The Cottages H-2018-0013 CUPCITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND
DECISION & ORDER
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In the Matter of the Request for Conditional Use Permit to Construct and Operate an Assisted
Living Facility for The Cottages, Located at 2134, 2146, 2158, 2182, 2170 and 2194 W. Everest Lane
in the L -O Zoning District, by Jeff Likes.
Case No(s). H-2018-0013
For the Planning & Zoning Commission Hearing Date of. April 5, 2018 (Findings on April 19.
2018)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of April 5, 2018, incorporated by
reference)
2. Process Facts (see attached Staff Report for the hearing date of April 5, 2018, incorporated by
reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of April 5, 2018,
incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of April 5, 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 Planning & Zoning Commission 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 Chairman of the Commission and City Clerk and then a copy served by the Clerk
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). H-2018-0013
Page 1
upon the applicant, the Planning Department, the Public Works Department and any affected
party requesting notice.
7. That this approval is subject to the conditions of approval in the attached staff report for the
hearing date of April 5, 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 Planning & Zoning Commission's authority as provided in Meridian City Code § 1I -
5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby
ordered that:
The applicant's request for conditional use permit is hereby approved in accord with the
conditions of approval in the staff report for the hearing date of April 5, 2018, attached as
Exhibit A.
D. Notice of Applicable Time Limits
Notice of Two (2) Year Conditional Use Permit Duration
Please take notice that the conditional use permit, when granted, shall be valid for a maximum
period of two (2) years unless otherwise approved by the City in accord with UDC 11-513-617.1
During this time, the applicant shall commence the use as permitted in accord with the
conditions of approval, satisfy the requirements set forth in the conditions of approval, and
acquire building permits and commence construction of permanent footings or structures on or
in the ground. For conditional use permits that also require platting, the final plat must be
signed by the City Engineer within this two (2) year period in accord with UDC 11 -5B -6F.2.
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11 -5B -6.F.1, the Director may authorize a single extension of the time to commence the
use not to exceed one (1) two (2) year period. Additional time extensions up to two (2) years as
determined and approved by the Commission may be granted. With all extensions, the Director
or Commission may require the conditional use comply with the current provisions of Meridian
City Code Title 11.
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a conditional
use permit 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 5, 2018
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). H-2018-0013
Page 2
By action_ of the Planning & Zoning Commission at its regular meeting held on the day of
2018.
COMMISSIONER RHONDA MCCARVEL, CHAIRMAN
COMMISSIONER RYAN FITZGERALD, VICE CHAIRMAN
COMMISSIONER STEVEN YEARSLEY
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COMMISSIONER LISA HOLLAND
COMMISSIONER WILLIAM CASSINELLI
COMMISSIONER JESSICA PERREAULT
VOTED
VOTED
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Attest: �� city of
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Copy served upon the Applicant, the Planning and Development Services divisions of the Community
Development Department, the Public Works Department and the City Attorney.
Dated:
City Clerk's Office
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). H-2018-0013
Page 3
EXHIBIT A
STAFF REPORT
Hearing Date: April 5, 2018
TO: Planning & Zoning Commission
FROM: Sonya Allen, Associate City Planner
208-884-5533
SUBJECT: The Cottages – CUP (H-2018-0013)
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, Jeff Likes, has applied for a conditional use permit (CUP) for an assisted living facility
on 1.68 acres of land in the L-O zoning district. See Section IX Analysis for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed CUP with the conditions listed in Exhibit B, based on the
Findings of Fact and Conclusions of Law in Exhibit C of the Staff Report. The Meridian Planning
and Zoning Commission heard this item on April 5, 2018. At the public hearing, the
Commission voted to approve the subject CUP request.
a. Summary of Commission Public Hearing:
i. In favor: Jeff Likes and Mark Maxfield
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: Jeff Likes, Applicant’s Representative
v. Staff presenting application: Bill Parsons
vi. Other staff commenting on application: None
b. Key Issues of Public Testimony:
i. None
c. Key Issues of Discussion by Commission:
i. Off-street parking.
d. Key Commission Changes to Staff Recommendation:
i. Commission struck site specific condition of approval 1.3e removing the requirement
for additional off-street parking.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2018-
0013 as presented in the staff report for the hearing date of April 5, 2018, with the following
modifications: (Add any proposed modifications.) I further move to direct Staff to prepare an
appropriate findings document to be considered at the next Planning and Zoning Commission hearing
on April 19, 2018.
