Caven Ridge Estates West Addendum to Development Agreement H-2017-0156ADA 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
2. That Owner/Developer agrees to abide by all ordinances of the City of Meridian and the
Property shall be subject to de -annexation if the Owner/Developer, or their assigns, heirs, or
successor shall not meet the conditions of this Addendum, and the Ordinances of the City of
Meridian as herein provided.
3. This Addendum shall be binding upon and insure to the benefit of the parties'
respective heirs, successors, assigns and personal representatives, including City's corporate
authorities and their successors in office. This Addendum shall be binding on the
Owner/Developer of the Property, each subsequent owner and any other person(s) acquiring
an interest in the Property. Nothing herein shall in any way prevent sale or alienation of the
Property, or portions thereof, except that any sale or alienation shall be subject to the
provisions hereon and any successor owner or owners shall be both benefited and bound by
the conditions and restrictions herein expressed. City agrees, upon written request of
owner/Developer, to execute appropriate and recordable evidence of termination of this
Addendum if City, in its sole and reasonable discretion, had determined that
Owner/Developer have fully performed its obligations under this Addendum.
4. If any provision of this Addendum is held not valid by a court of competent
jurisdiction, such provision shall be deemed to be excised from this Addendum and the
invalidity thereof shall not affect any of the other provisions contained herein.
5. This Addendum sets forth all promises, inducements, agreements, condition, and
understandings between Owner/Developer and City relative to the subject matter herein, and
there are no promises, agreements, conditions or under -standing, either oral or written,
express or implied, between Owner/Developer and City, other than as are stated herein.
Except as herein otherwise provided, no subsequent alteration, amendment, change or
addition to this Addendum shall be binding upon the parties hereto unless reduced to writing
and signed by them or their successors in interest or their assigns, and pursuant, with respect
to City, to a duly adopted ordinance or resolution of City.
a. Except as herein provided, no condition governing the uses and/or
conditions governing development of the subject Property herein
provided for can be modified or amended within the approval of the City
Council after the City has conducted public hearing(s) in accordance with
the notice provisions provided for a zoning designation and/or
amendment in force at the time of the proposed amendment.
6. This Addendum shall be effective as of the date herein above written.
7. Except as amended by the Addendum, all terms of the previous Agreements shall
remain in full force and effect.
ADDENDUM TO DEVELOPMENT AGREEMENT - CAVEN RIDGE ESTATES WEST MDA H 2017-0156 e 2 of 4
Meridian City Council Meeting Agenda April 17, 2018 — Page 332 of 491
ACKNOWLEDGMENTS
IN WITNESS WHEREOF, the parties have herein executed this agreement
and made it effective as hereinabove provided.
OWNER/DEVELOPER:
New Cavanaugh, LLC
`�.
CITY OF MERIDIAN
LIN
ADDENDUM TO DEVELOPMENT AGREEMENT - CAVEN RIDGE ESTATES NEST MDA H 2017-0156 3 of 4
STATE OF IDAHO
ss:
County of Ada, )
On tlli6l day of y'd 2018, before me, the undersigned, a Notary Public in and
orally app
for said State, perseared I7y,, v� ✓Vl� �z f known or identified to me to be the
w.., of V, of New Cavanaugh, LLC, and acknowledged to me that he 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.
i
BRANDON M SWANSON
! Notary Public
State of Idaho
:lw ,
STATE OF IDAHO
tory-P-nb}i or d'ah`T
Residing at:
My Commission Expires: b kLI L2�
County of Ada )
On this V I day of 1' 1 _, 2018, before tile, a Notary Public, personally appeared
,To.b0r-\per.--��eerd and C.Jay Coles, know or identified to me to be the -Mayes and Clerk, respectively, of the
Cour- City of Meridian, who executed the instrument or the person that executed the instrument on behalf of said City,
p�(I� and acknowledged to tine 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.
0 holel ��C
Notary Public i;'pt,I{lalno
Residing at:
Commission expires: 3' "aa —aa—
ADDENDUM TO DEVELOPMENT AGREEMENT- CAVEN RIDGE ES'T'ATES WEST MDA H 2017-0156
1e 4 of
EXHIBIT A
,
CITY OF MERIDIAN E ITUIAM
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 comments) 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.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER 1
FILE NO(S). H-2017-0156
Meridian City Council Meeting Agenda Man h -r%, PM— Puff 2Mmf 4Mb
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:
I. 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 fmal 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 11-613-7A).
