Rapid Creek Subdivision H-2017-0117ADA COUNTY RECORDER Christopher D. Rich 2018-052341
BOISE IDAHO Pgs=43 BONNIE OBERBILLIG 06/07/2018 09:29 AM
CITY OF MERIDIAN, IDAHO NO FEE
PARTIES: 1, City of meridian Management, LLC and Challenger
2, Heartland Townhoines Property
Development, Inc., Owners
3, Trilogy Development Inc., Developer
THIS DEVELOPMENT AGREEMENT (this Agreement), is made and entered into
r- +h
this day of 2018, by and between
City of Meridian, a municipal
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corporation of the State of Idaho, hereafter called CITY whose address is 33 E. Broadway Avenue,
Meridian, Idaho 83642 and Heartland Townhomes Property Management, LLC, whose address
is 9839 W. Cable Car Street, Suite 101, Boise, Idaho 83709 and Challenger Development, Inc.
whose address is 1977 E. Overland Road, Meridian, Idaho 83642, hereinafter called OWNERS and
Trilogy Development, Inc., whose address is 9839 W. Cable Car Street, Suite #101, Boise, Idaho
83709, hereinafter called DEVELOPER,
1. RECITALS:
1.1 WHEREAS, owners are the sole owners, in law and/or equity, of certain
tract of land in the County of Ada, State of Idaho, described in Exhibit "A",
which is attached hereto and by this reference incorporated herein as if set
forth in full, herein after referred to as the Property; and
1.2 WHEREAS, Idaho Code § 67-6511A provides that cities may, by ordinance,
require or permit as a condition of zoning that the Owners and/or Developer
make a written commitment concerning the use or development of the subject
Property; and
1.3 WHEREAS, City has exercised its statutory authority by the enactment of
Section 11-513-3 of the Unified Development Code ("UDC"), which
authorizes development agreements upon the annexation and/or re -zoning of
land; and
1.4 WHEREAS, Owners and/or Developer has submitted an application for the
annexation of approximately 23.02 acres of land with the R-8 (Medium
Residential) zoning district in Ada County (as described in Exhibit "A"),
under the Unified Development Code, which generally describes how the
Property will be developed and what improvements will be made; and
1.5 WHEREAS, owners and/or Developer made representations at the public
hearings both before the Meridian Planning & Zoning Commission and
DEVELOPMENT AGREEMENT —RAPID CREEK SUBDIVISION (H-2017-0117) PAGE I OF 10
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ACKNOWLEDGMENTS
IN WITNESS WHEREOF, the parties have herein executed this agreement and made
it effective as hereinabove provided.
Property Management, LLC
DEVELOPMENT AGREEMENT -RAPID CREEK SUBDIVISION (H-2017-0117
PAGE 8 OF 10
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STATE OF IDAHO )
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County of Ada )
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On this 6 yi day of � Jug, before me, a Notary Public, personally appeared Tammy de Weerd
and C.Jay Coles, know or identified to me to be the Mayor and Clerk, respectively, of the City of Meridian, who
executed the instrument or the person that executed the instrument of behalf of said City, and acknowledged to me that
such City executed the same.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year in this
certificate first above written.
A•b1a�
(SE30- 6', ,'��� t
ary Public for daho d I' ' 14
maN -- iding at:
Commission expires:
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Sam
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DEVELOPMENT AGREEMENT — RAPID CREEK SUBDIVISION (H-2017-0117) PAGE 10 OF 10
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CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). H-2017-0117 - 1 -
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND DECISION & ORDER
In the Matter of the Request for annexation and zoning (AZ) of 21.02 acres of land with an R-8
zoning district; and a preliminary plat (PP) consisting of 93 building lots and 11 common lots on
21.02 acres of land for Rapid Creek Subdivision, by WHPacific
Case No(s). H-2017-0117
For the City Council Hearing Date of: December 5, 2017 (Findings on December 19, 2017)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of December 5, 2017, incorporated
by reference)
2. Process Facts (see attached Staff Report for the hearing date of December 5, 2017, incorporated
by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of December 5,
2017, incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of December 5, 2017, incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the “Local Land Use
Planning Act of 1975,” codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code codified at
Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by
ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of
Meridian, which was adopted April 19, 2011, Resolution No. 11-784 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A.
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which shall be
signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the
Community Development Department, the Public Works Department and any affected party
requesting notice.
7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of November 28, 2017, incorporated by reference. The conditions are concluded to
EXHIBIT B
Meridian City Council Meeting Agenda June 5, 2018 – Page 527 of 868
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). H-2017-0117 - 2 -
be reasonable and the applicant shall meet such requirements as a condition of approval of the
application.
C. Decision and Order
Pursuant to the City Council’s authority as provided in Meridian City Code § 11-5A and based upon
the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that:
1. The applicant’s request for a preliminary plat is hereby approved per the conditions of approval
in the Staff Report for the hearing date of December 5, 2017, attached as Exhibit A.
D. Notice of Applicable Time Limits
Notice of Preliminary Plat Duration
Please take notice that approval of a preliminary plat, combined preliminary and final plat, or
short plat shall become null and void if the applicant fails to obtain the city engineer’s signature
on the final plat within two (2) years of the approval of the preliminary plat or the combined
preliminary and final plat or short plat (UDC 11-6B-7A).
In the event that the development of the preliminary plat is made in successive phases in an
orderly and reasonable manner, and conforms substantially to the approved preliminary plat,
such segments, if submitted within successive intervals of two (2) years, may be considered for
final approval without resubmission for preliminary plat approval (UDC 11-6B-7B).
