CC - Wells Subdivision H-2018-0017 recsWells Subdivision H-2018-0017 PAGE 1
STAFF REPORT
Hearing Date: May 15, 2018
TO: Mayor & City Council
FROM: Josh Beach, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Wells Subdivision – AZ, PP (H-2018-0017)
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, Schultz Development, has submitted an application for annexation and zoning (AZ) of
14.80 acres of land with an R-4 zoning district; and a preliminary plat (PP) consisting of 38 building
lots and 11 common lots on 14.80 acres of land in the R-4 zoning district.
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 April 5, 2018. At the public
hearing, the Commission moved to recommend approval of the subject annexation and
preliminary plat requests.
a. Summary of Commission Public Hearing:
i. In favor: Matt Schultz
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: None
v. Staff presenting application: Josh Beach
vi. Other staff commenting on application: None
b. Key issue(s) of Public Testimony:
i. None
c. Key Issues of Discussion by Commission:
i. Questions on the status of the existing structure.
d. Commission Change(s) to Staff Recommendation:
i. Remove condition 6.1.2
ii. Remove condition 6.1.3
iii. Remove condition 6.1.4
iv. Remove condition 6.1.5
v. Remove condition 6.1.6
e. Outstanding Issue(s) for City Council:
i. None
Wells Subdivision H-2018-0017 PAGE 2
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the City
Council of File Number H-2018-0017, as presented in the staff report for the hearing date of May 15,
2018, 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-2018-0017, as presented during the hearing on May 15, 2018, for the
following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number H-2018-0017 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 2350 E. Amity Road, in the SW ¼ of Section 29, Township 3 North, Range
1 East.
B. Owners:
Dennis Wells
2350 E. Amity Road
Meridian, ID 83642
C. Applicant/Representative:
Matt Schultz, Schultz Development
P. O. Box 1115
Meridian, Idaho 83680
D. Applicant's Statement/Justification: Please see applicant’s narrative for this information.
V. PROCESS FACTS
A. The subject application is for annexation 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: March 16, 2018 (P&Z),April 27, 2018 (Council)
C. Radius notices mailed to properties within 300 feet on: March 12, 2018 (P&Z), April 20, 2018
(Council)
D. Applicant posted notice on site(s) on: March 22, 2018 (P&Z), May 4, 2018 (Council)
VI. LAND USE
A. Existing Land Use(s) and Zoning: A residential home exists on this site; the home is proposed to
remain on the property and to be included on a Lot and Block within the proposed subdivision.
The property is zoned, RUT in Ada County.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: Residential properties in the Messina Meadows Subdivision, zoned R-8
Wells Subdivision H-2018-0017 PAGE 3
2. East: Future Castle Creek Subdivision, zoned R-8
3. South: E. Amity Road; Residential properties in the Whitebark Subdivision, zoned R-4
4. West: Single-family residential properties in the Paisley Meadows Subdivision, zoned R-4
C. History of Previous Actions: None
D. Utilities:
1. Location of sewer: A sanitary sewer mainline that is intended to provide service to the subject
parcel currently exists through the site in the in the alignment of S. Zopiro Way.
2. Location of water: Water mainline that are intended to provide service to the subject parcel
currently exists in E. Amity Road and S. Zopiro Way.
3. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: There is an irrigation ditch (Ten Mile Drain) that runs through this
site.
2. Hazards: Staff is not aware of any hazards that exist on this property.
3. Flood Plain: A portion of this project lies within the Meridian Floodplain Overlay District.
Prior to any development occurring in the Overlay District a floodplain permit application,
including hydraulic and hydrologic analysis is required to be completed and submitted to the
City and approved by the Floodplain Administrator per MCC 10-6.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
Land Use: This property is designated “Low Density Residential” on the Comprehensive Plan Future
Land Use Map. Low density residential areas are anticipated to contain single family residences at
densities up to three dwelling units per acre. The proposed preliminary plat includes 38 residential
building lots on 14.80 acres for a gross density of 2.57 dwelling units/acre and a net density of 4.08
dwelling units/acre, the project falls within the target density range outlined in the Comprehensive
Plan.