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 11-613-713).
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-613-7.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 67-6511 A. 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.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
-2-
FILE NO(S). 11-2017-0156
Meridian City Council Meeting Agenda R4*th F�;Z6111ffi— i}°a 3 mff4 T6
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 sighed and returned to the city if filed prior to the end of the six (6) month approval
period.
F. Notice of Final Action and Right to Regulatory Takings Analysis
I , 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 afinal 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 atter 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
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER -
3 -FILE NO(S). 11-2017-0150
Meridian City Council Meeting Agenda R4ibh-&,ZM— fell 00b-
he Cit Council at its regular meeting held on the _._�-1 day of Y �—
By action oft Y
2018.
1�
COUNCIL PRESIDENT JOE BORTON VOTED
COUNCIL VICE PRESIDENT LUKE CAVENER
VOTED `,T—tt
MAYOR TAMMY de WEERD
VOTED
(TIE BREAKER)
--Mayor Tamm e weerd
Attest:
C. y Col s
City Cleric
Copy served upon Applicant, Community Development Department, Public Works Department and City
AttorricY.
L
Dated:
By: tA
City Clerk's Office
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW
'AND DECISION & ORDER 4
FILE NO(S).14-2017-0156 C ®,v��l l° a 2 W
Meridian City Council Meeting Agenda April 17, 2018 — Page 338 of 491
ye,-
COUNCIL MEMBER ANNE LITTLE ROBERTS
VOTED
Y��
COUNCIL MEMBER TY PALMER
VOTED
1�Gr
COUNCIL MEMBER TREG BERNT
VOTED
VOTED
COUNCIL MEMBER GENESIS MILAM
MAYOR TAMMY de WEERD
VOTED
(TIE BREAKER)
--Mayor Tamm e weerd
Attest:
C. y Col s
City Cleric
Copy served upon Applicant, Community Development Department, Public Works Department and City
AttorricY.
L
Dated:
By: tA
City Clerk's Office
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW
'AND DECISION & ORDER 4
FILE NO(S).14-2017-0156 C ®,v��l l° a 2 W
Meridian City Council Meeting Agenda April 17, 2018 — Page 338 of 491
EXHIBIT A
STAFF REPORT C fE �T `.
Hearing Date: February 20, 2018 j
(Cowimied f -mw Februmy 6, 2015)
TO: Mayor & City Council
FROM: Sonya Allen, Associate City Planner
208-884-5533
Bruce Frecldeton, 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;
of 15.69aefet the n 4 to the u t b , c '' , * (WITHDRAWN)
a d,,
Preliminary Plat consisting of 67 building lots and 9 common lots on 14.42 acres of land in the
R-15 zoning district.
IL 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 & Zonin2 Commission heard these items on January 4, 2018. At the
public hear! iz, the Applicant withdrew the RZ request; and Commission moved to recommend
approval of the subiect PP request.
a. Summary of Commission Public Hearin:
i. Ifav
_n or• Wendt/ Shrief and Brady Lasher
ii. I_n opposition: None
iii. Commenting: None
iv. Written testimony: None
L. 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 no 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 regardinI4 homes bem 3 so close together .
d. Commission Change(s) to Staff Recommendation:
h The Commission approved the Applicant's request to withdraw the RZ application.
i1. 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
Caven Ridge Estates West — MDA, RZ, PP H-2017-0156 PAGE 1
Meridian City Council Meeting Agenda 10*bh*;Qj,M0— P-4ff3Mcdi'Tb
EXHIBIT A
along S Meridian Rd /SH 69 to include the language "with approval of the adjacent
property owner and/or ITD, as applicable". (See ExhrbrtA.2)
e. Outstanding Issues) for City Council:
i. None
The Meridian City Council heard these items on Fe ruary 6 anc1�0 2018 At the public heal ins
on February 20 2018 the Council anproved the subject MUA. RZ and PP request.