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-6B-7.A, the Director may authorize a single extension of time to obtain the City
Engineer’s signature on the final plat not to exceed two (2) years. Additional time extensions
up to two (2) years as determined and approved by the City Council may be granted. With all
extensions, the Director or City Council may require the preliminary plat, combined
preliminary and final plat or short plat to comply with the current provisions of Meridian City
Code Title 11. If the above timetable is not met and the applicant does not receive a time
extension, the property shall be required to go through the platting procedure again (UDC 11-
6B-7C).
Notice of Six (6) Month Development Agreement Duration
The development agreement shall be signed by the property owner and returned to the City
within six (6) months of the City Council granting annexation and/or rezone (UDC 11-5B-3D).
A modification to the development agreement may be initiated prior to signature of the
agreement by all parties and/or may be requested to extend the time allowed for the agreement
to be signed and returned to the City if filed prior to the end of the six (6) month approval
period (UDC 11-5B-3F).
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, denial of a development
application entitles the Owner to request a regulatory taking analysis. Such request must be in
writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the
final decision concerning the matter at issue. A request for a regulatory takings analysis will
toll the time period within which a Petition for Judicial Review may be filed.
Meridian City Council Meeting Agenda June 5, 2018 – Page 528 of 868
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). H-2017-0117 - 3 -
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 December 5, 2017
Meridian City Council Meeting Agenda June 5, 2018 – Page 529 of 868
By action of the City Council at its regular meeting held on the / day of
2017.
XPI
COUNCIL PRESIDENT KEITH BIRD VOTED A-ZI
COUNCIL VICE PRESIDENT JOE BORTON VOTED 4
COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED Z
COUNCIL MEMBER TY PALMER VOTED !C4
COUNCIL MEMBER LUKE CAVENER VOTED 1X4
COUNCIL MEMBER GENESIS MILAM VOTED ,Ai
MAYOR TAMMY de WEERD VOTED
TIE BREAKER)
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QORpXED
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E IDIAN. Attest: o M,
C. 4ay Co
City Clerk
Copy seived upon Applicant, Community Development Department, Public Works Department and City
Attorney.
By: Chaih go Dated:
City Clerk's Office
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). H-2017-0117 - 4 - Meridian City Council Meeting Agenda June 5, 2018 – Page 530 of 868
Exhibit A
Rapid Creek Subdivision – AZ, PP H-2017-0117 PAGE 1
STAFF REPORT
Hearing Date: December 5, 2017
TO: Mayor & City Council
FROM: Josh Beach, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Rapid Creek Subdivision – AZ, PP (H-2017-0117)
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, WHPacific, has submitted an application for annexation and zoning (AZ) of 21.02
acres of land with an R-8 zoning district; and a preliminary plat (PP) consisting of 93 building lots
and 11 common lots on 21.02 acres of land for Rapid Creek Subdivision.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed AZ and PP applications in accord with the conditions of
approval in Exhibit B and the Findings of Fact and Conclusions of Law in Exhibit D.
The Meridian Planning & Zoning Commission heard these items on September 21, 2017,
October 5, 2017 and November 2, 2017. At the public hearing, the Commission moved to
recommend approval of the subject annexation and zoning and preliminary plat requests.
a. Summary of Commission Public Hearing:
i. In favor: Jane Suggs (Applicant) Linda Harger
ii. In opposition: Carolyn Taylor, Jim Reed, Laura Longshaw, Matthew Chrispin
iii. Commenting: Carolyn Taylor, Jim Reed, Laura Longshaw, Matthew Chrispin, John
Tessin,
iv. Written testimony: Bev Tessin, James Reed
v. Staff presenting application: Josh Beach
vi. Other staff commenting on application: Bill Parsons
b. Key issue(s) of Public Testimony:
i. Concerns about losing the wildlife that utilize the property.
ii. Concerns about construction traffic through existing neighborhoods
iii. Concerns about the amount of open space being proposed for the development will not
be sufficient for the residents.
iv. Concerns regarding the proposed change in elevation for the property and how that will
impact the adjacent lots.
c. Key Issues of Discussion by Commission:
i. Whether or not the subject property contains “wetland” and what impact that
designation would have on the proposed subdivision.
d. Commission Change(s) to Staff Recommendation:
i. None
e. Outstanding Issue(s) for City Council:
i. None
The Meridian City Council heard this item on December 5, 2017. At the public hearing, the
Council approved the subject AZ, and PP requests.
a. Summary of City Council Public Hearing:
Meridian City Council Meeting Agenda June 5, 2018 – Page 531 of 868
Exhibit A
Rapid Creek Subdivision – AZ, PP H-2017-0117 PAGE 2
i. In favor: Jane Suggs (applicant’s representative), Linda Harger, Curtis Ellis, David
Lebree
ii. In opposition: Carolyn Taylor, Virgil Ivy, John Tessin, Bev Tessin, Glen Crispin,
iii. Commenting: Carolyn Taylor, Virgil Ivy, John Tessin, Linda Harger,
iv. Written testimony: James Reed
v. Staff presenting application: Josh Beach
vi. Other staff commenting on application: Caleb Hood
b. Key issue(s) of Public Testimony:
i. A desire for the development to provide more useable open space.
ii. A desire to preserve the pond for the wildlife that use it.
iii. Concerns about increased traffic through the adjacent neighborhoods.
c. Key Issues of Discussion by Council:
i. Discussion about how wetlands are designated
ii. Discussion on how the project will address the high groundwater in the area.
di. Key Council Changes to Staff/Commission Recommendation
i. None
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the City
Council of File Number H-2017-0117, as presented in the staff report for the hearing date of
September 21, 2017, with the following modifications: (Add any proposed modifications).
