Bountiful Commons Subdivision H-2018-0067 PPCITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H-2018-0067 - 1 -
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND DECISION & ORDER
In the Matter of the Request for Preliminary Plat Consisting of Six (6) Building Lots on 6.15 Acres
of Land in the C-C and L-O Zoning Districts, by TMEG Properties, LLC.
Case No(s). H-2018-0067
For the City Council Hearing Date of: August 21, 2018 (Findings on September 4, 2018)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of August 21, 2018, incorporated by
reference)
2. Process Facts (see attached Staff Report for the hearing date of August 21, 2018, incorporated by
reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of August 21,
2018, incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of August 21, 2018, incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the “Local Land Use
Planning Act of 1975,” codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code codified at
Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by
ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of
Meridian, which was adopted April 19, 2011, Resolution No. 11-784 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A.
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which shall be
signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the
Community Development Department, the Public Works Department and any affected party
requesting notice.
7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of August 21, 2018, incorporated by reference. The conditions are concluded to be
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CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H-2018-0067 - 2 -
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 preliminary plat is hereby approved per the conditions of approval
in the Staff Report for the hearing date of August 21, 2018, attached as Exhibit A.
D. Notice of Applicable Time Limits
Notice of Preliminary Plat Duration
Please take notice that approval of a preliminary plat, combined preliminary and final plat, or
short plat shall become null and void if the applicant fails to obtain the city engineer’s signature
on the final plat within two (2) years of the approval of the preliminary plat or the combined
preliminary and final plat or short plat (UDC 11-6B-7A).
In the event that the development of the preliminary plat is made in successive phases in an
orderly and reasonable manner, and conforms substantially to the approved preliminary plat,
such segments, if submitted within successive intervals of two (2) years, may be considered for
final approval without resubmission for preliminary plat approval (UDC 11-6B-7B).
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-6B-7.A, the Director may authorize a single extension of time to obtain the City
Engineer’s signature on the final plat not to exceed two (2) years. Additional time extensions up
to two (2) years as determined and approved by the City Council may be granted. With all
extensions, the Director or City Council may require the preliminary plat, combined
preliminary and final plat or short plat to comply with the current provisions of Meridian City
Code Title 11. If the above timetable is not met and the applicant does not receive a time
extension, the property shall be required to go through the platting procedure again (UDC 11-
6B-7C).
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, denial of a development
application entitles the Owner to request a regulatory taking analysis. Such request must be in
writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the
final decision concerning the matter at issue. A request for a regulatory takings analysis will
toll the time period within which a Petition for Judicial Review may be filed.
2. Please take notice that this is a final action of the governing body of the City of Meridian.
When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person
who has an interest in real property which may be adversely affected by the final action of the
governing board may within twenty-eight (28) days after the date of this decision and order
seek a judicial review as provided by Chapter 52, Title 67, Idaho Code.
F. Attached: Staff Report for the hearing date of August 21, 2018
Meridian City Council Meeting Agenda September 4, 2018 – Page 173 of 461
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CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H-2018-0067 - 3 -
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Bountiful Commons H-2018-0067 PAGE 1
STAFF REPORT Hearing Date: August 21, 2018
TO: Mayor & City Council
FROM: Sonya Allen, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Bountiful Commons Subdivision – H-2018-0067
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, Trevor Gasser, TMEG Properties, LLC, has submitted an application for a preliminary
plat (PP) consisting of six (6) buildable lots in the C-C and L-O zoning districts for Bountiful
Commons Subdivision.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed PP application with the conditions listed in Exhibit B,
based on the Findings of Fact and Conclusions of Law in Exhibit C.