Denial
After considering all staff, applicant and public testimony, I move to deny File Number H-2018-0013
as presented during the hearing on April 5, 2018, for the following reasons: (You should state specific
reasons for denial and what the applicant could do to gain your approval with another application.)
Continuance
I move to continue File Number H-2018-0013 to the hearing date of (insert continued hearing date
here) for the following reason(s): (You should state specific reason(s) for continuance.)
The Cottages – CUP H-2018-0013 PAGE 1
EXHIBIT A
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The subject property is located at 2134, 2146, 2158, 2182, 2170 and 2194 W. Everest Ln., in the
NE ¼ of Section 26, Township 4 North, Range 1 West.
B. Owner(s):
Encore Development, LLC
63 W. Riverbridge Ln.
Eagle, ID 83616
C. Applicant:
Jeff Likes
1119 E. State, Ste. 120
Eagle, ID 83616
D. Representative:
Jeff Likes, ALC Architecture
1119 E. State, Ste. 120
Eagle, ID 83616
E. 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. A public hearing is required before the
Planning & Zoning Commission on this matter, consistent with Meridian City Code Title 11,
Chapter 5.
B. Newspaper notifications published on: March 16, 2018
C. Radius notices mailed to properties within 300 feet on: March 12, 2018
D. Applicant posted notice on site by: March 7, 2018
VI. LAND USE
A. Existing Land Use(s) and Zoning: The subject property consists of vacant/undeveloped, zoned L-
O.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
North: SH 20-26/W. Chinden Blvd. and a golf course and single-family residential properties,
zoned R-8
West: Daycare and office uses, zoned L-O
South: W. Everest Ln. and single-family residential uses, zoned R-4
East: Vacant/undeveloped land, zoned L-O
C. History of Previous Actions:
• In 2002, the larger Lochsa Falls development received the following approvals:
Annexation and zoning (AZ-02-010) with a development agreement recorded as
Instrument No. 103012598 and an addendum recorded as Instrument No. 104033484;
The Cottages – CUP H-2018-0013 PAGE 2
EXHIBIT A
Preliminary plat (PP-02-009) for Lochsa Falls Subdivision;
Conditional use permit (CUP-02-012) for a planned development in an R-4 zoning
district; and,
• In 2004, a final plat (FP-04-054) was approved for Lochsa Falls No. 12, which included the
subject property as Lots 44 and 45, Block 49.
• In 2007, a rezone (RZ-06-008) was approved from R-4 to L-O; and a modification to the
conditional use permit/planned development (MCU-06-002) was approved to remove the
detailed conditional use permit approval on Lots 41-45, Block 49, Lochsa Falls Subdivision
No. 12.
• In 2017, a development agreement modification (Inst. #2017-059161) and a combined
preliminary and final plat were approved that included this property (H-2017-0032).
D. Utilities:
1. Public Works:
a. Location of sewer: Sewer service shall be provided to this lot with the development of
the subdivision.
b. Location of water: Water service shall be provided to this lot with the development of
the subdivision.
c. Issues or concerns: None
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 is not within a flood plain.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
The Comprehensive Plan Future Land Use Map (FLUM) designates this site as Mixed Use –
Community (MU-C). The purpose of the MU-C designation is to allocate areas where community-
service uses and dwellings are seamlessly integrated into the urban fabric. The intent of the MU-C
designation is to integrate a variety of uses, including residential, and to avoid mainly single-use and
strip commercial type buildings. Development should comply with the general guidelines for
development in all mixed use areas and have a mix of at least 3 land use types. Residential uses
should comprise a minimum of 20% of the development area at densities ranging from 6 to 15
units/acre. See pages 27-28 in the Comprehensive Plan for more information.