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the City
Council of File Number H-2017-0117, as presented during the hearing on September 21, 2017, for the
following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number H-2017-0117 to the hearing date of (insert continued hearing date
here) for the following reason(s): (You should state specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The site is located at 4435, 4323, 4145 N. Black Cat Road, in the NE ¼ of Section 33, Township
4 North, Range 1 West.
B. Owner:
Viper Investments, LLC
1977 E. Overland Road
Meridian, Idaho 83646
C. Applicant/Representatives:
Jane Suggs, WHPacific
2141 Airport Way, Suite 104
Boise, ID 83705
D. Applicant's Statement/Justification: Please see applicant’s narrative for this information.
V. PROCESS FACTS
Meridian City Council Meeting Agenda June 5, 2018 – Page 532 of 868
Exhibit A
Rapid Creek Subdivision – AZ, PP H-2017-0117 PAGE 3
A. The subject application is for annexation and zoning and preliminary plat. A public hearing is
required before the Planning & Zoning Commission and City Council on this matter, consistent
with Meridian City Code Title 11, Chapter 5.
B. Newspaper notifications published on: September 1, 2017 (Commission); November 17, 2017
Council)
C. Radius notices mailed to properties within 300 feet on: August 24, 2017 (Commission);
November 13, 2017 (Council)
D. Applicant posted notice on site(s) on: September 11, 2017 (Commission); November 22, 2017
Council)
VI. LAND USE
A. Existing Land Use(s) and Zoning: The subject property consists of rural residential/agricultural
property zoned RUT in Ada County.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: Oakcreek Subdivision No. 3, zoned R-8
2. East: Rural residential property, zoned RUT in Ada County
3. South: Rural residential property, zoned RUT in Ada County.
4. West: The Oaks South Subdivision No. 4, zoned R-4.
C. History of Previous Actions: None
D. Utilities:
1. Location of sewer: A sanitary sewer main intended to provide service to the proposed
development currently exist in N. Oakstone Avenue.
2. Location of water: Water mains intended to provide service to the proposed development
currently exist in N. Oakstone Avenue, and N. Black Cat Road.
3. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: The Fivemile Creek traverses along the southern boundary of this
site.
2. Hazards: Staff is unaware of any hazards that may exist on this site.
3. Flood Plain: This site lies within the Meridian Floodplain Overlay District.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated Medium Density Residential (MDR) on the Comprehensive Plan Future
Land Use Map (FLUM). The MDR designation allows smaller lots for residential purposes within
City limits. Uses may include single-family homes at densities of 3 to 8 dwelling units (d.u.) per acre.
The applicant proposes to develop the site with 93 single-family residential lots. The gross density of
the proposed plat is 4.42 d.u. per acre with a net density of 7.65 d.u. per acre, which falls within the
target density of the MDR designation. Staff is of the opinion that the proposed density is appropriate
for the area and compatible with adjacent uses and zoning. All adjacent residential uses are zoned R-8
and R-4, and this would be consistent not only with the surrounding neighborhoods, but also with the
comprehensive plan.
Meridian City Council Meeting Agenda June 5, 2018 – Page 533 of 868
Exhibit A
Rapid Creek Subdivision – AZ, PP H-2017-0117 PAGE 4
Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to
the proposed use of this property (staff analysis in italics):
Support a variety of residential categories (low-, medium-, medium-high and high-density
single-family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the
purpose of providing the City with a range of affordable housing opportunities.” (3.07.01E)
The proposed single-family detached dwellings will contribute to the variety of housing types
available within the City. Staff is not aware of the price range of the dwellings/lots.
Require that development projects have planned for the provision of all public services.”
6.02.01B)
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian currently provides municipal services to the subject
property.
Require common area in all subdivisions.” (3.07.02F)
The proposed plat depicts a total of 2.98 acres (or 14.2%) of qualified open space in accord with
the requirements listed in UDC11-3G-3.
Require pedestrian access connectors in all new development to link subdivisions together to
promote neighborhood connectivity as part of a community pathway system.” (3.03.03B)
The extension of N. Oakstone Avenue will provide an extension of the sidewalk from the existing
Oakcreek Subdivision on the north.
Reduce the number of existing access points onto arterial streets by using methods such as cross
access agreements, access management and frontage/backage roads.” (3.03.02N)
The submitted plat depicts one access point to N. Black Cat Road as well as the extension of one
stub street on the north boundary (from Oak Creek No. 3).
Require new residential development to meet development standards regarding landscaping,
signage, fences and walls, etc.” (3.05.02C)
Street buffer landscaping is required adjacent to N. Black Cat Road in accord with the standards
listed in UDC 11-3B-7C. Separate permits shall be obtained for subdivision signage and fencing
in compliance with the standards listed in UDC 11-3D-5 and 11-3A-7C respectively.
Coordinate with public works, police, and fire departments on proposed annexation and
development requests, and the impacts on services.” (3.04.01H)
Staff has coordinated with public works, police and fire and has incorporated their comments and
conditions in this report.
Improve and protect creeks (Five Mile, Eight Mile, Nine Mile, Ten Mile, South Slough, and
Jackson and Evans Drainages) throughout commercial, industrial and residential
areas.”(5.01.01E)
The applicant is proposing to leave the Five Mile Creek open, to provide fencing, to install
landscaping, and construct a regional pathway.
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)
The subject property is contiguous to existing City limits and within the City’s Area of Impact;
urban services are available to be extended to the site.