The Meridian Planning & Zoning Commission heard these items on July 19, 2018. At the public
hearing, the Commission moved to recommend approval of the subject preliminary plat
requests.
a. Summary of Commission Public Hearing:
i. In favor: Trevor Gasser, Applicant; Joe Marshall, Neighbor, Barbara Badigian,
Neighbor; Leonard Badigian, Neighbor; Wendy McKinney, Neighbor
ii. In opposition: None
iii. Commenting: Joe Marshall, Neighbor; Wendy McKinney, Neighbor
iv. Written testimony: Letter from Greg Reynolds; Letter and petition for fence/berm
combination from Joe Marshall
v. Staff presenting application: Bill Parsons
vi. Other staff commenting on application: Sonya Allen
b. Key issue(s) of Public Testimony:
i. Landscape berm and fencing along east boundary between property and residential
subdivision to the east (Paramount).
c. Key Issues of Discussion by Commission:
i. Coordination of berm and/or fence buffer between C-C zoning and residential
subdivision to the east between applicant and residents.
d. Commission Change(s) to Staff Recommendation:
i. Submit an exhibit depicting proposed fencing and landscape berm combination with the
final plat application.
ii. Modified condition 1.1.5 to allow one building permit prior to recordation of the plat.
e. Outstanding Issue(s) for City Council:
i. None
The Meridian City Council heard this item on August 21, 2018. At the public hearing, the
Council approved the subject PP request.
a. Summary of City Council Public Hearing:
EXHIBIT A
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Bountiful Commons H-2018-0067 PAGE 2
vii. In favor: Trevor Gasser
viii. In opposition: None
ix. Commenting: Barbara Badigian; Leonard Badigian
x. Written testimony: None
xi. Staff presenting application: Sonya Allen
xii. Other staff commenting on application: None
b. Key issue(s) of Public Testimony:
i. The difference in elevation between the subject property and the residential properties
to the east.
ii. Desire for a berm and wall/fence to be constructed along the east boundary of the site
adjacent to residential uses.
c. Key Issues of Discussion by Council:
i. Location of existing fence along residential boundary vs. location of new fence if
constructed and the gap (2’+) in between – issue of double fencing unless existing fence
is removed; and,
ii. The requirement of a berm and a fence or one or the other along the east boundary
adjacent to residential uses.
d. Key Council Changes to Commission Recommendation
i. Add a condition requiring a 3-foot tall berm to be constructed along the east boundary
adjacent to residential properties with no new fencing required (see condition #1.1.3d).
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2018-
0067, as presented in the staff report for the hearing date of August 21, 2018, with the following
modifications: (Add any proposed modifications).
Denial
After considering all staff, applicant and public testimony, I move to deny File Number H-2018-0067,
as presented during the hearing on August 21, 2018, for the following reasons: (Add any proposed
modifications).
Continuance
I move to continue File Number H-2018-0067 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 5960 North Linder Road, in a portion of the SW ¼ of the NW ¼ of Section
24, Township 4N., Range 1W.
B. Owner/Applicant:
Archie Douglas Stewart Trevor Gasser, TMEG Properties
Kellie Watkins 74 E 500 South, Suite 200
5960 N. Linder Road Bountiful, UT 84010
Meridian, ID 83646
C. Representative:
Alyssa Yensen, KM Engineering
9233 W. State Street
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Boise, ID 83714
D. Applicant's Statement/Justification: Please see applicant’s narrative for this information.
V. PROCESS FACTS
A. The subject application is a 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: June 29, 2018 (Commission); August 3, 2018 (Council)
C. Radius notices mailed to properties within 300 feet on: June 22, 2018 (Commission); July 26,
2018 (Council)
D. Applicant posted notice on site(s) on: July 5, 2018 (Commission); August 9, 2018 (Council)
VI. LAND USE
A. Existing Land Use(s) and Zoning: The property consists of property zoned C-C and L-O.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: Vacant property, zoned RUT in Ada County.
2. East: Single-family residential property in the Paramount Subdivision, zoned R-8.
3. South: Rural residential property, vacant land and Paramount Village Center, zoned L-O.
4. West: N. Linder Road and single-family residential property in the Lochsa Falls Subdivision,
zoned R-4.
