-egress
easement should be provided.
A pedestrian connection is proposed to the west to the multi-family development on the adjacent
property to the south within this development to connect to the pathway planned to this site (see
arrow “2” on site plan below). This walkway provides a connection to the pathway along Eagle
Road along the north side of the vacuum area. A cross-access easement should be provided.
A sidewalk is also planned to stub to the west boundary of this site along the south boundary
adjacent to the east/west driveway via N. Eagle Rd./SH-55 (see arrow “3” on the site plan above);
an extension of this sidewalk is not depicted on the site plan.
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Staff recommends as provisions of the development agreement associated with the
annexation of the subject property the following on-site and off-site improvements: extend
the sidewalk along the south boundary of this overall site from the west boundary to the
pathway along Eagle Rd.; provide a pedestrian walkway from the sidewalk on the west side
of the retail store to the north property boundary along the east side of the north/south
driveway recommended by staff; and, provide a minimum 20-foot wide emergency access
and pedestrian connection at the west boundary of the site on the north end of the property
in alignment with the same proposed on the property to the west.
Staff further recommends a pedestrian circulation plan is submitted for this site that
demonstrates compliance with the above recommended provisions prior to the Commission
meeting.
Building Elevations: Conceptual building elevations for the proposed retail store were submitted
with this application (see Exhibit A.4); an elevation of the proposed fuel station canopy was not
submitted. Building materials are proposed to consist of stucco with cultured stone wainscot.
1
2
3
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The architectural character of the structures is required to comply with the standards listed in
UDC 11-3A-19 and the Architectural Standards Manual.
Welcome to Meridian: A “Welcome to Meridian” monument sign is desired at the northeast
corner of this site, the entryway into the City as depicted on the landscape plan within the street
buffer along N. Eagle Rd./SH-55. The sign should be constructed in accord with the
specifications required by the City of Meridian.
Certificate of Zoning Compliance: The applicant is required to obtain approval of a Certificate
of Zoning Compliance application for establishment of the new use and to ensure all site
improvements comply with the provisions of the UDC and the conditions in this report prior to
construction, in accord with UDC 11-5B-1.
Design Review: The applicant is required to submit an application for Design Review concurrent
with the Certificate of Zoning Compliance application in accord with UDC 11-5B-8. The site and
building design is required to be generally consistent with the conceptual building elevations, site
plan and landscape plan submitted with this application and the standards listed in UDC 11-3A-
19 and the City of Meridian Architectural Standards Manual.
In summary, Staff recommends approval of the proposed AZ application with the requirement of
a Development Agreement containing the provisions listed in Exhibit B; and approval of the CUP
application with the conditions listed in Exhibit B of this report in accord with the findings
contained in Exhibit D.
X. EXHIBITS
A. Drawings/Other
1. Vicinity/Zoning Map
2. Proposed Site Plan (dated: 1/17/18)
3. Proposed Landscape Plan (dated: 12/27/17)
4. Conceptual Building Elevations (dated: 1/17/18)
B. Agency & Department Comments
C. Legal Description & Exhibit Map for Annexation & Zoning Boundary
D. Required Findings from Unified Development Code
Meridian City Council Meeting Agenda April 17, 2018 – Page 455 of 491
Exhibit A Page 1
A. Drawings/Other
Exhibit A.1: Zoning Map
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Exhibit A.2: Proposed Site Plan (dated: 1/17/18)
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Exhibit A.3: Proposed Landscape Plan (dated: 12/27/17)
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Exhibit A.4: Conceptual Building Elevations (dated: 1/17/18)
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B. EXHIBIT B - AGENCY & DEPARTMENT COMMENTS
1. PLANNING DIVISION
Staff recommends a pedestrian circulation plan is submitted for this site that includes the
larger overall site (to the south) proposed to be developed by the applicant as shown in Exhibit
A.2 prior to the Commission meeting that includes the recommended pedestrian connections in
Section IX, Sidewalks/Pedestrian Walkways.
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. Note: The
Development Agreement shall be recorded prior to submittal of a Certificate of Zoning
Compliance and Design Review application for the annexation area.
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. The DA shall,
at minimum, incorporate the following provisions:
a. The existing structure shall be removed prior to issuance of building permits on this site is
allowed to remain on the site for use as a construction office but shall be removed prior to
issuance of the Certificate of Occupancy for the convenience store.
b. Future development of this site shall substantially comply with the conceptual site plan,
landscape plan and building elevations included in Exhibit A and the conditions contained
herein.
c. After the subject property is annexed into the City, a Property Boundary Adjustment application
shall be submitted to consolidate the existing parcels and the lots to the south under the same
ownership into one two parcels. Final approval is required prior to issuance of Certificate of
Occupancy.
d. The driveway along the west side of the retail store shall extend to the north property boundary
for future extension and interconnectivity in accord with UDC 11-3A-3A.
e. A cross-access/ingress-egress easement shall be provided to the property to the north (Parcel
#R4582530202, 13984 W. Jasmine Ln.) with development of this site in accord with UDC
11-3A-3A.2. A recorded copy of said easement shall be submitted to the City prior to
issuance of the first Certificate of Occupancy on the site.
f. A cross-access/ingress-egress easement (as applicable) shall be provided to the property to
the west (Brickyard development) with development of this site for pedestrian and emergency
access. A recorded copy of said easement shall be submitted to the City prior to issuance of
the first Certificate of Occupancy on the site.
g. A pedestrian walkway shall be provided off-site along the southern boundary of the overall
project site adjacent to the east/west driveway connection via N. Eagle Rd./SH-55. The
walkway shall provide a connection from the walkway planned on the adjacent property to
the west to the pathway along N. Eagle Rd./SH 55.
h. A “Welcome to Meridian” monument sign shall be constructed as proposed at the northeast
corner of this site within the street buffer in accord with the specifications required by the
City of Meridian.
i. The developer shall provide additional right-of-way for the future widening of N. Eagle
Rd./SH-55 and make any improvements necessary to N. Eagle Rd./SH-55, such as a
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deceleration lane, as required by the Idaho Transportation Department. The required street
buffer shall be located outside of the area needed for future right-of-way.
j. A minimum 20-foot wide emergency access/pedestrian connection shall be provided at the
west boundary of the site adjacent to the retail store in alignment with the access proposed on
the site plan approved for Brickyard Subdivision. This access should have bollards (or
another Fire Department approved means) to restrict public vehicular access.
k. Provide a 10-foot wide multi-use pathway with a public use easement and pedestrian lighting
along N. Eagle Rd./SH-55 as set forth in UDC 11-3H-4C.3.