Meridian City Council Meeting Agenda June 5, 2018 – Page 534 of 868
Exhibit A
Rapid Creek Subdivision – AZ, PP H-2017-0117 PAGE 5
Require new residential development to provide permanent perimeter fencing, and fencing to
contain construction debris on site and prevent windblown debris from entering adjacent
agricultural and other properties.” (3.05.02G)
Perimeter fencing exists along the north boundary of the site and is proposed along the west
boundary of the site. The applicant will be required to install perimeter fencing where none
currently exists as well as to install construction fencing to prevent debris from leaving the site
during construction.
For the above stated reasons, staff is of the opinion the proposed subdivision is generally consistent with
the Comprehensive Plan.
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 and corresponding housing types that can be
accommodated within the density range.
B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-2 lists the principal permitted
P), accessory (A), conditional (C), and prohibited (-) uses in the residential districts. Any use not
explicitly listed, or listed as a prohibited use is prohibited.
C. Dimensional Standards: Development of the site should be consistent with the dimensional
standards listed in UDC Tables 11-2A-6 for the R-8 zoning district.
D. Landscaping: Landscaping shall be installed in accordance with the standards listed in UDC 11-
3G-3E.
E. Off-Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for single-
family dwellings.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
1. Annexation & Zoning
The applicant has applied for annexation and zoning of 21.02 acres of land from the RUT district
in Ada County to the R-8 zoning district in the City for the development of 93 new single-family
residential detached homes on the site. The proposed R-8 zoning is consistent with the
Comprehensive Plan.
The legal description submitted with the application, included in Exhibit C, shows the boundaries
of the property proposed to be annexed and rezoned. The property is contiguous to land that has
been annexed into the City and is within the Area of City Impact boundary.
The City may require a development agreement (DA) in conjunction with an annexation pursuant
to Idaho Code section 67-6511A. In order to ensure the site develops as proposed with this
application, staff recommends a DA as a provision of annexation with the conditions included in
Exhibit B.
2. Preliminary Plat
The proposed plat consists of 93 building lots and 11 common lots on 21.02 acres of land in a
proposed R-8 zoning district (see Exhibit A.2). Lots range in size from 4,060 to 9,981 square feet
Meridian City Council Meeting Agenda June 5, 2018 – Page 535 of 868
Exhibit A
Rapid Creek Subdivision – AZ, PP H-2017-0117 PAGE 6
s.f.) with an average lot size of 5,692 s.f. The gross density for the subdivision is 4.42 units/acre
which is consistent with the MDR designation.
The property is proposed to develop in 2 phases as shown on the subdivision plat in Exhibit A.2.
Existing Structures: There several existing homes and accessory structures on this site that are
proposed to be removed; removal should take place prior to signature on the final plat by the City
Engineer.
Dimensional Standards: Development of this site is required to comply with the dimensional
standards listed in UDC 11-2A-3 and Table 11-2A-6 for the R-8 district.
Block Length: The plat is required to comply with the block length standards listed in UDC 11-
6C-3F. Staff has reviewed the proposed plat and found that Block 1 exceeds the maximum block
length allowed of 750 feet. However, a block is allowed to extend up to 1,000 feet when a
pathway connection is proposed. The proposed Block 1 includes a pathway within that 1,000 feet.
Access: Access to streets should comply with the standards listed in UDC 11-3A-3. Access is
proposed for this site via the extension of an existing stub street, N. Oakstone Avenue, at the
north boundary of the site from Oak Creek Subdivision; and from a proposed connection to N.
Black Cat Road. Except for N. Belltower Drive, access to N. Black Cat Road should be
prohibited; place a note on the final plat.
A Traffic Impact Study (TIS) was not required by ACHD. A staff report has not yet been received
from ACHD.
Streets: All of the proposed streets depicted on the plat are public. Most of the streets are 33-feet
wide. However, W. Rapid Creek Street is only 24-feet wide and does not include sidewalks. West
Rapid Creek Street essentially serves as an alley for the mew lots. An existing stub street is
proposed to be extended into the site from Oak Creek Subdivision to the north.
Common Driveways: Common driveways are required to comply with the standards listed in
UDC 11-6C-3D.There are 2 common driveway proposed on the site for access to residential lots.
Staff has reviewed the lots for compliance with dimensional standards and found that both lots
meet the standards of the UDC.
Unless limited by a significant geographical feature, or separated by a minimum 5-foot wide
landscaped common lot, all properties that abut a common driveway shall take access from the
driveway. A note should be placed on the final plat stating which lots are required to take
access via the common driveways. The setbacks, building envelope, and orientation of the
lots and structures are required to be shown as an exhibit with the final plat application.
Parking: Off-street parking is required on each residential lot in accord with the standards listed
in UDC 11-3C-6.
Landscaping: A landscape plan was submitted with this application for the area proposed to be
platted. Staff is supportive of the landscape plan shown in Exhibit A.3.
Landscaping within the common areas is required in accord with the standards listed in UDC 11-
3G-3E. Landscaping is required along all pathways in accord with the standards listed in UDC
11-3B-12C.
Meridian City Council Meeting Agenda June 5, 2018 – Page 536 of 868
Exhibit A
Rapid Creek Subdivision – AZ, PP H-2017-0117 PAGE 7
Tree Mitigation: If any of the existing trees on the site are proposed to be removed, the applicant
should contact Elroy Huff, City Arborist, at 888-3579 to schedule an appointment to confirm
mitigation requirements prior to removal of any trees on the site. Any existing trees proposed to
be retained on-site should be noted on the plan.
Open Space: A minimum of 10% qualified open space is required to be provided for this
development in accord with UDC 11-3G-3A.1. Based on the area of the preliminary plat (21.02
acres), a minimum of 2.10 acres of qualified open space is required to be provided as set forth in
UDC 11-3A-3B. The applicant proposes 2.98 acres (or 14.2%) qualified open space.