C. History of Previous Actions:
1. In 2018, the property was annexed and zoned from RUT to C-C as part of the Linder Mixed
Use project (H-2017-0095, DA Instrument # 2018-052340).
In 2018, the Director approved a PBA (A-2018-0138) to reconfigure the L-O zoned
properties.
D. Utilities:
1. Location of sewer: A sanitary sewer main intended to provide service to the subject site
currently exists in S. Linder Road, approximately 575-feet south of the southwest corner of
the subject site.
2. Location of water: A water main intended to provide service to the subject site currently
exists in S. Linder Road.
3. Issues or concerns: None.
E. Physical Features:
1. Canals/Ditches Irrigation: No major facilities.
2. Hazards: Staff is not aware of any hazards that exist on this property.
3. Flood Plain: This project does not lie within the Meridian Floodplain Overlay District.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
The subject properties are designated Mixed Use - Community (MU-C) and Mixed Use -
Neighborhood (MU-N) on the Future Land Use Map (FLUM) contained in the Comprehensive Plan.
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The MU-C and MU-N designations allow for a variety of uses to allocate areas where community-
serving uses and dwellings are seamlessly integrated into the urban fabric. The intent is to integrate a
variety of uses, including residential, and to avoid mainly single-use and strip commercial type
buildings. Goods and services in these areas tend to be of the variety that people will mainly travel by
car to, but also walk or bike to (up to 3 or 4 miles). Employment opportunities for those living in and
around the neighborhood area encouraged.
The applicant proposes to develop the property with 6 commercial lots. As part of the annexation,
approval a concept plan was tied to the property through the approval of a development agreement to
ensure the development of the site complies with the aforementioned mixed-use standards.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed use (staff analysis in italics):
1. “Require screening and landscape buffers on all development requests that are more intense
than adjacent residential properties.” (3.06.01G)
The subject property will have a 25 foot landscape buffer between the existing residential
neighborhood to the east, providing adequate separation between R-8 and the proposed C-C
zoned uses. The L-O portion of the site does not abut a residential district or use.
2. “Cluster new community commercial areas on arterials or collectors near residential areas in
such a way as to complement adjoining residential areas.” (3.06.02B)
The subject property will provide office and retail lots adjacent to N. Linder Rd. and will
provide community services to the adjoining neighborhoods.
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)
A commercial driveway is proposed to provide for cross-access to the north, south and west to
reduce access points on Linder Road.
4. “Develop pathways to connect Meridian with Boise, Nampa, Kuna and Eagle.” (6.01.02C)
The City’s multi-use pathway system, a segment of which is proposed along the frontage of
this site on N. Linder Road, will eventually connect Meridian with adjacent cities.
5. “Require landscape street buffers for new development along all entryway corridors.”
(2.01.02E)
A 35-foot wide landscaped street buffer is required along N. Linder Road, an entryway
corridor, with development of the site.
Based on the above analysis, staff finds that the proposed development is consistent with the
Comprehensive Plan and recommends approval.
VIII. UNIFIED DEVELOPMENT CODE (UDC)
A. Purpose Statement of Zoning District:
Commercial: The purpose of the commercial districts is to provide for the retail and service needs
of the community in accordance with the Meridian Comprehensive Plan. Six districts are
designated which differ in the size and scale of commercial structures accommodated in the
district, the scale and mix of allowed commercial uses, and the location of the district in
proximity to streets and highways (UDC 11-2B-1). Allowed uses in the C-C and L-O districts
consist of a larger scale and broader mix of retail, office, and service uses and typically have
access to arterial streets or non-residential collector streets.
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B. Schedule of Use: UDC Table 11-2B-2 lists the principal permitted (P), accessory (A), conditional
(C), and prohibited (-) uses in the C-C and L-O zoning 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 11-2B-3 for the C-C and L-O zoning districts.