The applicant proposes to develop this 1.68 acre site with a residential care (assisted living) facility,
consistent with the MU-C 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 10-foot wide landscape buffer and building setback will be required with development along W.
Everest Ln., a private street along the south boundary; landscaping should be installed in accord
with the standards listed in UDC 11-3B-7C Landscape Buffers along Streets.
The Cottages – CUP H-2018-0013 PAGE 3
EXHIBIT A
• 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.
The proposed assisted living facility will provide another housing option in this portion of the
City adjacent to existing single-family homes and office/commercial uses. Staff is unaware of how
“affordable” the units will be.
• “Require neighborhood and community commercial areas to create a site design compatible with
surrounding uses (e.g. landscaping, fences, etc.).” (3.05.02A)
The site design for the proposed development should be consistent with existing and future uses in
the vicinity. A private street and solid fencing exists between this site and the existing single-
family residential properties to the south; a landscaped street buffer will also be provided along
Everest Lane.
• “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 were required to be provided to each lot as a provision of the subdivision in accord
with UDC 11-3A-21.
• “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 assisted living facility will be within walking distance of existing residential,
commercial and office uses in the vicinity.
• “Ensure that high-quality emergency care, primary, outpatient, home, and long-term care and
other types of health care are provided in the community.” (2.02.01)
The proposed assisted living facility will provide long-term care options in the northern part of
the City.
• “Require screening and buffering of commercial and industrial properties to residential use with
transitional zoning.” (3.06.01E)
There are no abutting residential uses that required screening or buffering; W. Everest Ln.
separates the subject property from the residential neighborhood to the south.
VIII. UNIFIED DEVELOPMENT CODE
A. Purpose Statement of Zone: 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. Six (6)
districts are designated which differ in the size and scale of commercial structures accommodated
in the district, the scale and mix of allowed commercial uses, and the location of the district in
proximity to streets and highways.
Allowed uses in the L-O district are office centers and adaptive re-use of residential structures
with limited hours of operation.
B. Schedule of Use: Unified Development Code (UDC) 11-2B-2 lists the permitted, accessory,
conditional, and prohibited uses in the L-O zoning district. A residential care facility is listed as a
conditional use in the L-O zoning district. Compliance with the specific use standards listed in
UDC 11-4-3-29, Nursing or Residential Care Facilities, is required.
C. Dimensional Standards: The dimensional standards listed in UDC Table 11-2B-3 for the L-O
zoning district apply to development of this site.
The Cottages – CUP H-2018-0013 PAGE 4
EXHIBIT A
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
The applicant has submitted an application for a conditional use permit (CUP) for a residential
care facility on 1.68 acres of land in the L-O zoning district, as required by UDC Table 11-2B-2.
Two (2) 11,600 square foot residential care (assisted living) facilities with 16 beds per building
are proposed to be constructed on this site. The building at the north boundary of the site is
proposed to be an assisted living facility; and the southern building is proposed to be a memory
care facility.
Site Plan: A site plan is included in Exhibit A.2 that depicts how the site is proposed to develop
with two structures, access, parking and drive-aisles.
Access: Access is proposed to this site via two (2) drive aisles from the abutting property to the
east under the same ownership, which has access via W. Everest Ln. A reciprocal cross-access
easement exists between these properties as depicted on the subdivision plat for Hastings
Subdivision No. 3.
Parking: Off-street parking is required to be provided on the site in accord with UDC Table 11-
3C-6 for age restricted elderly housing. For a 1-bedroom unit, 0.5 of a space is required. For 32
beds, a minimum of 16 parking spaces are required; a total of 22 spaces are proposed, including 2
ADA stalls, in accord with this requirement.