% Summary of QtY Council PublicHearing:
i In favor: Wendy Shrief: Rvaz>t Mine A- Brady Lasher : Will p ard: Brett hes
Hug:
John Hastino
ii In opposition - Steven Yearsley;.. Andrea Shelton:
ii
Commenting: Sally Reynolds• Sam Karnes: wPndv Webb
iv.. Written testimony None
y, Staff presenting auplication• Sonya Allen
vi Other staff commenting on None
h, Kev iue(sl of Public Testimony_
L None
Kev issues of Discussion by ouncil•
h The requested R -IS zoning district 'ide yard setbacks;
ii. Interest Ln pt esei vmg "view lis" with lamer lots and not adding additional lots from
what was pre -hml approve : an .
iii. Dimensional standards in effect when the original develonment�lan for this site was
approved with tbunnexation.
D .. a �;+o �■„p,,;t;Pr hPtween thi site and he adjacent
Distribution of ommo area an ■
Caven Ride Estatte East — desire for more common area/amer�t•P� to he Incited within
this develnnmenmost are located in raven tZidge >Nstates East t uotb developmc
will be under the same HOAI.
ys
Safety of the pedestrian wallcwav leadin.. ' the common area at the northwest corner of
the site along the common driveway_.
d Kev Council Changes to Staff/Commission Recommendation
JL 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 Februaiy 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
Caven Ridge Estates West — NIDA, RZ, PP H-2017-0156 PAGE 2
Meridian City Council Meeting Agenda t& jmdbhTi,�PID11(8— PaWMR(0 f41R6
EXHIBIT A
NW %a 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); Januar
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
Caven Ridge Estates West — MDA, RZ, PP H-2017-0156 PAGE 3
Meridian City Council Meeting Agenda l bh rgj,ZM— PapDWbaffAIMB
EXHIBIT A
Cavanaugh Subdivision; several time extensions were approved for that plat (TE -08-022; TE -
10 -005; TEC -11-005; TEC -13005).
Since the prelin inay 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 prelindnary plat for the
remaining area south of the Ridenbaugh Canal o--med 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 FLU1V1 designation.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed use (staff analysis in italics):
uffers along transportation corridor (setback, vegetation,
"Require appropriate landscaping and b
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.
Caven Ridge Estates West — MDA, RZ, PP H-2017-0156 PAGE 4
Meridian City Council Meeting Agenda l%*t;h_'i,MN— 3 aff�b
EXHIBIT A
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." (3.0 1.01 F)
Cit)) 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 Ciiy'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)
Tile applicant should coordinate rwith Nanupa & Meridian Irrigation District for construction of
the multi-usepath way 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 cormectivity 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.
Caven Ridge Estates West — NIDA, RZ, PP H-2017-0156 PAGE 5
Meridian City Council Meeting Agenda Maidbh-rq,ZM— f RUP3�"4MS
EXHIBIT A
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 1I -
3B -7C, Street Buffer Landscaping; 11-3A-17, parkways; and, 11 -3G -3E, Common Open Space
areas.
E. Off -Street Panting: 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) tieing 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 A3).
Caven Ridge Estates West— MDA, RZ, PP H-2017-0156 PAGE 6 Xb ff4M5
Meridian City Council Meeting Agenda 14aiflb 1T,ZM—
EXHIBIT A
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 comiecting 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 I. 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
Caven Ridge Estates West — MDA, RZ, PP H-2017-0156 PAGE 7
Meridian City Council Meeting Agenda 34Ma 4M6
EXHIBIT A
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 #51130233652) 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 11-311-41). 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 11-311-12C. 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.
Caven Ridge Estates West— MDA, RZ, PP 1-1-2017-0156 PAGE 8
Meridian City Council Meeting Agenda ipicnT1, — ( TUGf 4]k5
EXHIBIT A
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 qual i' 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-413.3). 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.
Caven Ridge Estates West – MDA, RZ, PP H-2017-0156 PAGE 9
Meridian City Council Meeting Agenda W thT4,Z4)11�— PdOEW mff4�lti
EXHIBIT A
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, Blockl; 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 sulnnialy, Staff recommends approval of the proposed development agreement
modification, rezone and preliminary plat requests for this site per the conditions listed in
Exhibit 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
Caven Ridge Estates West – MDA, RZ, PP H-2017-0156 PAGE 10
Meridian City Council Meeting Agenda 1&}anbtf�,fl�— Ili
EXHIBIT A
A. Drawings
1. Vicinity/Zoning Map
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EXHIBIT A
Exhibit A.2: Existing & Proposed Conceptual Development Plan & Staff Recommended Provision to be Included
in Amended Development Agreement
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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."