1.1.2 The site plan submitted with the Certificate of Zoning Compliance application shall be revised
from that included in Exhibit A.2, dated 1/17/18, as follows:
a. Extend the north/south driveway along the west side of the retail store to the north property
boundary for future extension and interconnectivity upon redevelopment of the property to
the north to a non-residential use.
b. Depict a pedestrian walkway from the north property boundary along the east side of the
driveway stub required above to the sidewalk around the retail store for pedestrian access to
the retail store.
c. All pedestrian walkways through parking areas shall be distinguished from the vehicular
driving surface through the use of pavers, colored or scored concrete, or bricks in accord with
UDC 11-3A-19.
d. Either depict wheel stops within parking stalls that abut the sidewalk where outdoor seating is
proposed; or, widen the sidewalk an additional 2 feet to allow for vehicle overhang so that a
minimum 5-foot wide area remains clear for pedestrians, in accord with the standards listed in
UDC 11-3C-5B.4.
e. Depict a minimum 20-foot wide emergency access/pedestrian connection at the west
boundary of the site adjacent to the retail store in alignment with the access proposed on the
site plan approved for Brickyard Subdivision. This access should have bollards (or another
Fire Department approved “gate”) to restrict public vehicular access.
1.1.3 The landscape plan submitted with the Certificate of Zoning Compliance application shall be
revised from that included in Exhibit A.3, dated 12/27/17, as follows:
a. Landscaping is required within planter islands at the ends (or within, as applicable) of rows of
parking along with vegetative groundcover at a 70% coverage at maturity in accord with the
standards listed in UDC 11-3B-8C.
b. A minimum of one (1) tree is required within a planter island in the row of parking in front of
the retail store in accord with UDC 11-3B-8C.2.
c. Include mitigation information for existing 4-inch caliper or greater trees on the site that are
proposed to be removed in accord with the standards listed in UDC 11-3B-10C.5. Contact Elroy
Huff, City Arborist (208-371-1755), prior to removal of any existing trees from the site.
d. The landscape buffer along the north property boundary shall be widened to a minimum of 25
feet in accord with UDC Table 11-2B-3 for buffers to adjoining residential uses unless otherwise
modified by City Council at a public hearing with notice to surrounding property owners as set
forth in UDC 11-3B-9C.2. Additional trees (evergreen and/or deciduous) shall be added within
the buffer to achieve a barrier that allows trees to touch at maturity in accord with the standards
listed in UDC 11-3B-9C.
1.1.4 The developer shall comply with the specific use standards listed in UDC 11-4-3-11, Drive-
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Through Establishments.
1.1.5 The developer shall comply with the specific use standards listed in UDC 11-4-3-20, Fuel Sales
Facility.
1.1.6 Design of all future structures on the site is required to comply with the standards in the Architectural
Standards Manual.
1.1.7 Submit a detail of the pedestrian lighting required along N. Eagle Rd./SH-55 that complies with the
standards listed in UDC 11-3H-4C.3.
1.2 General Conditions of Approval
1.2.1 Comply with all bulk, use, and development standards of the applicable district listed in UDC
Chapter 2 District regulations.
1.2.2 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set
forth in UDC 11-3A-6.
1.2.3 Install lighting consistent with the provisions as set forth in UDC 11-3A-11.
1.2.4 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A-
15, UDC 11-3B-6 and MCC 9-1-28.
1.2.5 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
1.2.6 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J.
1.2.7 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3B-5I,
11-3B-8C, and Chapter 3 Article C.
1.2.8 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B-
7C (streets).
1.2.9 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-
11C.
1.2.10 Protect any existing trees on the subject property that are greater than four-inch caliper and/or
mitigate for the loss of such trees as set forth in UDC 11-3B-10.
1.2.11 Provide bicycle parking spaces as set forth in UDC 11-3C-6G consistent with the design
standards as set forth in UDC 11-3C-5C.
1.2.12 Comply with the outdoor service and equipment area standards as set forth in UDC 11-3A-12.
1.2.13 Construct all required landscape areas used for storm water integration consistent with the
standards as set forth in UDC 11-3B-11C.
1.2.14 Comply with the structure and site design standards, as set forth in UDC 11-3A-19 and the
guidelines set forth in the City of Meridian Standards Manual.
1.2.15 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle.
1.2.16 Low pressure sodium lighting shall be prohibited as an exterior lighting source on the site.
1.2.17 All fencing constructed on the site shall comply with the standards as set forth in UDC 11-3A-7
and 11-3A-6B as applicable.
1.3 Ongoing Conditions of Approval
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1.3.1 The conditional use may only be transferred or modified consistent with the provisions as set forth
in UDC 11-5B-6G. The applicant shall contact Planning Division staff regarding any proposed
modification and/or transfer of ownership.
1.3.2 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.
1.4 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 conditional use approval shall be null and void if the applicant fails to 1) commence the use
within two years as set forth in UDC 11-5B-6F1 or 2) gain approval of a time extension as set
forth in UDC 11-5B-6F4.
1.4.3 The applicant shall submit and obtain approval of a Certificate of Zoning Compliance and Design
Review application from the Planning Division, prior to submittal of any building permit
application.
2. PUBLIC WORKS DEPARTMENT
2.1 Site Specific Conditions of Approval
2.1.1 Domestic water mains intended to provide service to the subject site from the City of Meridian
are currently being installed adjacent to the subject site in the Brickyard Development. However,
the site of the convenience store and fuel islands currently falls within Suez Water’s service area,
and Suez has expressed their position of retaining service to the area.
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 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.
2.2.3 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting,
crossing or laying adjacent and contiguous to the area being developed 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.