Site Amenities: All developments consisting of five acres of more are required to provide a
minimum of one site amenity; one additional site amenity is required for each additional 20 acres
per UDC 11-3G-3A.2, in accord with the standards listed in UDC 11-3G-3C.
Based on the area of the preliminary plat (21.02 acres), a minimum of 2 qualified site amenities
are required to be provided. The applicant proposes to provide a tot lot, a half-court basketball
court and a section of the City’s regional pathway. Staff is supportive of the proposed site
amenities. A detail of the play equipment for the tot lot should be submitted with the final
plat application.
Pathways: Pathways should comply with the standards listed in UDC 11-3A-8 and 11-3B-12C.
Consistent with the Parks Department Pathways Master Plan, a 14-foot wide pathway is proposed
within the irrigation easement that runs along the north side of the Five Mile Creek. Staff is
supportive of the pathway along the Five Mile Creek but is concerned about crossing Black
Cat Road mid-block. Therefore, Staff recommends the pathway be extended north along N.
Black Cat Road to the intersection of W. Belltower Drive and N. Black Cat Road in order to
accommodate a better crossing to the east side of N. Black Cat Road.
Sidewalks: Sidewalks are required along all public streets as set forth in UDC 11-3A-17. The
applicant proposes to construct 5-foot wide attached sidewalks along internal local streets, except
W. Rapid Creek Street.
Utilities: All development is required to connect to the City water and sewer system unless
otherwise approved by the City Engineer in accord with UDC 11-3A-21. Street lighting is
required to be installed within the development in accord with the City’s adopted standards,
specifications and ordinances.
Pressurized Irrigation (PI): An underground PI system is proposed to be provided to each lot in
the subdivision in accord with UDC 11-3A-15.
Storm Drainage: A storm drainage system is required for the development in accord with the
City’s adopted standards, specifications and ordinances. Design and construction shall follow best
management practice as adopted by the City in accord with UDC 11-3A-18. Stormwater is
proposed to be retained onsite in seepage beds in accord with ACHD requirements.
Waterways: The Five Mile Creek runs along the southern boundary of the site. The UDC (11-
3A-6B1) requires natural waterways like the Five Mile Creek be left open as natural amenities.
The applicant is requesting that the Five Mile Creek be left open and improved with adjacent
landscaping and a pathway.
Note: Five Mile Creek was left open to the west of this site in Oak Creek Subdivision.
Floodplain: This property lies within the Meridian Floodplain Overlay District.
Building Elevations: The applicant has submitted 10 conceptual sample building elevations for
future homes in this development, included in Exhibit A.4. Building materials appear to consist of
Meridian City Council Meeting Agenda June 5, 2018 – Page 537 of 868
Exhibit A
Rapid Creek Subdivision – AZ, PP H-2017-0117 PAGE 8
a mix of horizontal and vertical lap and shake siding with stone/brick accents and asphalt
shingles. Future homes on this property should substantially comply with the submitted
elevations.
Fencing: All fencing should comply with the standards listed in UDC 11-3A-6B and 11-3A-7. A
mix of 6-foot tall vinyl and 4-foot tall vinyl is proposed throughout the project. Fencing is
required adjacent to all micropath connections to distinguish common from private areas, per
UDC 11-3A-7A.7. Fencing details should be included with the final plat landscape plan. Fencing
on lots on Rapid Creek Street shall comply with the alley fencing standards of the UDC.
In summary, Staff recommends approval of the proposed annexation and preliminary plat request
for this site with a development agreement and the recommended conditions listed in Exhibit B of
this report in accord with the findings contained in Exhibit D.
X. EXHIBITS
A. Drawings/Other
1. Vicinity/Zoning Map
2. Proposed Preliminary Plat (dated: 08/03/17)
3. Proposed Landscape Plan (dated: 07/01/17)
4. Conceptual Building Elevations
B. Agency & Department Comments/Conditions
C. Legal Description & Exhibit Map for Annexation Boundary
D. Required Findings from Unified Development Code
A. Drawings
1. Vicinity/Zoning Map
Meridian City Council Meeting Agenda June 5, 2018 – Page 538 of 868
Exhibit A
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Meridian City Council Meeting Agenda June 5, 2018 – Page 539 of 868
Exhibit A
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2. Proposed Preliminary Plat (dated: 08/03/17)
Meridian City Council Meeting Agenda June 5, 2018 – Page 540 of 868
Exhibit A
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3. Proposed Landscape Plan (dated: 07/01/17)
Meridian City Council Meeting Agenda June 5, 2018 – Page 541 of 868
Exhibit A
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Meridian City Council Meeting Agenda June 5, 2018 – Page 542 of 868
Exhibit A
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4. Conceptual Building Elevations
Meridian City Council Meeting Agenda June 5, 2018 – Page 543 of 868
Exhibit A
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Meridian City Council Meeting Agenda June 5, 2018 – Page 544 of 868
Exhibit A
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Meridian City Council Meeting Agenda June 5, 2018 – Page 545 of 868
Exhibit A
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Meridian City Council Meeting Agenda June 5, 2018 – Page 546 of 868
Exhibit A
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EXHIBIT B - AGENCY & DEPARTMENT COMMENTS/CONDITIONS
1. PLANNING DEPARTMENT
1.1 Site Specific Conditions of Approval
1.1.1 A Development Agreement (DA) is required as a provision of annexation of this property. Prior
to the annexation ordinance approval, a DA shall be entered into between the City of Meridian,
the property owner(s) at the time of annexation ordinance adoption, and the developer.