D. Landscaping: Landscaping is required within parking areas in accordance with the standards
listed in UDC 11-3B-8C; within street buffers in accord with UDC 11-3B-7C; and within
common areas and along street-facing elevations in accord with UDC 11-3G-3 and 11-4-3-27-F.
Street buffers and buffers to residential uses are required as set forth in UDC Table 11-2B-3. A
25-foot landscape buffer is proposed along N. Linder Rd. and the abutting residential use to the
east.
E. Off-Street Parking: Off-street parking is required in accord with UDC 11-3C-6B for non-
residential uses.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
Preliminary Plat: The proposed plat consists of six (6) commercial building lots on 6.145 acres
of land in the C-C and L-O zoning districts (see Exhibit A.2).
Existing Structures: There is one existing structure on the site that will be demolished as part of
this project.
Dimensional Standards: Development of this site is required to comply with the dimensional
standards listed in UDC 11-2B-3 for the C-C and L-O districts. There are no minimum
dimensional requirements in the C-C and L-O districts, staff has reviewed the proposed plat and
found it to be in compliance. Dimensional requirements and setbacks will apply upon
development of sites.
Access: Vehicular access is proposed for this site via one access via N. Linder Road at the south
boundary of the site and a north/south drive-aisle that serves as a frontage road to N. Linder Road
that stubs to the north and south property lines for interconnectivity with adjacent developments
in accord with UDC 11-3A-3. The applicant should provide cross access to all of the properties
with the subdivision and parcels north (parcel #S0425223010), west (parcel #S0425233830) and
south (parcel #S0425233810) so all of the lots have access to Linder Road until the adjacent
parcel to the north develops (Linder Village).
Streets: There are no public streets proposed with this development.
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Sidewalks: Sidewalks are required along all public streets as set forth in UDC 11-3A-17. The
applicant proposes to construct 10-foot wide detached sidewalk (multi-use pathway) with this
project. A recreational pathway may need to be recorded if ACHD does not require a separate
pedestrian easement.
Landscaping: The only required landscaping for the proposed development is the 35-foot wide
landscape buffer adjacent to N. Linder Road. Staff has reviewed the buffer for conformance with
the UDC and finds the landscape buffer generally meets the requirements of UDC 11-3B-7C.
Further, the preliminary plat for this project depicts a landscape buffer along the residential use to
the east, but is not required until lot development.
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.
Fencing: Any existing and proposed fencing for the development shall be included on either a
site plan or landscape plan and shall comply with the standards listed in UDC 11-3A-6B and 11-
3A-7.
Pressurized Irrigation (PI): An underground PI system is required to be provided to each lot in
the subdivision as proposed in accord with UDC 11-3A-15. The applicant is proposing to use
City’s domestic water as irrigation, however as noted in UDC 11-3A-15.C, the applicant has not
provided a waiver of requirements from the irrigation district of proof that they do not have water
rights. Use of the City’s domestic water as irrigation shall be a last option in providing irrigation
water to a proposed development.
Building Elevations: The applicant is proposing to construct a mix of retail and office
buildings. The applicant has submitted conceptual sample building elevations for future retail
and restaurant spaces and office buildings in this development, included in Exhibit A.4. Building
materials appear to consist of a mix of variety of stucco, cultured stone and/or masonry with
architectural shingles. CZC and DES approval is required prior to issuance of building permit.
In accord with the Findings contained in Exhibit C, Staff recommends approval of the proposed
preliminary plat request for this site. Staff has included comments and recommended conditions
from other City departments in Exhibit B of this report.
X. EXHIBITS
A. Drawings/Other
1. Vicinity Map
2. Proposed Preliminary Plat (dated: June 8, 2018)
3. Proposed Landscape Plan (dated: June 8, 2018)
4. Conceptual Building Elevations
B. Agency & Department Comments/Conditions
C. Required Findings from Unified Development Code
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A. Drawings
1. Vicinity Map
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2. Proposed Preliminary Plat (dated: June 8, 2018)
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3. Proposed Landscape Plan (dated: June 8, 2018)
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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 Applicant shall meet all terms of the approved annexation (H-2017-0095, DA Instrument # 2018-
052340).