Because this area already has insufficient parking and results in vehicles parking along W.
Everest Lane and blocking traffic, staff recommends additional parking is provided on the
site. Staff recommends another row of parking is provided (to result in a double row of
parking) to the east of Building A in the area where the 31.5’ wide landscape area is located.
Note: The development agreement for this property requires the property owner to install “No
Parking” signs along Everest Lane and paint the curb red signifying no parking adjacent to the
property.
Two-way drive-aisles adjacent to parking are required to be a minimum of 25 feet in width
per UDC 11-3B-8C; the plans should be revised accordingly. The landscape plan depicts a
24’ wide drive aisle but the site plan depicts a 25’ wide drive aisle as required.
Based on the number of vehicle parking stalls (22), a bicycle rack capable of holding a minimum
of one (1) bicycle is required to be provided per UDC 11-3C-6G in accord with the standards
listed in UDC 11-3C-5C. One bicycle rack is proposed at the entrance of the northern building;
staff recommends an additional rack is provided at the entrance of the southern building.
Landscaping: Landscaping is required to be installed on the site in accord with the standards
listed in UDC 11-3B.
A 10-foot wide street buffer is required along W. Everett Ln., a private street, as set forth in UDC
Table 11-2B-3, landscaped in accord with the standards listed in UDC 11-3B-7C. The buffer is
required to be measured from the back of sidewalk; the corner of the southern building
encroaches within this buffer and should be shifted to the north outside of the buffer.
Parking lot landscaping is required to comply with the standards listed in UDC 11-3B-8C. A
reciprocal cross-access easement exists between the subject property and the property to the east;
therefore, a perimeter buffer is not required along the east boundary of the site.
Trash Enclosure: A trash enclosure is depicted on the site plan at the southeast corner of the
building.
The color and material of the enclosure should complement that of the building. A detail of
The Cottages – CUP H-2018-0013 PAGE 5
EXHIBIT A
the enclosure should be submitted with the Certificate of Zoning Compliance and Design
Review application. A detail of the enclosure should also be submitted to Bob Olson,
Republic Services, (208-345-1265 office, or 208-371-1745 cell; email:
rolson@republicservices.com ) for review and approval prior to submittal of the Certificate
of Zoning Compliance application.
Specific Use Standards: The proposed use is subject to the specific use standards listed in UDC
11-4-3-29, Nursing or Residential Care Facilities, as follows:
A. General standards:
1. If the use results in more than ten (10) persons occupying a dwelling at any one time,
the applicant or owner shall concurrently apply for a change of occupancy7 as required
by the building code in accord with Title 10 of this code. This standard is not applicable.
2. The owner and/or operator of the facility shall secure and maintain a license from the
State of Idaho Department of Health and Welfare, facility standards division. The
applicant shall comply with this requirement.
B. Additional standards for uses providing care to children and juveniles under the age of 18
years: This section is not applicable as care will not be provided to juveniles.
1. All outdoor play areas shall be completely enclosed by a minimum 6-foot non-
scalable fence to secure against exit/entry by small children and to screen abutting
properties. The fencing material shall meet the swimming pool fence requirements of the
building code in accord with Title 10 of this code.
2. Outdoor play equipment over 6-feet high shall not be located in a front yard or within
any required yard.
3. Outdoor play areas in residential district or uses adjacent to an existing residence
shall not be used after dusk.
C. Additional standards for uses providing care to patients who suffer from Alzheimer’s
disease, dementia or other similar disability that may cause disorientation: A barrier with
a minimum height of 6 feet, along the perimeter of any portion of the site that is
accessible to those patients shall be provided. The fencing material shall meet the
swimming pool fence requirements of the building code in accord with Title 10 of this
code. Staff recommends a detail of the proposed fencing be submitted with the
Certificate of Zoning Compliance application that complies with the aforementioned
requirement if outdoor recreation areas are proposed for the memory care facility.