Currently, a fee of $303.00 shall be paid by the applicant to the Planning Division prior to
commencement of the DA. The DA shall be signed by the property owner and returned to the
Planning Division within six (6) months of the City Council granting annexation. The DA shall,
at minimum, incorporate the following provisions:
a. Future development of this site shall be generally consistent with the preliminary plat,
phasing plan and building elevations depicted in Exhibit A and the conditions noted in the
staff report.
b. The developer shall provide a minimum of 2.98 acres of qualified open space within the
development as proposed per the standards listed in UDC 11-3G-3B.
c. Based on the area of the preliminary plat (21.02 acres), a minimum of 2 qualified site
amenities shall be provided. The applicant shall provide a tot lot, a half-court basketball court
and a section of the City’s regional pathway, as proposed.
d. The preliminary plat included in Exhibit A.2, dated 08/03/17, is approved. Common
driveways are required to comply with the standards listed in UDC 11-6C-3D.
e. Properties that abut a common driveway shall take access from the driveway unless a
significant geographical feature exists or is separated by a minimum 5-foot wide landscaped
common lot. A note should be placed on the plat stating which lots are required to take access
via the common driveways. The setbacks, building envelope, and orientation of the lots and
structures accessed by a common driveway are required to be shown on the preliminary plat
and/or as an exhibit with the final plat application.
1.1.2 The landscape plan included in Exhibit A.3, dated 07/01/17, shall be revised as follows:
a. Extend the multi-use pathway from the Five Mile Creek, north along N. Black Cat Road to
the intersection of W. Belltower Drive.
1.1.3 The developer shall construct all proposed fencing and/or any fencing required by the UDC,
consistent with the standards as set forth in UDC 11-3A-7 and 11-3A-6B. Fencing for lots along
Rapid Creek Street shall be subject to alley fencing of the UDC.
1.1.4 The existing structures on the site shall be removed prior to signature on the final plat by the City
Engineer.
1.1.5 Provide a tot lot, a half-court basketball court and a section of the City’s regional multi-use
pathway on 2.98 acres (or 14.2%) of qualified open space. Landscaping is required adjacent to the
multi-use pathway along the north side of the Five Mile Creek in accord with the standards listed
in UDC 11-3B-12C and UDC 11-3A-8. If the Irrigation District will not allow landscaping within
their easement, provide an additional 5 feet outside of the easement for landscaping.
1.16 Except for N. Belltower Drive, access to N. Black Cat Road shall be prohibited; place a note on
the final plat.
1.17 Leave the Ten Mile Creek open as a natural amenity.
Meridian City Council Meeting Agenda June 5, 2018 – Page 547 of 868
Exhibit A
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1.2 General Conditions of Approval
1.2.1 Comply with all bulk, use, and development standards of the R-8 zoning district listed in UDC
Table 11-2A-6.
1.2.2 Comply with all provisions of 11-3A-3 with regard to access to streets.
1.2.3 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set
forth in UDC 11-3A-6.
1.2.4 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A-
15, UDC 11-3B-6 and MCC 9-1-28.
1.2.5 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
1.2.6 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J.
1.2.7 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3C-6
for single-family dwellings.
1.2.8 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B-
7C.
1.2.9 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-
11C.
1.2.10 Construct all parkways consistent with the standards as set forth in UDC 11-3A-17E, 11-3G-3B5
and 11-3B-7C.
1.2.11 Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3,
including but not limited to cul-de-sacs, alleys, driveways, common driveways, easements,
blocks, street buffers, and mailbox placement.
1.2.12 Protect any existing trees on the subject property that are greater than four-inch caliper and/or
mitigate for the loss of such trees as set forth in UDC 11-3B-10.
1.2.13 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle.
1.3 Ongoing Conditions of Approval
1.3.1 The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets
the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth
in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14.
1.3.2 All common open space and site amenities shall be maintained by an owner's association as set
forth in UDC 11-3G-3F1.
1.3.3 The project is subject to all current City of Meridian ordinances and previous conditions of
approval associated with this site.
1.3.4 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a
minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the
area.
1.3.5 The applicant shall have an ongoing obligation to maintain all pathways.
1.3.6 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 11-3A-11.
1.3.7 The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping
and constructed features within the clear vision triangle consistent with the standards in UDC 11-
3A-3.
Meridian City Council Meeting Agenda June 5, 2018 – Page 548 of 868
Exhibit A
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1.4 Process Conditions of Approval
1.4.1 No signs are approved with this application. Prior to installing any signs on the property, the
applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3
Article D and receive approval for such signs.
1.4.2 The applicant shall complete all improvements related to public life, safety, and health as set forth
in UDC 11-5C-3B. A surety agreement may be accepted for other improvements in accord with
UDC 11-5C-3C.
1.4.3 The final plat, and any phase thereof, shall substantially comply with the approved preliminary
plat as set forth in UDC 11-6B-3C2.
1.4.4 The applicant shall obtain approval for all successive phases of the preliminary plat within two
years of the signature of the City Engineer on the previous final plat as set forth in UDC 11 -6B-
7B (if applicable).
1.4.5 The preliminary plat approval shall be null and void if the applicant fails to either 1) obtain the
City Engineer signature on a final plat within two years; or, 2) gain approval of a time extension
as set forth in UDC 11-6B-7.
1.4.6 Upon installation of the landscaping and prior to inspection by Planning Division staff, the
applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A.
2. PUBLIC WORKS DEPARTMENT
2.1 SITE SPECIFIC CONDITIONS OF APPROVAL
2.1.1 The applicant currently has proposed to provide sewer service to the entire development via the
existing stub into the property in N. Oakstone Avenue. Due to the depth of the existing stub, the
applicants design would necessitate a mainline crossing through the common area in the middle
of Block 3. Applicant shall be required to redesign the routing of the sewer to utilize the existing
sewer trunk line in N. Black Cat Road, and possibly also the stub in N. Oakstone Avenue to avoid
crossings through common areas and excessive filling.