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Meridian City Council Meeting Agenda FAM tM ZM— Il ffi"MI76
EXHIBIT A
Exhibit A.3: Proposed Preliminary Plat & Phasing Plan (dated: 11/15/17)
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PREUMINARY PIAT FOR
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EXHIBIT A
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EXHIBIT A
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i - Meridian City Council Meeting Agenda M2idthTj,MN— Pa&nW5aff4V6
EXHIBIT A
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 rnate4al 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, rernove the landscape strip entirely.
g. Depict a concrete pad at the end of the common driveway on Lot 26, Block l 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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Meridian City Council Meeting Agenda ffiprit;tfxi,�NM— P-WE2M( "b
EXHIBIT A
a pedestrian easement with ACRD 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. t.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-stoiy 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 cubing 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 11-313-57.
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 Constrict 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-11 C.
1.2.11 Construct all parkways consistent with the standards as set forth in UDC 11 -3A -17E, 11-3G-3135 and 11-
313-7C.
1.2.12 Comply with all subdivision design and improvement standards as set forth in UDC I 1-6C=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 fou' -inch caliper and/or mitigate for
the loss of such trees as set forth in UDC 11-3B-10.
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Meridian City Council Meeting Agenda A#&hT5,2LM— ( "(m" ID6
EXHIBIT A
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 11-313-6 and to install and maintain all landscaping as set forth in UDC 11-
313-5, 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 ll -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 sighs.
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 1 t -613-3C2.
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 11-613-7B (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.ineridiancity.org/public_worlcs.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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Meridian City Council Meet Agenda AJ*t;hl i,ZM— IP'ag0M1Df'M6
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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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Meridian City Council Meeting Agenda f*th'rgi,2fflU— (iD 3MaffzEM
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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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Meridian City Council Meeting Agenda Ma�tl`ITIZ fd3 3Weff'05
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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'/2" 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'/2" 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 `vhich 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 1/Z 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 11-313-10C.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 Masten Plan; coordinate the construction of the
pathway with the Park's Department.
7. AAA 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
Palen -no Drive and Natural Way.
7.19 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 frons 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 Ainericans 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 3 87-6280 (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 home by
the developer.
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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 frill business days prior to breaking ground
within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event
any ACRD 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.
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Meridian City Council Meeting AgendaibH�i,ili�— INagfe�
EXHIBIT A
C. Legal Deseription
RezoneR idary g Exhibit ibit Alar (The Applicant vvithdreii� the Rezone request
at the Commission hearing on Jarraraq 4, 2018)
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J,U-U ENGINCERS, INC.
Caven Ridge Estates West
R-15 Zone
Boundary Description
Project Number 10-16-141 November 21, 2017
A parcel of land situated in the northwest quarter of Section 30, Township 3 North, Range 1 East, Boise
Meridian, City of Meridian, Ada County, Idaho, and being more particularly described as follows,
Commencing at the northwest section corner of Section 30, Township 3 North, Range 1 East, Boise
Meridian;
Thence S00'25'44"W, 410,86 feet along the west line of the northwest quarter of Section 30 to the
POINT OF BEGINNING:
Thence 589°34'16"E, 70.00 feet to the intersection of the east right -of -Way line of South
Meridian Road (Hwy 69) and the center line of the Ridenbaugh Canal, and the southwest corner
of Red Wing Subdivision (Book 105 of Plats at Pages 14405 through 1.4409, records of Ada
County, Idaho);
Thence S44°08'28"E, 31459 feet along the center line of the Ridenbaugh Canal and the
Thence 557°31'52"E, 69.47 feet along the tenter line of the Ridenbaugh Canal and the boundary
of Red Wing Subdivision;
Thence S70°55'16"E, 1146.43 feet along the center line of the Ridenbaugh Canal, the boundary
of Red Wing Subdivision, and the boundary of Silverwater Subdivision No. 2 (Book 110 of Plats at
Pages 15649 through 15652, records of Ada County, Idaho) to the northwest corner of Caven
Ridge Estates Subdivision No, I (Book 111 of Plats at Pages 15947 through 15951, records of Ada
County, Idaho);
Thence S19"04'44"W, 49.91 feet along the boundary of Caven Ridge Estates Subdivision to a 5/8
inch rebar;
Thence N70°59'40"W, 20.06 feet along the boundary of Caven Ridge Estates Subdivision to a 5/9
inch rebar;
Thence S19a01'48"W, 94.00 feet along the boundary of Caven Ridge
Estates Subdivision to a 5/8 inch rebar;
Thence 521°30'41"W, 56.05 feet along the boundary of Caven Ridge
Estates Subdivision;
Page 1 of 3 ti+ t r
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Meridian City Council Meeting Agenda M*bhzi,20ffl— PMJ6%n0ff'M)fi
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1 -IJ R t;C)iti1FAPn I LANGOON I MAPPING
GROUP INC.