Sidewalk: Sidewalks are required to be provided around buildings and along public streets in
accord with the standards listed in UDC 11-3A-17. A 5-foot wide sidewalk was recently
constructed on this site along W. Everest Ln. A 5-foot wide sidewalk is proposed internally
within the site.
Pathway: A pathway is not depicted on the Pathways Master Plan for this site.
Building Elevations: Building elevations were submitted with this application for the proposed
structures as shown in Exhibit A.4. Building materials consist of horizontal Hardie lap and cedar
shake siding, with stone veneer wainscot and asphalt shingle roofing. Note: The same symbol is
used for the asphalt shingle roofing and the cedar shake siding.
The future structures are required to comply with the design standards listed in UDC 11-3A-19
and the Architectural Standards Manual. The proposed elevations appear to comply with current
design standards. Any rooftop or ground level mechanical equipment is required to be
screened.
The Cottages – CUP H-2018-0013 PAGE 6
EXHIBIT A
Certificate of Zoning Compliance (CZC): The applicant is required to submit a CZC
application for approval of the proposed use, site layout and building elevations from the
Planning Division prior to submittal of a building permit application.
Design Review: The applicant is required to submit a Design Review application concurrent with
the CZC application for final approval of the site layout and building elevations. The proposed
site layout and structures are required to comply with the design standards listed in UDC 11-3A-
19 and the Architectural Standards Manual.
Staff recommends approval of the proposed CUP with the conditions listed in Exhibit B.
X. EXHIBITS
A. Drawings
1. Vicinity Map
2. Site Plan (dated: 1/15/18)
3. Landscape Plan (dated: 1/15/18)
4. Building Elevations (dated: 1/15/18)
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Sanitary Service Company
6. Ada County Highway District
7. Parks Department
C. Required Findings from Unified Development Code
The Cottages – CUP H-2018-0013 PAGE 7
EXHIBIT A
Exhibit A.1: Vicinity Map
The Cottages – CUP H-2018-0013 PAGE 8
EXHIBIT A
Exhibit A.2: Site Plan (dated: 1/15/18)
The Cottages – CUP H-2018-0013 PAGE 9
EXHIBIT A
Exhibit A.3: Landscape Plan (dated: 1/15/18)
The Cottages – CUP H-2018-0013 PAGE 10
EXHIBIT A
Exhibit A.4: Building Elevations (dated: 1/15/18)
The Cottages – CUP H-2018-0013 PAGE 11
EXHIBIT A
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 Development of the site shall substantially comply with the site plan, landscape plan and building
elevations included in Exhibit A, the conditions of approval listed herein, and the provisions of
the development agreement.
1.2 The applicant shall comply with the specific use standards listed in UDC 11-4-3-29, Nursing or
Residential Care Facilities. The site plan submitted with the Certificate of Zoning Compliance
application shall demonstrate compliance with these standards and the conditions of approval in
this report.
1.3 The site/landscape plans, dated 1/15/18, included in Exhibit A shall be revised as follows (as
applicable):
a. Depict and include a detail of the fence around the memory care facility that complies with
the standards listed in UDC 11-4-3-29C if an outdoor/exterior recreation area is proposed.
b. Depict a bicycle rack near the entry of the memory care facility and include a detail of the
rack that complies with the standards listed in UDC 11-3C-5C.
c. Widen the two-way drive-aisle that is adjacent to parking to be a minimum of 25 feet in width
per UDC 11-3B-8C.
d. Shift the memory care (southern) building to the north so that the building doesn’t encroach
within the 10-foot wide street buffer.
e. Depict an additional row of parking (to result in a double row of parking) to the east of
Building A in the area where the 31.5’ wide landscape area is depicted.
1.4 Submit a detail of the trash enclosure that meets the requirements of Republic Services; colors
and materials should complement the building.