2.2.4 Any existing domestic well system within this project shall be removed from domestic service per
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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.
2.2.5 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.
2.2.6 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.
2.2.7 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.
2.2.8 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.2.9 All grading of the site shall be performed in conformance with MCC 11-1-4B.
2.2.10 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.
2.2.11 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.
2.2.12 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.
2.2.13 The City of Meridian requires that the owner post to the City a warranty surety in the amount of
20% of the total construction cost for all completed public sewer, water and reuse infrastructure
for duration of two years. This surety will be verified by a line item cost estimate provided by the
owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Applicant must file an application for surety, which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-221.
3. POLICE DEPARTMENT
3.1 A deceleration lane is needed on N. Eagle Road for safe access to the site.
4. FIRE DEPARTMENT
4.1 Any newly installed Fire Department connections for sprinkler or standpipes will require locking
Fire Department plugs.
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 a Storz LDH connection in place of the 4 ½” outlet. The Storz
connection may be integrated into the hydrant or an approved adapter may be used on the 4 1/2"
outlet.
b. Fire hydrants shall have the Storz outlet face the main street or parking lot drive aisle.
Meridian City Council Meeting Agenda April 17, 2018 – Page 464 of 491
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c. Fire hydrants shall be placed on corners when spacing permits.
d. Fire hydrants shall not have any vertical obstructions to outlets within 10’.
e. Fire hydrants shall be placed 18” above finished grade to the center of the Storz outlet.
f. Fire hydrants shall be provided to meet the requirements of the Meridian Water Dept. Standards.
g. Show all proposed or existing hydrants for all new construction or
additions to existing buildings within 1,000 feet of the project.
4.3 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.
4.4 Provide signage (“No Parking Fire Lane”) for all fire lanes in accordance with International Fire
Code Sections 503.3 & D103.6.
4.5 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.
4.6 Commercial and office occupancies will require a fire-flow consistent with International Fire Code
Appendix B to service the proposed project. Fire hydrants shall be placed per Appendix C.
4.7 Maintain a separation of 5’ from the building to the dumpster enclosure as set forth in International
Fire Code Section 304.3.3.
4.8 The applicant shall work with Public Works and Planning Department staff to provide an address
identification plan and a sign which meets the requirements of the City of Meridian sign ordinance
and is placed in a position that is plainly legible and visible from the street or road fronting the
property, as set forth in International Fire Code Section 505.1 and Meridian Amendment 104-4-1.
4.9 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the code official as set forth in International Fire
Code Section 507.5.1. For buildings equipped throughout with an approved automatic sprinkler
system installed in accordance with Section 903.3.1.1 or
903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be
600 feet (183 m).
b. For buildings equipped throughout with an approved automatic sprinkler
system installed in accordance with Section 903.3.1.1 or 903.3.1.2, the
distance requirement shall be 600 feet (183 m).
4.10 There shall be a fire hydrant within 100’ of all fire department connections as set forth in local
amendment to the International Fire Code 10-4-1.
4.11 The Fire Department will require Fire Department locking Connection caps on all FDC
inlets. IFC 102.9
4.12 Buildings over 30’ in height are required to have access roads in accordance with the
International Fire Code Appendix D Section D105.
4.13 Emergency response routes and fire lanes shall not be allowed to have traffic calming
devices installed without prior approval of the Fire Code Official. National Fire
Protection IFC 503.4.1.
4.14 COMMERCIAL AND INDUSTRIAL - Buildings or facilities exceeding 30 feet
(9144mm) or three stories in height shall have at least two means of fire apparatus access for
Meridian City Council Meeting Agenda April 17, 2018 – Page 465 of 491
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each structure. The access roads shall be placed a distance apart equal to not less than
one half of the length of the overall diagonal dimension of the property or area to be
served, measured in a straight line as set forth in International Fire Code Appendix D104.1.
4.15 As set forth in International Fire Code Section 504.1, multi-family and commercial
projects shall be required to provide an additional sixty inch (60”) wide access point to the
building from the fire lane to allow for the movement of manual fire suppression
equipment and gurney operations. The unobstructed breaks in the parking stalls shall be
provided so that building access is provided in such a manner that the most remote part of
a building can be reached with a length of 150' fire hose as measured around the
perimeter of the building from the fire lane. Code compliant handicap parking stalls may
be included to assist meeting this requirement. Contact the Meridian Fire Department for
details.
5. REPUBLIC SERVICES
5.1 No comments have been received from Republic Services.
6. PARKS DEPARTMENT
6.1 No comments have been received from the Park’s Department.
7. IDAHO TRANSPORTATION DEPARTMENT (ITD)
See next page
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Meridian City Council Meeting Agenda April 17, 2018 – Page 467 of 491
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Exhibit C: Legal Description & Exhibit Map for Annexation & Zoning Boundary
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Meridian City Council Meeting Agenda April 17, 2018 – Page 469 of 491
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D. Required Findings from Unified Development Code
1. ANNEXATION & ZONING 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 Commission finds that the proposed map amendment to C-G is consistent with the
Mixed Use - Regional FLUM designation that they’ve deemed appropriate to “float” to this
property. Therefore, the Commission finds the amendment is consistent 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 C-G zoning district is
consistent with the purpose statement of the commercial 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 zoning amendment will not be detrimental to the
public health, safety, or welfare. City utilities will be extended at the expense of the applicant.
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 the proposed annexation of this property is in the best interest of the
City if the applicant develops the site in accord with the conditions listed in Exhibit B.
2. CONDITIONAL USE PERMIT:
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following, and may approve a conditional use permit if
they shall find evidence presented at the hearing(s) is adequate to establish:
a. That the site is large enough to accommodate the proposed use and meet all the
dimensional and development regulations in the district in which the use is located.
The Commission finds that the site is large enough to accommodate the proposed use and
meet the dimensional and development regulations of the C-G zoning district and the specific
use standards for the proposed drive-through establishment and fuel sales facility.
Meridian City Council Meeting Agenda April 17, 2018 – Page 470 of 491
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b. That the proposed use will be harmonious with the Meridian Comprehensive Plan and
in accord with the requirements of this Title.