1.1.2 The preliminary plat included in Exhibit A.2, dated June 8, 2018, shall be revised as follows:
a. Other than the shared access to N. Linder Road on the south boundary of the plat, include a
note on the plat indicating that direct lot access to N. Linder Rd. is prohibited in accord with
UDC 11-3A-3.
b. The developer shall grant a cross-access/ingress-egress easement to all of the properties
within the boundary of the plat and those parcels located to the north (parcel #S0425223010),
west (parcel #S0425233830) and south (parcel #S0425233810) in accord with UDC 11-3A-3.
A recorded copy of the easement shall be submitted to the Planning Division with the first
Certificate of Zoning Compliance application for the development.
1.1.3 The landscape plan included in Exhibit A.3, dated June 8, 2018, shall be revised as follows:
a. There are existing trees on the site that are going to be removed, the applicant shall 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 shall be noted on the landscape plan submitted with a final plat application.
b. Applicant shall construct a 35-foot wide landscape buffer abutting N. Linder Road in accord
with UDC 11-3B-7C.
c. Applicant shall coordinate with ACHD and construct a 10-foot multi-use pathway along N.
Linder Road. The applicant shall submit and record a pedestrian easement over the pathway
unless a pedestrian easement is required by ACHD.
d. Depict a 3-foot tall berm along the east property boundary adjacent to residential uses.
1.1.4 Comply with ACHD conditions of approval.
1.1.5 Applicant shall record final plat prior to applying for building permit. Applicant is allowed one
(1) building permit prior to recordation of the final plat.
1.1.6 The applicant shall obtain approval of Certificate of Zoning Compliance and Design Review
application from the Planning Division prior to applying for building permit.
1.1.7 Submit an exhibit depicting proposed fencing and landscape berm combination with the final plat
application.
1.2 General Conditions of Approval
1.2.1 Comply with all bulk, use, and development standards of the C-C and L-O zoning district listed in
UDC Table 11-2B-3.
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.
1.2.5 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
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1.2.6 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J.
1.2.7 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B-
7C.
1.2.8 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-
11C.
1.2.9 Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3,
including but not limited to cul-de-sacs, driveways, common driveways, easements, blocks,
street buffers, and mailbox placement.
1.2.10 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 The street buffer shall be maintained by an owner or the business association as set forth in UDC
11-3B-7C-2b and 11-3B-13.
1.3.3 The project is subject to all current City of Meridian ordinances.
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).
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.
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2. PUBLIC WORKS DEPARTMENT
2.1 SITE SPECIFIC CONDITIONS OF APPROVAL
2.1.1 Applicant shall be required to extend the 8-inch diameter water main to north property boundary
for future tie-in.
2.1.3 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.
2.1.4 A future installation agreement for streetlights on N. Linder Road may be considered due to
upcoming construction by ACHD on N. Linder Road. Contact the Meridian Transportation and
Utility Coordinator for additional information.
2.2 General Conditions of Approval
2.2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to provide
service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover
from top of pipe to sub-grade is less than three feet than alternate materials shall be used in
conformance of City of Meridian Public Works Departments Standard Specifications.
2.2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water
mains to and through this development. Applicant may be eligible for a reimbursement
agreement for infrastructure enhancement per MCC 8-6-5.
2.2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of
way (include all water services and hydrants). The easement widths shall be 20-feet wide for a
single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat, but
rather dedicated outside the plat process using the City of Meridian’s standard forms. The
easement shall be graphically depicted on the plat for reference purposes. Submit an executed
easement (on the form available from Public Works), a legal description prepared by an Idaho
Licensed Professional Land Surveyor, which must include the area of the easement (marked
EXHIBIT A) and an 81/2” x 11” map with bearings and distances (marked EXHIBIT B) for
review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO
NOT RECORD. Add a note to the plat referencing this document. All easements must be
submitted, reviewed, and approved prior to development plan approval.