2.1.2 This project does impact the regulated floodplain of Five Mile Creek. Applicant shall be required
to conduct a hydraulic analysis to define the floodway.
2.1.3 The applicant has engaged the services of Site Consulting, LLC to perform their geotechnical
investigation and to make recommendations for development. Several issues have come to light
that will need to carefully monitored and adhered to, including but not limited to:
a. Cattle were previously buried on this property. The extent of this animal graveyard is to
be determined and removed during site clearing operations
b. Existing building structures are to be demolished. All existing wells and septic systems
shall be abandoned per the requirements of the IDEQ and IDWR.
c. It is anticipated that ground water is at approximately two-feet below the surface as
measured in the on-site monitoring wells. It may be necessary to substantially fill the
subject property to increase the clearance above high static ground water. Applicant has
indicated that they will be constructing slab on grade foundations in lieu of the traditional
crawl space foundations to address this concern. It has been reported that additional test
well monitoring data has been collected since the July 2017 report date. This new data
will need to be submitted to the Community Development Department with the submittal
of development construction plans.
Meridian City Council Meeting Agenda June 5, 2018 – Page 549 of 868
Exhibit A
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d. The site currently has an existing pond in the northwesterly region of the property, and it
is reported that another pond was previously present on the south parcel, near the center
of the south property line.
e. All excavations caused by demolition, removal of animal carcasses, grubbing of ditches
or the existing ponds are to be backfilled with structural fill.
f. All areas receiving structural fill will need to be inspected and tested per the
recommendations of Site Consulting, LLC. Inspection/test results will need to be
submitted to the Meridian Building Section prior to the development being released for
building permits.
2.1.4 The applicant has submitted information indicating that the existing pond noted in Site Specific
Condition 2.1.3d above, has been identified as having a “wet signature” that could possibly
indicate a wetlands area as defined by the Army Corps. of Engineers. The applicant has engaged
the services of a third party wetlands consultant to conduct a Wetland Delineation Study to
outline the specific wetland area, and to determine if the specific area can be avoided, protected
or mitigated.
2.1.5 Applicant shall design the sanitary sewer and water systems so that no mainlines are extended
into the Lot 11or Lot 37, Block 1. Service lines will need to be extended from the mains in the
public roadways.
2.1.6 The water main in W. Rapid Creek Street shall connect to the water main in N. Maplestone
Avenue.
2.2 GENERAL CONDITIONS OF APPROVAL
2.2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to provide
service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover
from top of pipe to sub-grade is less than three feet than alternate materials shall be used in
conformance of City of Meridian Public Works Departments Standard Specifications.
2.2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water
mains to and through this development. Applicant may be eligible for a reimbursement
agreement for infrastructure enhancement per MCC 8-6-5.
2.2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of
way (include all water services and hydrants). The easement widths shall be 20-feet wide for a
single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat, but
rather dedicated outside the plat process using the City of Meridian’s standard forms. The
easement shall be graphically depicted on the plat for reference purposes. Submit an executed
easement (on the form available from Public Works), a legal description prepared by an Idaho
Licensed Professional Land Surveyor, which must include the area of the easement (marked
EXHIBIT A) and an 81/2” x 11” map with bearings and distances (marked EXHIBIT B) for
review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO
NOT RECORD. Add a note to the plat referencing this document. All easements must be
submitted, reviewed, and approved prior to development plan approval.
2.2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single -point
connection to the culinary water system shall be required. If a single-point connection is utilized,
Meridian City Council Meeting Agenda June 5, 2018 – Page 550 of 868
Exhibit A
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the developer will be responsible for the payment of assessments for the common areas prior to
prior to receiving development plan approval.
2.2.5 All existing structures that are required to be removed shall be prior to signature on the final plat
by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and
possible reassignment of street addressing to be in compliance with MCC.
2.2.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting,
crossing or laying adjacent and contiguous to the area being subdivided shall be tiled per UDC
11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any
other applicable law or regulation.
2.2.7 Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at
208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
2.2.8 Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and
inspections (208)375-5211.
2.2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated,
road base approved by the Ada County Highway District and the Final Plat for this subdivision
shall be recorded, prior to applying for building permits.
2.2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, etc., prior to signature on the final plat.
2.2.11 All improvements related to public life, safety and health shall be completed prior to occupancy
of the structures. Where approved by the City Engineer, an owner may post a performance surety
for such improvements in order to obtain City Engineer signature on the final plat as set forth in
UDC 11-5C-3B.
2.2.12 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
2.2.13 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.2.17 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
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
Meridian City Council Meeting Agenda June 5, 2018 – Page 551 of 868
Exhibit A
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accordance with the approved design plans. This certification will be required before a certificate
of occupancy is issued for any structures within the project.
2.2.20 At the completion of the project, the applicant shall be responsible to submit record drawings per
the City of Meridian AutoCAD standards. These record drawings must be received and approved
prior to the issuance of a certification of occupancy for any structures within the project.
2.2.21 A street light plan will need to be included in the civil construction plans. Street light plan
requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy
of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272.
2.2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount
of 125% of the total construction cost for all incomplete sewer, water and reuse infrastructure
prior to final plat signature. This surety will be verified by a line item cost estimate provided by
the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Applicant must file an application for surety, which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-2211.
2.2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of
20% of the total construction cost for all completed sewer, water and reuse infrastructure for
duration of two years. This surety will be verified by a line item cost estimate provided by the
owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Applicant must file an application for surety, which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-221.