The Commission finds that the proposed drive-through establishment and fuel sales facility in
the C-G zone meets the objectives and policies of the Comprehensive Plan.
c. That the design, construction, operation and maintenance will be compatible with other
uses in the general neighborhood and with the existing or intended character of the
general vicinity and that such use will not adversely change the essential character of
the same area.
The Commission finds that the general design, construction, operation and maintenance of
the drive-through establishment and fuel sales facility use will be compatible with existing
residential and commercial uses in the vicinity if the developer complies with the conditions
of approval contained herein. Further, the Commission finds that the proposed project will be
compatible with the existing and intended character of the area and will not adversely change
the character thereof. The Commission recommends that the Council consider any public
testimony that may be presented to determine whether or not the proposal will adversely
affect the other properties in the area.
d. That the proposed use, if it complies with all conditions of the approval imposed, will
not adversely affect other property in the vicinity.
The Commission finds that the proposed development should not adversely affect other
property in the vicinity if the applicant complies with all conditions of approval listed in
Exhibit B of this staff report and constructs all improvements and operates the use in
accordance with the UDC standards.
e. That the proposed use will be served adequately by essential public facilities and
services such as highways, streets, schools, parks, police and fire protection, drainage
structures, refuse disposal, water, and sewer.
The Commission finds that sanitary sewer, domestic water and irrigation can be made
available to the subject property. Please refer to comments prepared by the Public Works
Department, Fire Department, Police Department and other agencies.
f. That the proposed use will not create excessive additional costs for public facilities and
services and will not be detrimental to the economic welfare of the community.
The Commission finds that the applicant will pay to extend the sanitary sewer and water
mains into the site. No additional capital facility costs are expected from the City. The
applicant and/or future property owners will be required to pay impact fees.
g. That the proposed use will not involve activities or processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors.
The Commission finds that the proposed development should not involve activities that will
create nuisances that would be detrimental to the general welfare of the surrounding area.
The Commission recognizes the fact that traffic and noise will increase with the approval of
this development; however, whenever undeveloped property is developed, the amount of
traffic generation does increase.
Meridian City Council Meeting Agenda April 17, 2018 – Page 471 of 491
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h. That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
The Commission finds that the proposed development will not result in the destruction, loss
or damage of any natural feature(s) of major importance. The Commission recommends that
the Council reference any public testimony that may be presented to determine whether or not
the proposed development may destroy or damage a natural or scenic feature(s) of major
importance of which the Commission is unaware.
Meridian City Council Meeting Agenda April 17, 2018 – Page 472 of 491
City Council Meeting
Meeting Date: April 17, 2018
Agenda Item Number: 9D
Project/File Number: H-2018-0011
Item Title: UDC Text Amendment
Public Hearing for 2018 UDC Text Amendment H-2018-0011 ) By City of Meridian Planning
Division
1. Request: A Text Amendment to Certain Sections of the UDC Pertaining to Uses Allowed in
Table 11-2A-2; Standards for Portable Signs; Daycare Facility Specific Use Standards;
Provisions to Allow Multi -Family Private Open Space Standards to be Eligible for
Alternative Compliance AND Modify the Subdivision Street Names Standards to Align
with Newly Adopted Title 8, Chapter 2, Uniform Street Name and Addressing Number
Code
Meetinq Notes
u APPROK-0
CITY OF MERIDIAN
CITY COUNCIL
PUBLIC HEARING SIGN -IN SHEET
Date: April 17, 2018 Item #
Project Number: H-2018-0011
Project Name:
UDC Text Amendment
Pleaseour rint name For Against Neutral Do you wish
p Y g
to testifv (Y/N
STAFF REPORT
HEARING DATE: April 17, 2018
TO: Mayor and City Council
FROM: Bill Parsons, Planning Supervisor
208-884-5533
SUBJECT: H-2018-0011 – 2018 UDC Text Amendment
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The Planning Division of the Community Development Department has applied to amend
certain sections of the Unified Development Code (UDC) pertaining to uses allowed in Table
11-2A-2; standards for portable signs; daycare facility specific use standards; provisions to
allow multi-family private open space standards to be eligible for alternative compliance AND
modify the subdivision street names standards to align with newly adopted Title 8, Chapter 2,
Uniform Street Name and Addressing Number Code.
NOTE: All of the proposed text changes to the UDC are provided in underline and strike-
through format in Exhibit A below for the Commission’s and Council’s review and
consideration.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed text amendments to the UDC based on the analysis provided
in Section VII and the Findings of Fact and Conclusions of Law listed in Exhibit B. The Meridian
Planning and Zoning Commission heard this item on March 1, 2018. At the public hearing, the
Commission voted to recommend approval of the subject UDC text amendment request.
a. Summary of Commission Public Hearing:
i. In favor: Planning Division
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: Becky McKay and Cornel Larson
v. Staff presenting application: Bill Parsons
vi. Other staff commenting on application: Andrea Pogue
b. Key issue(s) of Public Testimony:
i. None
c. Key Issues of Discussion by Commission:
i. Differences between a daycare family and a daycare group
d. Commission Change(s) to Staff Recommendation:
i. None
e. Outstanding Issue(s) for City Council:
i. None
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-
2018-0011 as presented in the staff report for the hearing date of April 17, 2018 with the
following modifications: (add any proposed modifications.)
2018 UDC Text Amendment – H-2018-0011 1
Meridian City Council Meeting Agenda April 17, 2018 – Page 474 of 491
Denial
After considering all staff, applicant and public testimony, I move to deny File Number H-
2018-0011 as presented during the hearing on April 17, 2018 for the following reasons: (You
should state specific reasons for denial.)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Number H-2018-
0011, to (insert specific hearing date), and direct staff to make the following changes: (insert
comments here.)
IV. APPLICATION FACTS
A. Site Address/Location: Citywide
B. Applicant:
Planning Division, Community Development Department
City of Meridian
33 E. Broadway Avenue, Ste. 102
Meridian, Idaho 83642
C. Applicant's Statement/Justification: See narrative and Exhibit A for more information.
V. PROCESS FACTS
A. The subject application is for a Unified Development Code Text Amendment as determined by
City Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a
public hearing is required before the Planning & Zoning Commission and City Council on this
matter.