Policies: 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):
“Require new residential development to meet development standards regarding landscaping,
signage, fences and walls, etc.” (3.05.02C)
A 25-foot wide street buffer is required along E. Amity Road, an arterial street, and shall be
landscaped in accord with the standards listed in UDC 11-3B-7C. Separate permits shall be
obtained for any new fencing.
“Protect existing residential properties from incompatible land use development on adjacent
parcels.” (3.06.01F)
The proposed single-family residential development should be compatible with adjacent
existing and future residential uses.
“Permit new development only where urban services can be reasonably provided at the time
of final approval and development is contiguous to the City.” (3.01.01F)
City services are available and will be extended by the applicant upon development of the site
in accord with UDC 11-3A-21.
Wells Subdivision H-2018-0017 PAGE 4
“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 low density residential development should contribute to the variety of housing
opportunities that exist in this area which currently consist of low- and medium-density
residential developments.
“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 applicant proposes sidewalk connections to the west along E. Melwood Street, to the
north along S. Zopiro Ave. and to the east along E. Daulby Street. The applicant also
proposes to pedestrian connections from the proposed subdivision to the proposed sidewalk
along E. Amity Road. The applicant is also proposing an internal pedestrian pathway to
facilitate pedestrian connectivity.
“Require street connections between subdivisions at regular intervals to enhance connectivity
and better traffic flow.” (3.03.03C)
The applicant is proposing to connect to two existing stub streets, one from the Paisley
Meadows Subdivision (E. Melwood Street), and one from the Messina Meadows Subdivision
(S. Zopiro Way.)The applicant is also proposing to provide one stub street to the property to
the east (E. Daulby Street.) which will connect with the stub street approved with the Castle
Creek Subdivision.
“Support infill of vacant lots in substantially developed single-family areas at densities
similar to surrounding development. Increased densities on vacant lots may be considered if
structures are compatible with surrounding development.” (3.07.02I)
The proposed density for the subject property is compatible with surrounding densities.
“Require common area in all subdivisions.” (3.07.02F)
The proposed plat depicts a total of 1.85 acres (or 12.5%) of qualified open space in accord
with the requirements listed in UDC11-3G-3.
“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 connections to two (2) existing stub streets, E. Melwood St., and S.
Zopiro Way for interconnectivity. The applicant is proposing to stub a street on the east
boundary for future extension. Direct lot access is not proposed or approved to Amity Road.
“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.
Analysis: Staff is supportive of the proposed development as it is generally consistent with the LDR
designation and policies in the Comprehensive Plan as noted above and should be compatible with
adjacent residential uses.
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.
Wells Subdivision H-2018-0017 PAGE 5
Residential districts are distinguished by the allowable density of dwelling units per acre and
corresponding housing types that can be accommodated within the density range. The medium
low-density residential (R-4) district allows a maximum gross density of 4 dwelling units per
acre.
B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-5 lists the principal permitted
(P), accessory (A), conditional (C), and prohibited (-) uses in the R-4 zoning district. Any use not
explicitly listed, or listed as a prohibited use is prohibited. The proposed use of the site for single-
family detached dwellings is a principal permitted use in the R-4 zoning district.
C. Dimensional Standards: Development of the site should be consistent with the dimensional
standards listed in UDC Tables 11-2A-5 for the R-4 zoning district.
D. Landscaping: Street buffer landscaping shall be installed in accordance with the standards listed
in UDC Tables 11-2A-5 for the R-4 zoning district.
E. Common Open Space and Site Amenity Requirements: Common open space and site amenities
are required to be provided on the site in accord with the requirements listed in UDC 11-3G-3.
F. Off-Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for single-
family dwellings.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
ANNEXATION & ZONING (AZ):
The applicant has applied to annex and zone 14.80 acres (two parcels) of land with an R-4 zoning
district. As discussed above in Section VII, the proposed zoning is consistent with the text of the
comprehensive plan and Future Land Use Map (FLUM) designation of LDR. Because the applicant is
developing the site consistent with the Comprehensive Plan and the surrounding developments, staff
is not recommending a development agreement as a provision of annexation.
Preliminary Plat
The proposed plat consists of 38 building lots, and 11 common lots. The plat is proposed to
develop in one phase.
The gross density for the subdivision is 2.57 d.u./acre and the net density is 4.08 d.u./acre. The
average lot size within the development is 10,664 square feet (s.f.).