2.2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
prior to receiving development plan approval.
2.2.5 All existing structures that are required to be removed shall be prior to signature on the final plat
by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and
possible reassignment of street addressing to be in compliance with MCC.
2.2.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting,
crossing or laying adjacent and contiguous to the area being subdivided shall be tiled per UDC
11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any
other applicable law or regulation.
2.2.7 Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at
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(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 applicant’s design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or ACHD. The design engineer shall provide certification that the facilities have been installed in
accordance with the approved design plans. This certification will be required before a certificate
of occupancy is issued for any structures within the project.
2.2.20 At the completion of the project, the applicant shall be responsible to submit record drawings per
the City of Meridian AutoCAD standards. These record drawings must be received and approved
prior to the issuance of a certification of occupancy for any structures within the project.
2.2.21 A street light plan will need to be included in the civil construction plans. Street light plan
requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy
of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272.
2.2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount
of 125% of the total construction cost for all incomplete sewer, water and reuse infrastructure
prior to final plat signature. This surety will be verified by a line item cost estimate provided by
the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
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deposit or bond. Applicant must file an application for surety, which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-2211.
2.2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of
20% of the total construction cost for all completed sewer, water and reuse infrastructure for
duration of two years. This surety will be verified by a line item cost estimate provided by the
owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Applicant must file an application for surety, which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-221.
3. POLICE DEPARTMENT
3.1 The Police Department did not provide comments on this application.
4. FIRE DEPARTMENT
4.1 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in accordance
with International Fire Code Section (IFC) 508.5.4 as follows:
a. Fire hydrants shall have a Storz LDH connection in place of the the 4 ½” outlet. The Storz
connection may be integrated into the hydrant or an approved adapter may be used on the 4
1/2" outlet.
b. Fire hydrants shall have the Storz outlet face the main street or parking lot drive aisle.
c. Fire Hydrants shall be placed on corners when spacing permits.
d. Fire hydrants shall not have any vertical obstructions to outlets within 10’.
e. Fire hydrants shall be placed 18” above finished grade to the center of the Storz outlet.
f. Fire hydrants shall be provided to meet the requirements of the Meridian Water Dept.
Standards.
g. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
4.2 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. Cul-D-Sacs shall be 96’ in diameter minimum and shall
be signed “No Parking – Fire Lane” per International Fire Code Sections 503.3 & D103.6.
4.3 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28’ inside and
48’ outside, per International Fire Code Section 503.2.4.
4.3.1 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 80,000 GVW.
4.4 Provide signage (“No Parking Fire Lane”) for all fire lanes in accordance with International Fire
Code Sections 503.4 & D103.6.
4.5 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth
in International Fire Code Section 304.1.2.
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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 Commercial and office occupancies will require a fire-flow consistent with International Fire Code
Appendix B to service the proposed project. Fire hydrants shall be placed per Appendix C.
4.8 The applicant shall work with Public Works and Planning Department staff to provide an address
identification plan and a sign which meets the requirements of the City of Meridian sign ordinance
and is placed in a position that is plainly legible and visible from the street or road fronting the
property, as set forth in International Fire Code Section 505.1 and Meridian Amendment 104-4-1.
4.9 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.
4.10 There shall be a fire hydrant within 100’ of all fire department connections as set forth in local
amendment to the International Fire Code 10-4-1.
4.11 The Fire Department will require Fire Department locking Connection caps on all FDC
inlets. IFC 102.9.
4.12 Buildings over 30’ in height are required to have access roads in accordance with the
International Fire Code Appendix D Section D105.
4.13 COMMERCIAL AND INDUSTRIAL - Buildings or facilities exceeding 30 feet
(9144mm) or three stories in height shall have at least two means of fire apparatus access for
each structure. The access roads shall be placed a distance apart equal to not less than
one half of the length of the overall diagonal dimension of the property or area to be
served, measured in a straight line as set forth in International Fire Code Appendix D104.1.