B. Newspaper notifications published on: February 9, 2018 (Commission); March 30, 2018 (City
Council)
C. A public service announcement was broadcast via email on February 2, 2018 (Commission)
and March 23, 2018 (City Council) regarding this application.
D. The proposed amendment was shared with the UDC Focus Group and the Building Contractors
Association of Southwest Idaho. Becky McKay and Cornel Larson provided comments on the
subject application. Comments were forwarded on to the City Clerk’s office to be included as part
of the public record.
VI. COMPREHENSIVE PLAN POLICIES AND GOALS
Staff finds that the subject Unified Development Code Text Amendment complies with and furthers
the goals and objectives of the Comprehensive Plan.
The specific objectives and actions that support the proposed amendment are listed below:
• “Keep current the Unified Development Code and Future Land Use Map to implement the
provisions of this plan.” (7.01.01A)
The proposed UDC amendment is meant to keep the UDC relevant with current development trends
in the City without compromising life, safety or the general welfare of the community. Most of
the changes are general clean-up items however; the private open space standard is being proposed
based on a direction from City Council on a previous land use application.
2018 UDC Text Amendment – H-2018-0011 2
Meridian City Council Meeting Agenda April 17, 2018 – Page 475 of 491
• “Enforce City Codes.” (3.05.02D)
The proposed amendment represents changes that City Staff finds will make the implementation of
UDC more understandable and enforceable.
VII. ANALYSIS
The proposed update is meant to modify certain sections of the Unified Development Code (UDC) as
follows:
1. Table 11-2A-2 – Proposes to allow daycare groups as a conditional use permit in the R-4 district;
2. UDC 11-3D-8(A)16 – Remove this requirement so all lawfully established uses in the O-T district have
the ability to apply for a portable sign permit. The current code only allows for specific uses in the Old
Town District to obtain a portable sign permit.
3. UDC 11-4-3-9(A)4 – Modify the daycare facility standards to allow the background checks and fire
inspections occur with certificate of occupancy rather than prior to the issuance of the certificate of zoning
compliance.
4. UDC 11-4-3-27(B)3 – Allow the multi-family private open space standards to be eligible for alternative
compliance. This was originally requested by a developer during the TM Creek Apartment project.
However, the applicant’s request included changes to the private open space standards for all apartment
projects and the City believed changes to the private open space standards should reviewed on a case by
case basis and processed as alternative compliance. The change is being processed based on feedback from
the City Council and concurrence from the applicant that initially processed the previous text amendment
for this requirement.
5. Table 11-5B-5 – Modification to this table to coincide with the request above in #4 above.
6. UDC 11-6C-3(B)3 – Modifying this subdivision street names standards to align with the newly adopted
Title 8, Chapter 2, Uniform Street Name and Addressing Number Code. The City Council recently
approved this document.
All of the proposed changes to the UDC including the support documents are attached for your review in
PDF format. As noted above, this round of proposed UDC text changes were shared with the UDC Focus
Group and the BCA. Two of the members of the UDC Focus Group did provide comments on the subject
application but no concerns or changes were proposed.
In summary, the changes proposed in this application represent changes that City Staff believes will make
the implementation and use of the UDC more understandable and enforceable.
VIII. EXHIBITS
A. Strike-out/Underline Version of the Proposed Changes (DRAFT FORM)
B. Required Findings from the Unified Development Code
2018 UDC Text Amendment – H-2018-0011 3
Meridian City Council Meeting Agenda April 17, 2018 – Page 476 of 491
Exhibit A. – Strike-out/Underline Version of the Proposed Changes
Proposed UDC Text Amendments
UDC Section Topic Problem/Question Potential Fix
Table 11-2A-2 Allowed uses in the
residential districts
Include daycare, group as an allowed use in the R-4 district. TABLE 11-2A-2
ALLOWED USES IN THE RESIDENTIAL DISTRICTS
Use R-2 R-4 R-8 R-15 R-40
Daycare center1 - C C P P
Daycare, family1 - A A A C
Daycare, group1 - -C C P P
Direct Sales A A A A A
11-3D-8(A)16. Portable signs Remove item b. to allow all lawfully established uses the ability to
apply for a portable sign in the O-T zoning district. 16. Portable Signs: Portable signs, when allowed by this article, shall meet the following standards:
a. Any portable sign shall count as part of the overall freestanding sign allowance as set forth in subsections B through H of this section.
b. The following uses shall qualify for any portable sign: retail, restaurants, drinking establishments, and personal services.
bc. Placement of any portable sign shall meet the following standards:
(1) The placement of any portable sign shall be limited to the portion of the sidewalk that is located directly in front of the business applying for
the sign permit and shall not be placed in front of another business.
(2) It shall be the responsibility of the property owner to comply with the American disabilities act (ADA) standards for pedestrian walkways and
clearance for handicap accessible parking stalls.
cd. A maximum of one portable sign is allowed per entrance with no more than one portable sign per street frontage.
de. The maximum background area of any portable sign shall not exceed eight (8) square feet. Any portable sign may be single or double sided.
ef. Portable signs shall be constructed of stable and durable materials that will hold up under adverse weather conditions.
fg. A permit is required for any portable sign.
2018 UDC Text Amendment – H-2018-0011 4
Meridian City Council Meeting Agenda April 17, 2018 – Page 477 of 491
11-4-3-9(A)4. Daycare facility Modify daycare standards to allow the background checks and fire
inspections occur with certificate of occupancy rather than prior to
the issuance of the certificate of zoning compliance.
A. General standards for all child daycare and adult care uses, including the classifications of daycare center; daycare, family; and daycare, group:
1. In determining the type of daycare facility, the total number of children at the facility at one time, including the operator's children, is the
determining factor.
2. On site vehicle pick up, parking and turnaround areas shall be provided to ensure safe discharge and pick up of clients.
3. The decision making body shall specify the maximum number of allowable clients and hours of operation as conditions of approval.