Existing Structures: There is an existing home and outbuildings on this site. The home is
proposed to be included on a Lot 6 and Block 1 in the subdivision. Any outbuildings that do not
meet the required setback of the R-4 zoning district shall be removed or relocated.
Dimensional Standards: Development of this site is required to comply with the dimensional
standards listed in UDC Table 11-2A-5 for the R-4 district and UDC 11-2A-3. Staff has reviewed
the proposed plat and found it to be in compliance with these standards.
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 it in compliance with this standard.
Traffic Impact Study (TIS): ACHD did not require a TIS for this development.
Access: Access to this site is currently provided via E. Amity Road, an arterial street. This access
will be terminated with the development of the proposed subdivision. The plat as submitted
does not depicted direct lot access in accord with UDC 11-3A-3. Access is proposed from S.
Zopiro Avenue, E. Melwood Street, and E. Daulby St., all local residential streets.
Wells Subdivision H-2018-0017 PAGE 6
Stub Streets: E. Melwood Street and S. Zopiro Avenue are stubbed to the site. The applicant is
also proposing to stub to the property to the east (parcel #S1129438465). Staff is supportive of
the street layout proposed for this development.
Parking: Off-street parking is required for each residential lot in accord with the standards listed
in UDC 11-3C-6.
Common Driveways: There are three common driveways on the plat that serve a total of 7
residential lots (Lots 10-11, Block 1; Lots 5 and 6, Block 2; and Lots 3 and 4, Block 3
Landscaping: A landscape plan was submitted with this application for the area proposed to be
platted as shown in Exhibit A.3.
A 25-foot wide street buffer (measured from the back of curb) is required along E. Amity Road, a
residential arterial street, per UDC Table 11-2A-5 and shall be landscaped in accord with the
standards listed in UDC 11-3B-7C. A 40 foot wide buffer is proposed.
A 10-foot wide compacted gravel shoulder meeting the construction standards of the
transportation authority and landscaping (lawn or other vegetative groundcover) is required along
E. Amity Road in accord with UDC 11-3B-7C.5.
Landscaping should be provided within internal common areas as set forth in UDC 11-3G-3 as
shown on the landscape plan.
Multi-use Pathway: A multi-use pathway is required in the 25 foot landscape buffer along E.
Amity Road. The applicant should coordinate with the City of Meridian Park Department on the
width and location of the required easement.
Tree Mitigation: If there are any existing trees on the site that 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.
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 (14.8
acres), a minimum of 1.48 acres of qualified open space is required to be provided as set forth in
UDC 11-3A-3B. A total of 1.85 acres of open space, or 12.5% of qualified open space is
proposed consisting of ½ the street buffer along E. Amity Road, the micropath lot, internal
common open space areas (50’ X 100’) and internal parkways comply with this requirement.
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 (14.8 acres), staff requires a minimum of 1 qualified site amenities be
provided. The applicant proposes to provide a gazebo within the northern common area on Lot 9,
Block 2, and pathways through internal common areas in accord with this requirement.
Sidewalks: Sidewalks are required along all public streets as set forth in UDC 11-3A-17. A
minimum 5-foot wide detached sidewalk is required along E. Amity Road as depicted on the
landscape plan.
Utilities: Street lighting is required to be installed within the development in accord with the
City’s adopted standards, specifications and ordinances.
A street light plan is required to be included in the final plat application. Street light plan
requirements are listed in Section 6-5 of the Improvement Standards for Street Lighting. A copy
of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272. The
plan will need to include the installation of Type 1 lights along Amity Road in addition to type 2
Wells Subdivision H-2018-0017 PAGE 7
lighting on internal streets. All development is required to connect to the City water and sewer
system unless otherwise approved by the City Engineer in accord with UDC 11-3A-21.
Adequate fire protection is required in accord with the appropriate fire district standards per UDC
11-3A-21.
Pressurized Irrigation (PI): An underground PI system is required to be provided to each lot in
the subdivision in accord with UDC 11-3A-15.
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.
Building Elevations: The applicant has submitted six pictures of typical sample building
elevations for future homes in this development, included in Exhibit A.4. Building materials
appear to consist of a mix of horizontal shake siding with stone accents.