J-11.13 ENQ1NEER5, INC.
R-15 Zone continued...
Thence 127.68 feet on a non -tangent curve to the right, concave northwesterly, having a radius
of 242,50 feet, a central angle of 3o,10105", a chord bearing of S42°52125"W, and a chord length
of 126,21 feet, along the boundary of Caven Ridge Estates Subdivision to a 5/8 inch rebar;
Thence S57°51'54"W, 140.06 feet along the boundary of Caven Ridge Estates Subdivision to a
5/8 inch rebar;
Thence 272.04 feet on a non -tangent curve to the left, concave Southeast, having a radius of
457.50 feet, a central angle of 34°04'09", a chord bearing of S40°44156"W, and a chord length of
268,05 feet, along the boundary of Caven Ridge [states Subdivision to a 5/8 inch rebar;
Thence S24"34'17"W, 20.66 feet along the boundary of Caven Ridge Estates Subdivision to the
boundary of Parcel "TIG 5" (Special Warranty Deed Instrument No, 113100373 and Warranty
[deed Instrument No. 2016-120082, records of Ada County, Idaho);
Thence 521"10'33"W, 54.18 feet along the boundary of Parcel "TIC 511
;
Thence N23°24'15" W,1.61 feet along the boundary of Parcel "TIC 5";
Thence N66°15'13"W, 89.20 feet along the boundary of Parcel "TIC 5";
Thence S72°28'28"W, 27.67 feet along the boundary of Parcel "TIC 5";
Thence N61"17'30"W, 50,00 feet along the boundary of Parcel "TIC 5°;
Thence N15°0378"W, 27.67 feet along the boundary of Parcel "TIC 5";
Thence N26"38'52"E, 50.16 feet along the boundary of Parcel "TIC 5";
Thence N75°03'31"E, 28.94 feet along the boundary of Parcel "TIC 5";
Thence N28"42'30"E, 43.06 feet along the boundary of Parcel "TIC 5";
Thence 124.44 feet on a curve to the right, having a radius of 425.00 feet, a central
angle of
16°46'33", a chord bearing of N37°05'47"E, and a chord length of 123.99 feet, along the
boundary of Parcel "TIC 5";
Thence N43°48'48"W, 110.00 feet along the boundary of Parcel "TIC 5";
/4,
Thence N45°37'37"E, 60,54 feet along the boundary of Parcel "TIC 5";
�Q:
"TIC
Thence N37°37155"E, 47.89 feet along the boundary of Parcel 5";
Page 2 of 3
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„,, Meridian City Council Meeting Agenda WI;,hF,2W8— P-3�05a4M '
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"U- 1 IJ C. GrJr�,l°r11 i1C� I aaou°f "H I NC C*T�Nn
AV
J.U,o ENGINEERS, INC.
R-15 Zone continued...
Thence N72°47'40"W, 81,99 feet along the boundary of Parcel "TIC 5";
Thence N78°17'17"Wr 69.15 feet along the boundary of Parcel "TIC 5";
Thence N71°16'52"W, 92.48 feet along the boundary of Parcel "TICS";
Thence N63°55'29"W, 250.21 feet along the boundary of Parcel "TIC 5";
Thence $18°09'01"W, 80.37 feet along the boundary of Parcel "TIC 5";
Thence S06°40'03" F, 27.19 feet along the boundary of Parcel "TIC 5";
Thence S86°45'46"W,130.96 feet along the boundary of Parcel "TIC 5";
Thence N76°21'04"W, 50.81 feet along the boundary of Parcel "TIC 5";
Thence N86°01'49"W, 189.46 feet along the boundary of Parcel "TIC 5" to the east right-of-way
line of South Meridian Road (Hwy 69);
Thence N89°34'16"W, 75.80 feet to the west line of the northwest quarter of Section 30;
Thence N00°25'44"E, 738,09 feet along the west line of the northwest quarter o Section 30 to
the POINT OF BEGINNING.