4. Upon tentative approval of the application by the director or commission for a daycare center facility, tThe applicant or owner shall provide proof
of criminal background checks and fire inspection certificates as required by title 39, chapter 11, Idaho Code. Said proof shall be provided prior to
issuance of certificate of zoning complianceoccupancy. The applicant or owner shall comply with all state of Idaho and department of health and
welfare requirements for daycare facilities.
5. In residential districts or uses adjoining an adjacent residence, the hours of operation shall be between six o'clock (6:00) A.M. and eleven o'clock
(11:00) P.M. This standard may be modified through approval of a conditional use permit.
6. Prior to submittal of an application for an accessory daycare facility in a residential district, the applicant or owner shall hold a neighborhood
meeting in accord with subsection 11-5A-4B of this title. Notice of the neighborhood meeting shall be provided to all property owners of record
within one hundred feet (100') of the exterior boundary of the subject property.
The applicant shall not exceed the maximum number of clients as stated in the approved permit or as stated in this title, whichever is more
restrictive.
B. Additional standards for daycare facilities that serve children:
1. All outdoor play areas shall be completely enclosed by minimum six foot (6') nonscalable fences to secure against exit/entry by small children and
to screen abutting properties.
2. Outdoor play equipment over six feet (6') high shall not be located in a front yard or within any required yard.
3. Outdoor play areas in residential districts adjacent to an existing residence shall not be used after dusk.
C. Additional standards for family daycare facilities conducted as home occupation accessory uses:
1. In no way shall the family daycare emit lighting, noise, fumes, smoke, dust, odors, vibrations, or electrical interference that can be observed
outside the dwelling. A sign may be displayed for advertising the family daycare facility in accord with the standards set forth in UDC 11-3D-8B.
2. Off street parking shall be provided as set forth in section 11-3C-6 of this title, in addition to the required off street parking for the dwelling.
2018 UDC Text Amendment – H-2018-0011 5
Meridian City Council Meeting Agenda April 17, 2018 – Page 478 of 491
11-4-3-27(B)3. Multi-family development Make this section eligible for alternative compliance in accord with
section 11-5B-5. B. Site Design:
1. Buildings shall provide a minimum setback of ten feet (10') unless a greater setback is otherwise required by this title. Building setbacks shall take
into account windows, entrances, porches and patios, and how they impact adjacent properties.
2. All on site service areas, outdoor storage areas, waste storage, disposal facilities, and transformer and utility vaults shall be located in an area not
visible from a public street, or shall be fully screened from view from a public street.
3. A minimum of eighty (80) square feet of private, usable open space shall be provided for each unit. This requirement can be satisfied through
porches, patios, decks, and/or enclosed yards. Landscaping, entryway and other accessways shall not count toward this requirement. In
circumstances where strict adherence to such standard would create inconsistency with the purpose statements of this section, the director may
consider an alternative design proposal through the alternative compliance provisions as set forth in section 11-5B-5 of this title.
4. For the purposes of this section, vehicular circulation areas, parking areas, and private usable open space shall not be considered common open
space.
5. No recreational vehicles, snowmobiles, boats or other personal recreation vehicles shall be stored on the site unless provided for in a separate,
designated and screened area. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005)
6. The parking shall meet the requirements set forth in chapter 3, "Regulations Applying To All Districts", of this title. (Ord. 16-1672, 2-16-2016)
7. Developments with twenty (20) units or more shall provide the following:
a. A property management office.
b. A maintenance storage area.
c. A central mailbox location, including provisions for parcel mail, that provide safe pedestrian and/or vehicular access.
d. A directory and map of the development at an entrance or convenient location for those entering the development.
2018 UDC Text Amendment – H-2018-0011 6
Meridian City Council Meeting Agenda April 17, 2018 – Page 479 of 491
Table 11-5B-5 Alternative compliance Allow the required eighty (80) square feet of private usable open
space to be eligible for alternative compliance per the City Council’s
direction.
B. Applicability:
1. This process is intended to replace specific requirements as set forth throughout this title as follows: (Ord. 05-1170, 8-30-2005, eff. 9-15-2005)
TABLE 11-5B-5
ALTERNATIVE COMPLIANCE
Permit Section
Common driveway 11-6C-3
Common open space and site amenity requirements 11-3G
Fence requirements 11-3A-7
Height maximum in commercial districts 11-2B-3
Height maximum in industrial districts 11-2C-3
Height maximum in TN-C district 11-2D-5
Landscape buffer for wireless communication facilities 11-4-3-43E
Landscape requirements 11-3B
Landscaping for base of freestanding sign 11-3D-8
Lighting standards for pathway along State Highway 55 11-3H-4C3
Outdoor lighting requirements 11-3A-11
Multi-family private usable open space standards 11-4-3-27B3
Parking and loading plan requirements 11-3C-5
Parking requirements 11-3C-6
Private street standards 11-3F-4
Projecting sign allowance 11-3D-8E and F
Sign location in the O-T district 11-3D-5
Structure and site design review standards 11-3A-19
2018 UDC Text Amendment – H-2018-0011 7
Meridian City Council Meeting Agenda April 17, 2018 – Page 480 of 491
11-6C-3(B)3. Subdivision standards Modifying this section of code to align with the newly adopted Title 8,
Chapter 2, Uniform Street Name and Addressing Number Code. 11-6C-3: STANDARDS:
A. Compliance:
1. Through properties are prohibited except where it is shown that unusual topography or other conditions make it impossible to meet this
requirement. Through properties shall be limited to one (1) street access on one (1) frontage, designated by a note on the final plat.
2. The plat shall comply with all applicable requirements as set forth in chapter 2, "District Regulations", of this title.
3. The plat shall comply with all applicable requirements as set forth in chapter 3, "Regulations Applying To All Districts", of this title. (Ord. 16-1672,
2-16-2016)
B. Streets:
1. Dedication: Within a proposed subdivision, arterial and collector streets as shown on the Comprehensive Plan shall be dedicated to the public in
all cases; in general, all other streets shall also be dedicated to public use.