Because homes on lots that back up to E. Amity Road will be highly visible, staff recommends
the rear or sides of structures on lots that face E. Amity Road (Lots 8-11, Block 1) incorporate
articulation through changes in materials, color, modulation, and architectural elements
(horizontal and vertical) to break up monotonous wall planes and roof lines.
Fencing: All fencing should comply with the standards listed in UDC 11-3A-7. Six-foot tall solid
fencing is proposed along the south boundary of the site at the back edge of the buffer along E.
Amity Road.
Staff recommends approval of the proposed preliminary plat request for this site with the
recommended conditions listed in Exhibit B of this report in accord with the Findings contained in
Exhibit D.
Wells Subdivision H-2018-0017 PAGE 8
X. EXHIBITS
A. Drawings/Other
1. Vicinity/Zoning Map
2. Proposed Preliminary Plat (dated: 2/20/18)
3. Proposed Landscape Plan (dated: 2/20/18)
4. Proposed Conceptual Building Elevations
B. Agency & Department Comments/Conditions
C. Legal Description & Exhibit Map for Annexation & Zoning Boundary
D. Required Findings from Unified Development Code
Exhibit A Page 1
A. Drawings
1. Vicinity/Zoning Map
Exhibit A Page 2
2. Proposed Preliminary Plat (dated: 2/20/18)
Exhibit A Page 3
3. Proposed Landscape Plan (dated: 2/20/18)
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4. Conceptual Building Elevations
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B. EXHIBIT B - AGENCY & DEPARTMENT COMMENTS/CONDITIONS
1. PLANNING DIVISION
1.1 Site Specific Conditions of Approval
1.1.1 The preliminary plat included in Exhibit A.2, dated 2/20/18, shall be revised as follows:
a. A note shall be placed on the face of the final plat prohibiting direct lot access to E. Amity
Road.
1.1.2 The landscape plan included in Exhibit A.3, dated 2/20/18, shall be revised as follows:
a. All internal pedestrian pathways shall be improved in accord with UDC 11-3A-8 and UDC
11-3B-12.
b. If the unimproved street right of way is ten feet (10') or greater from the edge of pavement to
edge of sidewalk or property line, the developer shall maintain a ten foot (10') compacted
shoulder meeting the construction standards of the transportation authority and landscape the
remainder with lawn or other vegetative ground cover
1.1.3 All existing structures on the site shall be removed or relocated to meet the setback requirements
of the R-8 district prior to signature on the final plat by the City Engineer.
1.1.4 A street light plan is required to be included in the final plat application. Street light plan
requirements are listed in Section 6-5 of the Improvement Standards for Street Lighting. A copy
of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272. The
plan will need to include the installation of Type 1 lights along Amity Road in addition to type 2
lighting on internal streets.
1.1.5 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.
1.1.6 The rear or sides of future structures on lots that face E. Amity Road on Lots 8-11, Block 1 shall
incorporate articulation through changes in materials, color, modulation, and architectural
elements (horizontal and vertical) to break up monotonous wall planes and roof lines.
1.1.7 Future homes constructed within this development shall comply with the conceptual building
elevations and materials shown in Exhibit A.4.
1.1.8 Prior to the City Council hearing the applicant shall provide an exhibit showing the orientation
and building footprint of all lots that take access from a common driveway.
1.2 General Conditions of Approval
1.2.1 Comply with all bulk, use, and development standards of the R-4 zoning district listed in UDC
Table 11-2-A-5.
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.
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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.
1.3.6 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 11-3A-11.
1.3.7 The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping
and constructed features within the clear vision triangle consistent with the standards in UDC 11-
3A-3.
1.4 Process Conditions of Approval
1.4.1 No signs are approved with this application. Prior to installing any signs on the property, the
applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3
Article D and receive approval for such signs.
1.4.2 The applicant shall complete all improvements related to public life, safety, and health as set forth
in UDC 11-5C-3B. A surety agreement may be accepted for other improvements in accord with
UDC 11-5C-3C.
1.4.3 The final plat, and any phase thereof, shall substantially comply with the approved preliminary
plat as set forth in UDC 11-6B-3C2.
1.4.4 The applicant shall obtain approval for all successive phases of the preliminary plat within two
years of the signature of the City Engineer on the previous final plat as set forth in UDC 11-6B-
7B (if applicable).