3. POLICE DEPARTMENT
3.1 The Police Department has no comment on this application.
4. FIRE DEPARTMENT
4.1 One and two family dwellings not exceeding 3,600 square feet require a fire-flow of 1,000 gallons
per minute for a duration of 2 hours to service the entire project. One and two family dwellings in
excess of 3,600 square feet require a minimum fire flow as specified in Appendix B of the
International Fire Code. Fire Hydrant spacing shall be provided as required by Appendix C of the
International Fire Code.
4.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in accordance
with International Fire Code Section (IFC) 508.5.4 as follows:
a. Fire hydrants shall have the 4 ½” outlet face the main street or parking lot drive aisle.
b. Fire hydrants shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on corners when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10’.
f. Fire hydrants shall be placed 18” above finished grade to the center of the 4 ½” outlets.
g. Fire hydrants shall be provided to meet the requirements of IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing buildings
within 1,000 feet of the project.
4.3 In accordance with International Fire Code Section 503.2.5 and Appendix D, any roadway greater
than 150 feet in length that is not provided with an outlet shall be required to have an approved
Meridian City Council Meeting Agenda June 5, 2018 – Page 552 of 868
Exhibit A
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turn around. Phasing of the project may require a temporary approved turn around on streets
greater than 150' in length with no outlet.
4.4 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28’ inside and
48’ outside, per International Fire Code Section 503.2.4.
4.5 All common driveways shall be straight or have a turning radius of 28’ inside and 48’ outside and
have a clear driving surface of 20’ in width capable of supporting an imposed weight of 75,000
GVW, per International Fire Code Section 503.2.
4.6 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.
4.7 Provide signage (“No Parking Fire Lane”) for all fire lanes in accordance with International Fire
Code Sections 503.4 & D103.6.
4.8 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth in
International Fire Code Section 304.1.2.
4.9 The roadways shall be built to Ada County Highway District cross section standards and have a
clear driving surface. Streets less than 26’ in width shall have no on-street parking; streets less
than 32’ in width shall have parking only on one side. These measurements shall be based on the
drivable surface dimension exclusive of shoulders. The overhead clearance shall be a minimum of
13’ 6”. The roadway shall be able to accommodate an imposed load of 75,000 GVW as set forth
in International Fire Code Section 503.2.1. and D103.6.1 and D103.6.2.
5. REPUBLIC SERVICES
5.1 Trash from the homes located on common driveways shall be brought to the curb for pick-up.
6. PARKS DEPARTMENT
6.1 Mitigation is required for all existing trees 4-inch caliper or greater that are removed from the site
in accord with the standards listed in UDC 11-3B-10C.5.
7. ADA COUNTY HIGHWAY DISTRICT
Comments have not yet been received from ACHD on this application.
Meridian City Council Meeting Agenda June 5, 2018 – Page 553 of 868
Exhibit A
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C. Legal Description & Exhibit Map for Annexation Boundary
Meridian City Council Meeting Agenda June 5, 2018 – Page 554 of 868
Exhibit A
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Meridian City Council Meeting Agenda June 5, 2018 – Page 555 of 868
Exhibit A
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D. Required Findings from Unified Development Code
1. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation, the
Council shall make the following findings:
a. The map amendment complies with the applicable provisions of the Comprehensive
Plan;
The Applicant is proposing to annex the subject 21.02 acre property with an R-8 zoning
district and develop 93 new single-family residential homes. Council finds that the proposed
development and map amendment will comply with the Comprehensive Plan if City Council
approves the Applicant’s request for a “step up” in density. (See section VII above for more
information.)
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Council finds that the proposed map amendment to the R-8 zoning district is consistent with
the purpose statement for the residential districts as detailed in Section VIII above.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Council finds that the proposed map amendment will not be detrimental to the public health,
safety, or welfare. City utilities will be extended at the expense of the applicant. The Council
considers any oral or written testimony that may be provided when determining this finding.
d. The map amendment shall not result in an adverse impact upon the delivery of services
by any political subdivision providing public services within the City including, but not
limited to, school districts; and,
Council finds that the proposed zoning amendment will not result in any adverse impact upon
the delivery of services by any political subdivision providing services to this site.
e. The annexation is in the best of interest of the City (UDC 11-5B-3.E).
Council finds annexing this property with an R-8 zoning district as requested is in the best
interest of the City.
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
a. The plat is in conformance with the Comprehensive Plan;
Council finds that the proposed single-family residential development will be in conformance
with the Comprehensive plan. Council finds the proposed transportation plan is in
conformance with the Comprehensive Plan. Please see Comprehensive Plan Policies and
Goals, Section VII, of the Staff Report for more information.
b. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Council finds that public services are available and are adequate to serve the proposed
development. (See Exhibit B of the Staff Report for more details from public service
providers.)
Meridian City Council Meeting Agenda June 5, 2018 – Page 556 of 868
Exhibit A
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c. The plat is in conformance with scheduled public improvements in accord with the
City’s capital improvement program;
Because City water and sewer and any other utilities will be provided by the development at
their own cost, 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;
Council recommends the Council rely upon comments from the public service providers (i.e.,
Police, Fire, ACHD, etc.) to determine this finding. (See Exhibit B for more detail.)
e. The development will not be detrimental to the public health, safety or general welfare;
and
Council is not aware of any health, safety, or environmental problems associated with the
platting of this property. ACHD considers road safety issues in their analysis. Council
considers any public testimony that may be presented when determining whether or not the
proposed subdivision may cause health, safety or environmental problems of which Council
is unaware.
f. The development preserves significant natural, scenic or historic features.
Council is unaware of any significant natural, scenic or historic features that exist on this site.
Meridian City Council Meeting Agenda June 5, 2018 – Page 557 of 868