2. Street Specifications: The design, location, and widths of all street and street intersections shall comply with the requirements of the
transportation authority, unless alternative standards are adopted by the City of Meridian.
3. Street Names: The naming of streets shall comply with Title 8, Chapter 2, “Uniform Street Name and Address Number Code”, of this code.
conform to the requirements of the Ada County Street Name Committee, with the following exceptions:
a. The street name shall generally comply with section 8-2-6, "Standards For Designation Of Street Names", of this Code.
b. Street names shall not duplicate any existing street name within the County, except where a new street is a continuation of an existing street.
c. Street names that may be spelled differently but sound the same as existing streets shall not be used.
d. All new streets shall be named as follows: streets having predominantly north-south direction shall be named "avenue" or "road"; streets
having a predominantly east-west direction shall be named "street" or "way"; meandering streets shall be named "drive", "lane", "terrace",
"path", or "trail"; and cul-de-sacs shall be named "circle", "court", and "place".
e. For streets that provide primary access to a subdivision or neighborhood and that align with an existing or planned street across an intersection
that is not part of the same subdivision or neighborhood, the street name shall not duplicate the name of the subdivision or neighborhood.
f. Proposed streets which are a continuation of an existing street shall be given the same name as the existing street.
g. Street name signs shall be installed in the appropriate locations at each street intersection.
h. The Meridian city council may approve exceptions to the requirements for street names in accord with subsections B3a through B3g of this
section. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005)
4. Cul-De-Sacs: No streets or series of streets that ends in a cul-de-sac or a dead end shall be longer than four hundred fifty feet (450'). (Ord. 14-
1623, 9-2-2014)
5. Alleys:
a. Alleys shall have a minimum of sixteen feet (16') of paving.
b. All alleys shall serve as fire lanes.
c. All alleys shall be concrete or asphalt with a concrete ribbon curb.
d. The entrance to the alley from the public street shall provide a minimum twenty eight foot (28') inside and forty eight foot (48') outside turning
radius. No parking shall be allowed on either side of the street within fifty feet (50') of the alley entrance as measured from the centerline of the
alley.
2018 UDC Text Amendment – H-2018-0011 8
Meridian City Council Meeting Agenda April 17, 2018 – Page 481 of 491
Exhibit B. – Required Findings from Unified Development Code
1. Unified Development Code Text Amendments:
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 a text amendment
to the Unified Development Code, the Council shall make the following findings:
A. The text amendment complies with the applicable provisions of the comprehensive plan;
The Commission finds that the proposed UDC text amendment complies with the applicable
provisions of the Comprehensive Plan. Please see Comprehensive Plan Policies and Goals,
Section 6, of the Staff Report for more information.
B. The text amendment shall not be materially detrimental to the public health, safety, and
welfare; and
The Commission finds that the proposed zoning ordinance amendment will not be
detrimental to the public health, safety or welfare. It is the intent of the text amendments to
further the health, safety and welfare of the public.
C. The text 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.
The Commission finds that the proposed zoning ordinance amendment does not propose any
significant changes to how public utilities and services are provided to developments. All City
departments, public agencies and service providers that currently review applications will
continue to do so. Please refer to any written or oral testimony provided by any public service
provider(s) when making this finding.
2018 UDC Text Amendment – H-2018-0011 9
Meridian City Council Meeting Agenda April 17, 2018 – Page 482 of 491
City Council Meeting
Meeting Date: April 17, 2018
Agenda Item Number: 10A
Project/File Number:
Item Title:
Ordinance No. 18-1770: (Turf Farm Subdivision H-2017-0149)
An Ordinance For Annexation Of Parcels Of Land Situated In A Portion Of The South %2 Of The
Southwest'/4 Of Section 33, Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho,
As Described In Attachment "A" And Annexing Certain Lands And Territory, Situated In Ada
County, Idaho, And Adjacent And Contiguous To The Corporate Limits Of The City Of Meridian
As Requested By The City Of Meridian; Establishing And Determining The Land Use Zoning
Classification Of 35.35 Acres Of Land From Rut To R-8 (Medium Density Residential)(16.560
Acres) And R-15 (Medium High Density Residential)(18.794 Acres) Zoning Districts In The
Meridian City Code; Providing That Copies Of This Ordinance Shall Be Filed With The Ada
County Assessor, The Ada County Recorder, And The Idaho State Tax Commission, As Required
By Law; And Providing For A Summary Of The Ordinance; And Providing For A Waiver Of The
Reading Rules; And Providing An Effective Date
Meeting Notes
C✓i APPROIED
CITY OF MERIDIAN ORDINANCE NO. 16-17~D
BY THE CITY COUNCIL: BERNT, BORTON, CAVENER,
MILAM, PALMER, LITTLE ROBERTS
AN ORDINANCE (H-2017-0149 - TURF FARM SUBDIVISION) FOR ANNEXATION OF
PARCELS OF LAND SITUATED IN A PORTION OF THE SOUTH % OF THE SOUTHWEST
1/ OF SECTION 33, TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAN, ADA
COUNTY, IDAHO, AS DESCRIBED IN ATTACHMENT "A" AND ANNEXING CERTAIN
LANDS AND TERRITORY, SITUATED IN ADA COUNTY, IDAHO, AND ADJACENT AND
CONTIGUOUS TO THE CORPORATE LIMITS OF THE CITY OF MERIDIAN AS
REQUESTED BY THE CITY OF MERIDIAN; ESTABLISHING AND DETERMINING THE
LAND USE ZONING CLASSIFICATION OF 35.35 ACRES OF LAND FROM RUT TO R-8
(MEDIUM DENSITY RESIDENTIAL)(16.560 ACRES) AND R-15 (MEDIUM HIGH DENSITY
RESIDENTIAL)(18.794 ACRES) ZONING DISTRICTS IN THE MERIDIAN CITY CODE;
PROVIDING THAT COPIES OF THIS ORDINANCE SHALL BE FILED WITH THE ADA
COUNTY ASSESSOR, THE ADA COUNTY RECORDER, AND THE IDAHO STATE TAX
COMMISSION, AS REQUIRED BY LAW; AND PROVIDING FOR A SUMMARY OF THE
ORDINANCE; AND PROVIDING FOR A WAIVER OF THE READING RULES; AND
PROVIDING AN EFFECTIVE DATE.