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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 water main connection across Ten Mile Creek will not be necessary with the proposed
connection to Amity Road as part of the development.
2.1.2 A street light plan will need to be included in the final plat application. Street light plan
requirements are listed in section 6-7 of the City's Design Standards. A copy of the standards can
be found at http://www.meridiancity.org/public_works.aspx?id=272
2.1.3 A portion of this project lies within the Meridian Floodplain Overlay District. Prior to any
development occurring in the Overlay District, a floodplain development permit application, and
demonstrated evidence of no rise shall be required for the bridge crossing over Tenmile Creek per
MCC 10-6.
2.2 General Conditions of Approval
2.2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to provide
service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover
from top of pipe to sub-grade is less than three feet than alternate materials shall be used in
conformance of City of Meridian Public Works Departments Standard Specifications.
2.2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water
mains to and through this development. Applicant may be eligible for a reimbursement
agreement for infrastructure enhancement per MCC 8-6-5.
2.2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of
way (include all water services and hydrants). The easement widths shall be 20-feet wide for a
single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat, but
rather dedicated outside the plat process using the City of Meridian’s standard forms. The
easement shall be graphically depicted on the plat for reference purposes. Submit an executed
easement (on the form available from Public Works), a legal description prepared by an Idaho
Licensed Professional Land Surveyor, which must include the area of the easement (marked
EXHIBIT A) and an 81/2” x 11” map with bearings and distances (marked EXHIBIT B) for
review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO
NOT RECORD. Add a note to the plat referencing this document. All easements must be
submitted, reviewed, and approved prior to development plan approval.
2.2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
prior to receiving development plan approval.
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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 bui lding
pads receiving engineered backfill, where footing would sit atop fill material.
2.2.18 The design engineer shall be required to certify that the street centerline elevations are set a
minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure
that the bottom elevation of the crawl spaces of homes is at least 1-foot above.
2.2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or ACHD. The design engineer shall provide certification that the facilities have been installed in
accordance with the approved design plans. This certification will be required before a certificate
of occupancy is issued for any structures within the project.
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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
4.1.1 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.
4.1.2 Acceptance of the water supply for fire protection will be by the Meridian Fire
Department and water quality by the Meridian Water Department for bacteria
testing.
4.1.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department in accordance with International Fire Code Section (IFC) 508.5.4 as
follows:
a. Fire hydrants shall have a Storz LDH connection in place of the 4 ½” outlet. The Storz
connection may be integrated into the hydrant or an approved adapter may be used on the 4
1/2" outlet.
b. Fire hydrants shall have the Storz outlet face the main street or parking lot drive aisle.
c. Fire hydrants shall be placed on corners when spacing permits.
d. Fire hydrants shall not have any vertical obstructions to outlets within 10’.
e. Fire hydrants shall be placed 18” above finished grade to the center of the Storz outlet.
f. Fire hydrants shall be provided to meet the requirements of the Meridian Water Dept.
Standards.
g. Show all proposed or existing hydrants for all new construction or
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additions to existing buildings within 1,000 feet of the project.
4.1.4 In accordance with International Fire Code Section 503.2.5 and Appendix
D, any roadway greater than 150 feet in length that is not provided with an
outlet shall be required to have an approved turn around. Phasing of the
project may require a temporary approved turn around on streets greater
than 150' in length with no outlet.
4.1.5 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.
4.1.6 Private Alleys and Fire Lanes shall have a 20’ wide improved
surface capable of supporting an imposed load of 75,000 lbs. All
roadways shall be marked in accordance with Appendix D Section
D103.6 Signs.
4.1.7 Requirements for dead-end fire apparatus access roads that are
between 500’-750’ in length are as follows: 1) Roadways shall be
built to Ada County Highway District cross section standards and
have a clear driving surface of 26-feet in width available at all times
and shall have no parking; 2) Streets less than 32-feet in width shall
have no parking on one side; and 3) Streets more than 39-feet in
width shall be allowed to have parking on both sides. These
measurements shall be based on the drivable surface dimension.
Special approval is required for access roads over 750’ in length per
International Fire Code Section D103.6.1. and D103.6.2. The
roadway shall be able to accommodate an imposed load of 75,000
GVW.
4.1.8 Provide signage (“No Parking Fire Lane”) for all fire lanes in
accordance with International Fire Code Sections 503.3 & D103.6.