1.5 Install “No Parking” signs along Everest Ln. and paint the curb red signifying no parking adjacent
to this site as required by the development agreement.
1.6 The applicant is required to submit a Certificate of Zoning Compliance application for approval
of the proposed use and site layout from the Planning Division prior to submittal of a building
permit application.
1.7 The applicant shall submit a Design Review application concurrent with the Certificate of Zoning
Compliance application for approval of the site layout and building elevations. The proposed site
layout and structures are required to comply with the design standards listed in UDC 11-3A-19
and the Architectural Standards Manual.
1.8 Staff’s failure to cite specific ordinance provisions or terms of the approved conditional use does
not relieve the applicant of responsibility for compliance.
1.9 The Applicant shall have a maximum of two (2) years to commence the use as permitted in
accord with the conditions of approval listed above. If the use has not begun within two (2) years
of approval, a new conditional use permit must be obtained prior to operation or a time extension
must be requested in accord with UDC 11-5B-6F.
1.10 The applicant shall complete all required improvements prior to issuance of a Certificate of
Occupancy. It is unlawful to use or occupy any building or structure until the Building Official
has issued a Certificate of Occupancy.
The Cottages – CUP H-2018-0013 PAGE 12
EXHIBIT A
2. PUBLIC WORKS DEPARTMENT
2.1 Site Specific Conditions of Approval
2.1.1 The applicant shall be responsible for the installation of water and sewer lines and services to the
proposed buildings.
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 All improvements related to public life, safety and health shall be completed prior to occupancy
of the structures.
2.2.5 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.
2.2.6 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.
2.2.7 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.2.8 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.2.9 All grading of the site shall be performed in conformance with MCC 11-12-3H.
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.
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EXHIBIT A
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 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.
2.2.14 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. FIRE DEPARTMENT
3.1 Additional parking is needed in this area.
4. POLICE DEPARTMENT
4.1 The Police Department has no concerns with this application.
5. REPUBLIC SERVICES
5.1 A detail of the enclosure should be submitted to Jay Markle, Republic Services, (208-345-1265)
for review and approval prior to submittal of the Certificate of Zoning Compliance application.
6. PARKS DEPARTMENT
6.1 The Park’s Department has no comment on this application.
7. ADA COUNTY HIGHWAY DISTRICT
ACHD has no facilities adjacent to this site.
8. CENTRAL DISTRICT HEALTH DEPARTMENT
9. NAMPA MERIDIAN IRRIGATION DISTRICT
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10. SETTLER’S IRRIGATION DISTRICT
11. IDAHO TRANSPORTATION DEPARTMENT (ITD)
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C. Required Findings from Unified Development Code
1. Conditional Use Permit (UDC 11-5B-6E)
The Commission shall base its determination on the Conditional Use Permit request upon
the following:
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 subject property is large enough to accommodate the proposed
use and the dimensional & development regulations of the L-O district as required by the
UDC (see Analysis Section IX for more information).
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 use is consistent and harmonious with the UDC and
Comprehensive Plan Future Land Use Map designation of MU-C for this site if designed in
accord with the conditions listed in Exhibit B.
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 if the applicant complies with the conditions outlined in this
report, the proposed use should be compatible with other existing and future uses in the
general neighborhood and with the existing and intended character of 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 if the applicant complies with the conditions outlined in this
report, the proposed use will not adversely affect other property in the area.
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, refuse disposal, and irrigation will
be provided to the subject property. The Commission finds that the proposed use will be
served adequately by all of the public facilities and services listed above.
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.
If approved, the applicant will be financing any improvements required for development. The
Commission finds there will not be excessive additional requirements at public cost and that
the proposed use will not be detrimental to the community’s economic welfare.
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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.
The Commission finds the proposed use will not involve excessive traffic, noise, or odors that
will be detrimental to any persons, property or the general welfare.
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 use will not result in the destruction, loss or damage
of any natural, scenic or historic feature of major importance in this area.
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