4.14 COMMERCIAL AND INDUSTRIAL - Buildings or facilities having a gross building
area of more than 62,000 square feet (5760 m2) shall be provided with two separate
and approved fire apparatus access roads separated by one half of the maximum overall
diagonal dimension of the property or area to be served, measured in a straight line
between accesses as set forth in International Fire Code Appendix D104.2.
4.14.1 Exception: Projects having a gross building area of up to 124,000 square feet
(11520 m2) that have a single approved fire apparatus access road and all buildings are
equipped throughout with approved automatic sprinkler systems. (Remoteness
Required)
5. REPUBLIC SERVICES
5.1 Republic Services did not provide comments on this application
6. PARKS DEPARTMENT
6.1 Parks Department has no comments
7. ADA COUNTY HIGHWAY DISTRICT
7.1 Site Specific Conditions of Approval
7.1.1 Provide a road trust deposit in the amount of $16,750.00 to pay for 5-foot wide detached concrete
sidewalk to be constructed abutting the site, as part of ACHD’s Linder Road widening project.
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7.1.2 Construct one temporary full access driveway onto Linder Road located at the site’s south
property line. The driveway is restricted to a maximum width of 36-feet. Construct the driveway
as a curb return type driveway. Pave the driveway, its full width at least 30-feet into the site
beyond the edge of Linder Road. The driveway may be restricted in the future as traffic
conditions warrant; as determined by ACHD.
7.1.3 Payment of impact fees is due prior to issuance of a building permit.
7.1.4 Comply with all Standard Conditions of Approval.
7.2 Standard Conditions of Approval
7.2.1 All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all
easements). Any existing irrigation facilities shall be relocated outside of the ACHD right -of-way
(including all easements).
7.2.2 Private Utilities including sewer or water systems are prohibited from being located within the
ACHD right-of-way.
7.2.3 In accordance with District policy, 7203.3, the applicant may be required to update any existing
non-compliant pedestrian improvements abutting the site to meet current Americans with
Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of
ADA compliance to District Development Review staff for review.
7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
7.2.5 A license agreement and compliance with the District’s Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
7.2.6 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.2.7 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
7.2.8 Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for
details.
7.2.9 All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC
Standards and approved supplements, Construction Services procedures and all applicable ACHD
Standards unless specifically waived herein. An engineer registered in the State of Idaho shall
prepare and certify all improvement plans.
7.2.10 Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
7.2.11 No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant’s authorized representative and an authorized
representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of
any change from ACHD.
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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. Required Findings from Unified Development Code
1. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
a. The plat is in conformance with the Comprehensive Plan;
The City Council finds that the proposed plat is in substantial compliance with the
adopted and proposed Comprehensive Plan in regard to design and circulation. Please see
Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for more
information.
b. Public services are available or can be made available and are adequate to
accommodate the proposed development;
The City Council finds that public services will be provided to the subject property upon
development. (See Exhibit B of the Staff Report for more details from public service
providers.)
c. The plat is in conformance with scheduled public improvements in accord with the
City’s capital improvement program;
Because City water and sewer and any other utilities will be provided by the development
at their own cost, the City Council finds that the subdivision will not require the
expenditure of capital improvement funds.
d. There is public financial capability of supporting services for the proposed
development;
The City Council finds there is public financial capability of supporting services for the
proposed development based on comments from the public service providers (i.e., Police,
Fire, ACHD, etc.) (see Exhibit B for more detail).
e. The development will not be detrimental to the public health, safety or general
welfare; and
The City Council finds the proposed development will not be detrimental to the public
health, safety, or general welfare. ACHD considers road safety issues in their analysis.
f. The development preserves significant natural, scenic or historic features.
The City Council is unaware of any natural, scenic or historic features on this site.
Therefore, the City Council finds that the proposed development will not result in the
destruction, loss or damage of any natural, scenic or historic feature(s) of major
importance.
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