4.1.9 Ensure that all yet undeveloped parcels are maintained free of
combustible vegetation as set forth in International Fire Code
Section 304.1.2.
4.1.10 Operational fire hydrants, temporary or permanent street signs, and
access roads with an all weather surface are required to be installed
before combustible construction material is brought onto the site, as
set forth in International Fire Code Section (IFC) 501.4.
4.1.11 To increase emergency access to the site a minimum of two points
of access will be required for any portion of the project which
serves more than 30 homes, as set forth in International Fire Code
Section D107.1. The two entrances should be separated by no less
than ½ the diagonal measurement of the full development as set forth
in International Fire Code Section D104.3.
4.1.12 All portions of the buildings located on this project must be within
150’ of a paved surface as measured around the perimeter of the
building as set forth in International Fire Code Section 503.1.1.
4.1.13 Emergency response routes and fire lanes shall not be allowed to
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have traffic calming devices installed without prior approval of the
Fire Code Official. National Fire Protection IFC 503.4.1.
4.1.14 As set forth in International Fire Code Section D103.3, the Fire
Department is opposed to any landscape island in the middle of a
cul de sac that may prevent a fire truck from turning around on the
end of the court.
5. REPUBLIC SERVICES
5.1 Republic Services has no comments on this application.
6. PARKS DEPARTMENT
6.1.1 The applicant shall contact Elroy Huff, City Arborist, at 208-371-1755 to schedule an inspection
to determine mitigation requirements for healthy trees on the site, 4-inch caliper or greater, that
are proposed to be removed in accord with the provisions listed in UDC 11-3B-10C.
6.1.2 The project developer shall design and construct a multi-use pathway consistent with the location
and specifications set forth in the Meridian Pathways Master Plan (Chapter 3). Any proposed
adjustments to pathway alignment shall be coordinated through the Pathways Project Manager.
6.1.3 Prior to submittal of the final plat for City Engineer signature, the applicant shall su bmit a public
access easement for a multi-use pathway on the north side of E. Amity Road to the Planning
Division for Council approval and subsequent recordation. The easement shall be a minimum of
14’ wide (10’ pathway + 2’ shoulder each side). Easement checklist must accompany all
easement submittals. Use standard City template for public access easement.
6.1.4 Prior to City Engineer signature on the final plat, the applicant shall depict a public access
easement for the multi-use pathway along the north side of E. Amity Road on the final plat.
6.1.5 Construct pathway per typical paving section(s) shown in the Meridian Pathways Master Plan,
Chapter 3.
6.1.6 The owner (or representative association) of the property affected by the public access easement
shall have an ongoing obligation to maintain the multi-use pathway.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 Site Specific Conditions of Approval
7.1.1 Dedicate 48-feet of right-of-way from centerline of Amity Road abutting the site. Right-of-way is
impact fee eligible for reimbursement.
7.1.2 Construct 5-foot wide sidewalk along Amity Road, located 42-feet from centerline to front face
of sidewalk abutting the site; and improve Amity Road with 17-feet of pavement, 3-foot wide
gravel shoulder and borrow ditch from centerline of Amity Road abutting the site..
7.1.3 Close the existing residential driveway onto Amity Road with 5-foot wide sidewalk.
7.1.4 Continue Melwood Street into the site as a 33-foot street section with curb, gutter, within 38-feet
of right-of-way and 5-foot wide detached sidewalk within an easement.
7.1.5 Construct Marsala Way, Marsala Place, Grayson Street, and Zopiro Way as 33-foot street
sections with curb, gutter, within 38-feet of right-of-way and 5-foot wide detached sidewalk
within an easement.
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7.1.6 Terminate Marsala Place in a cul-de-sac with a minimum 45-foot turning radius, 255-feet north of
Melwood Street.
7.1.7 Construct an 8-foot wide by 25-foot long landscape median, 260-feet north of Daulby Street on
Zopiro Way.
7.1.8 Provide a permanent right-of-way easement to 2-feet behind the back edge of sidewalk.
7.1.9 The landscape median on Zopiro Way should be platted as right-of-way owned by ACHD; and
the Developer or Homeowner’s Association apply for a license agreement if landscaping is to be
placed within the median.