BE IT ORDAINED BY THE MAYOR AND THE CITY COUNCIL OF THE CITY OF
MERIDIAN, COUNTY OF ADA, STATE OF IDAHO:
SECTION 1. That the following described land as evidenced by attached Legal Description
herein incorporated by reference as Exhibit "A" are within the corporate limits of the City of Meridian,
Idaho, and that the City of Meridian has received a written request for annexation and re -zoning by the
owner of said property, to -wit: Brighton Investments, LLC.
SECTION 2. That the above-described real property is hereby annexed and re -zoned from
RUT to R-8 (Medium Density Residential)(16.560 acres) and R-15 (Medium High Density
Residential)(18.794 acres) zoning districts in the Meridian City Code.
SECTION 3. That the City has authority pursuant to the laws of the State of Idaho, and the
Ordinances of the City of Meridian to annex and zone said property.
SECTION 4. That the City has complied with all the noticing requirements pursuant to the laws
of the State of Idaho, and the Ordinances of the City of Meridian to annex and re -zone said property.
SECTION 5. That the City Engineer is hereby directed to alter all use and area maps as well as
the official zoning maps, and all official maps depicting the boundaries and the zoning districts of the
City of Meridian in accordance with this ordinance.
ANNEXATION ORDINANCE — TURF FARM SUBDIVISION (H 2017-0149) Page 1 of 3
SECTION 6. All ordinances, resolutions, orders or parts thereof in conflict herewith are hereby
repealed, rescinded and annulled.
SECTION 7. This ordinance shall be in full force and effect from and after its passage, approval
and publication, according to law.
SECTION 8. The Clerk of the City of Meridian shall, within ten (10) days following the
effective date of this ordinance, duly file a certified copy of this ordinance and a map prepared in a
draftsman manner, including the lands herein rezoned, with the following officials ofthe County ofAda,
State of Idaho, to -wit: the Recorder, Auditor, Treasurer and Assessor and shall also file simultaneously a
certified copy of this ordinance and map with the State Tax Commission of the State of Idaho.
SECTION 9. That pursuant to the affirmative vote of one-half (1/2) plus one (1) of the
Members of the full Council, the rule requiring two (2) separate readings by title and one (1) reading in
full be, and the same is hereby, dispensed with, and accordingly, this Ordinance shall be in full force and
effect upon its passage, approval and publication.
PASSED BY THE CITY COUNCIL OF THE CITY OF MERIDIAN, IDAHO, this n l-,
day of Npri i , 2018.
APPROVED BY THE MAYOR OF THE CITY OF MERIDIAN, IDAHO, this
ANNEXATION ORDINANCE — TURF FARM SUBDIVISION (H 2017-0149) Page 2 of 3
I S-l�-lp
Z-or'ror)
CM3' `PreE;0 u �_
STATE OF IDAHO,
ss:
County of Ada )
On this V1 day of iN 96 \ , 2018, before me, the undersigned, a Notary Public in
SUe— dpr+on, and for said State, personally appeared and C.JAY COLES, known to me to
(,C)j)6 j P(-6c6%e the Mayes• and City Clerk, respectively, of the City of Meridian, Idaho, and who executed the
within instrument, and acknowledged to me that the City of Meridian executed the same.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day
and year first above written.
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NOTARY PUBLIC k OR AHO
RESIDING AT: _fj)
MY COMMISSION EXPIRES: 3 -6L8 od a -
ANNEXATION ORDINANCE — TURF FARM SUBDIVISION (H 2017-0149) Page 3 of 3
NOTICE AND PUBLISHED SUMMARY
OF ORDINANCE PURSUANT TO I.C. § 50-901(A)
CITY OF MERIDIAN ORDINANCE NO. 18- 1 rl9D
PROVIDING FOR ANNEXATION AND ZONING ORDINANCE
An Ordinance of the City of Meridian granting annexation of parcels of land
situated in a portion of the South %2 of the Southwest 1/4 of Section 33, Township 3 North,
Range 1 East, Boise, Ada County, Idaho. These parcels contain 35.35 acres more or less.
Also, these parcels are SUBJECT TO all easements and rights-of-way of record or
implied. As surveyed in attached exhibit `B" and is not based on an actual field survey.
A full text of this ordinance is available for inspection at City Hall, City of Meridian, 33
East Broadway Avenue, Meridian, Idaho. This ordinance shall become effective on the
_Dj 'day of Fh;[ '2018.
Ci f Mead' n
Mayor and City Council
By: C.Jay Coles, City Clerk
f
iV;t
14
t¢eaaa10
First Reading:
Adopted after first reading by suspension of the Rule as allowed pursuant to Idaho Code
§50-902: YES_ NO
Second Reading: "
Third Reading:
STATEMENT OF MERIDIAN CITY ATTORNEY AS TO ADEQUACY OF
SUMMARY OF ORDINANCE NO. 18- l rI r10
The undersigned, William L.M. Nary, City Attorney of the City of Meridian,
Idaho, hereby certifies that he is the legal advisor of the City and has reviewed a copy of
the attached Ordinance No. 18- 1 rl rl 0 of the City of Meridian, Idaho, and has found
the same to be true and complete and provides adequate notice to the public pursuant to
Idaho Code § 50-901A (3).
DATED this I� day of A r� , 2018.
William. L.M. Nary
City Attorney
ORDINANCE SUMMARY — TURF FARM SUBDIVISION (H-2017-0149)
Meridian City Council Meeting Agenda April 17, 2018 – Page 488 of 491
Meridian City Council Meeting Agenda April 17, 2018 – Page 489 of 491
Meridian City Council Meeting Agenda April 17, 2018 – Page 490 of 491
Meridian City Council Meeting Agenda April 17, 2018 – Page 491 of 491
City Council Meeting
Meeting Date: April 17, 2018
Agenda Item Number: 11
Project/File Number:
Item Title: Future Meeting Topics
Meetina Notes