The above-described parcel contains 15,68 acres, more or less.
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Meridian city Council Meeting Agenda K�vithTj,23=— PaWm=(affelIM6 - '
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EXHIBIT A
Caven Ridge West R-15 Zone
11/21/2017
Scale: 1 Inch= 200 feet File:
Tract 1:15.6781 Acres, Cbsure: n39.5820e 0.01 % (11505213), Peritnetw,1883 ft,
01 s89.341 Ge 70
21 n28.4230e 43.06
02 s44.0828a 314.59
22 Rt, r=425.00, delta-oi6,4633, chord2n37,0547a 123.99
03 07.3152e 69.47
23 n43.4848w i i 0
04-570.6516e 1140.43
24 n45,3737c 60.54
05 sl 9.0444w 40.91
25 n37,3755a 47.89
06 00.5940w 20,06
26 n72.4740vr 81.99
07 s19.0148w 94
27 n78,1717w 69.15
09 s21,3041W46.05
28 n7i.1652w02.48
09 RI, x242.50, dalta=030,11005, chord=s42,5225w 126.21
29 n63.5529%v 230.21
10 s57,5154w 140,05
30 s18.0901w 80.37
11 Lt. r457,50, delta -034.0409, cherd s40.4456w 268.05
31 s06.4003e 27.19
12 s24.3417w 20.66
32 s86.4546w 130.96
13 Of 1033w 54.18
33 n76.2104w 60.81
14 n23.2415w 1,61
34 n86.0149w 189.46
15 n66,1513w 89,2
35 n89.3416w 75.8
16 s72.2828tr 27,67
36 00.2544e 738,09
17 n61.1730w 50
18 ni 5.0328w 27.67
19 n26.3852e 50.16
20 05.033te 28.94
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D. Required Findings from Unified Development Code
Rezone Findings: (The Applicant withdrew the Rezone request at the Commission hearing on .Ianuaiy 4,
2018)
Up , the Couneil shall make a full investigation and s
at the publie hearing, review the applieation. in or -der to grant an annexation, the Couneil shall
make the following finding-si,
a. Thi' amendment r l it a i
the i b proAsions of the Comprehensive Plan
�
The Appliean4
proposes to rezone the subjeet proper-ty from the R 8 to the R 15
Nh
site. distfiet inorder- to develop single family detaehed patio homes on the site at a gross densit-f of 4.72 dwellin
units per aere, oonsistent with the asseoiated MDR FLL%l designation fef this
(See Seetion
b. The map amendment complies with the regulations outlined for the proposed distriet,
speeffleally1he purpose statement;
Staff finds that the proposed map amendment f+om the R 9 to the R 15 zoning district is consiste
with + Pte)
e. The map amendment shall not be material!), detrimental to the publie health, safety, and
welfare;
Stag finds that the proposed map amendment will not be detrimental to the public health, i
evwelfafe. City utilities will: be extended at the expense ef the develepen Staff Feeemmends that the
GenwAissian and Cotmeil consider- any oral or written testimony that May , provided
determining this finding.
d. The map amendment shall not result in an adverse impact upon the deliver -y of seiwiees by aft),
political subdivision pFoAding pubfie ser-i4ees within the City f
but not limit
sehool f ,
Staff finds that the proposed zoning amendment will fiat result in any adverse impaet upeffll� thp
delivery fsen,iees1✓ ✓ political pY .,ubdiz.isio ifling serviees to this
+
This finding is not applieable as the applieation r-equest 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-maldng 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 ExhibitB of the Staff Report for more details fi-oni public service providers)
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Meridian City Council Meeting Agenda WLB'rq,20111f;a— Rtgp3M df4R)6
EXHIBIT A
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.
L 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.
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- Meridian City Council Meeting Agenda I bhTj, fffi— tl°age cafthm