7.1.10 Provide pedestrian facilities, in alignment, on both sides of Grayson Street.
7.1.11 IF Daulby Street is constructed prior to the proposed Fonthill Street in the Castle Creek
Subdivision; provide signage at the terminus of Daulby Street stating that, "THIS ROAD WILL
BE EXTENDED IN THE FUTURE.”
7.1.12 Submit the bridge plans for the crossing of the Ten Mile Creek (Zopiro Way) for review and
approval prior to the pre-construction meeting and final plat approval.
7.1.13 Payment of impact fees is due prior to issuance of a building permit.
7.2 Standard Conditions of Approval
7.2.1 All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all
easements). Any existing irrigation facilities shall be relocated outside of the ACHD right -of-way
(including all easements).
7.2.2 Private Utilities including sewer or water systems are prohibited from being located within the
ACHD right-of-way.
7.2.3 In accordance with District policy, 7203.3, the applicant may be required to update any existing
non-compliant pedestrian improvements abutting the site to meet current Americans with
Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of
ADA compliance to District Development Review staff for review.
7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
7.2.5 A license agreement and compliance with the District’s Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
7.2.6 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.2.7 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
7.2.8 Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for
details.
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7.2.9 All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC
Standards and approved supplements, Construction Services procedures and all applicable ACHD
Standards unless specifically waived herein. An engineer registered in the State of Idaho shall
prepare and certify all improvement plans.
7.2.10 Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
7.2.11 No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant’s authorized representative and an authorized
representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of
any change from ACHD.
7.2.12 If the site plan or use should change in the future, ACHD Planning Review will review the site
plan and may require additional improvements to the transportation system at that time. Any
change in the planned use of the property which is the subject of this application, shall require the
applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time
unless a waiver/variance of the requirements or other legal relief is granted by the ACHD
Commission.
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C: Legal Description & Exhibit Map for Annexation & Zoning Boundary
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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 14.80 acre property with an R-4 zoning
district and develop 38 new single-family residential detached homes.
Commission finds proposed map amendment and development plan will comply with the
provisions of the Comprehensive Plan and should be compatible with adjacent residential
uses (see section VII above for more information).
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Commission finds that the proposed map amendment to the R-4 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;
Commission finds that the proposed zoning map amendment will not be detrimental to the
public health, safety, or welfare. City utilities will be extended at the expense of the applicant.
Commission recommends the Council consider any oral or written testimony that may be
provided when determining this finding.
d. The map amendment shall not result in an adverse impact upon the delivery of services
by any political subdivision providing public services within the City including, but not
limited to, school districts; and,
Commission finds that the proposed zoning amendment will not result in any adverse impact
upon the delivery of services by any political subdivision providing services to this site.
e. The annexation is in the best of interest of the City (UDC 11-5B-3.E).
Commission finds annexing this property with an R-4 zoning district 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;
Commission finds that the proposed plat is in substantial compliance with the adopted
Comprehensive Plan in regard to land use, transportation, and circulation and will be
consistent with the density of the LDR FLUM designation if Council approves a step up in
density for this site. Please see Comprehensive Plan Policies and Goals, Section VII, of the
Staff Report for more information.
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b. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Commission finds that public services will be provided to the subject property upon
development. (See Exhibit B of the Staff Report for more details from public service
providers.)
c. The plat is in conformance with scheduled public improvements in accord with the
City’s capital improvement program;
Because City water and sewer and any other utilities will be provided by the development at
their own cost, Commission finds that the subdivision will not require the expenditure of
capital improvement funds.
d. There is public financial capability of supporting services for the proposed
development;
Commission recommends the Council rely upon comments from the public service providers
(i.e., Police, Fire, ACHD, etc.) to determine this finding. (See Exhibit B for more detail.)
e. The development will not be detrimental to the public health, safety or general welfare;
and
Commission is not aware of any health, safety, or environmental problems associated with
the platting of this property that should be brought to the Council’s attention. ACHD
considers road safety issues in their analysis. Commission recommends that the Council
consider any public testimony that may be presented when determining whether or not the
proposed subdivision may cause health, safety or environmental problems of which
Commission is unaware.
f. The development preserves significant natural, scenic or historic features.
Commission finds there are no significant natural, scenic or historic features associated with
this property that need to be preserved with development of this site.