Graycliff Estates MDA H-2018-0054ADA COUNTY RECORDER Christopher D. Rich 2018-086664
BOISE IDAHO Pgs=43 VICTORIA BAILEY 09/12/2018 02:12 PM
CITY OF MERIDIAN, IDAHO NO FEE
ADDENDUM TO DEVELOPMENT AGREEMENT
PARTIES: 1. City of Meridian
2. Star Development, Inc., Owner/Developer
t THIS ADDENDUM TO DEVELOPMENT AGREEMENT is dated
this 1, day of r , 2018, ("ADDENDUM"), by and between City of
Meridian, a municipal corporation of the State of Idaho ("CITY"), whose address is 33 E.
Broadway Avenue, Meridian, Idaho 83642 and Star Development Inc.,
("OWNER/DEVELOPER'), whose address is PO Box 518, Meridian, Idaho 83680.
RECITALS
A. CITY and OWNER/DEVELOPER entered into that certain
Development Agreement that was recorded on December 9, 2015 in the real property records
of Ada County as Instrument No. 2015-112095 ("DEVELOPMENT AGREEMENT").
B. CITY and OWNER/DEVELOPER now desire to amend the
Development Agreement, which terms have been approved by the Meridian City Council in
accordance with Idaho Code Section 67-6511.
NOW, THEREFORE, in consideration of the covenants and conditions set
forth herein, the parties agree as follows:
1. OWNER/DEVELOPER shall be bound by the terms of the Development Agreement
recorded in the records of Ada County as Instrument No. 2015-112095, except as specifically
amended as follows:
a. Direct lot access to W. Harris Street and the north/south street along the west
boundary, both collector streets, is prohibited in accord with UDC 11-3A-3, except
for Lot 4-2, Block 2 (the multi -family lot) which shall be allowed one access via W.
Harris Street.
b. Future development of this site shall be generally consistent with the preliminary
plat and building elevations for the single-family homes depicted in the revisions
noted in the staff report attached to the Findings of Fact and Conclusions of Law
herein attached as Exhibit "A".
c. A conditional use permit is required to be obtained for the multi -family
development in the R-40 zoning district, per UDC Table 11-2A-2.
ADDENDUM TO DEVELOPMENT AGREEMENT GRAYCLIFF ESTATES MDA H 2018-0054
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CITY OF MERIDIAN E IDIAN-- FINDINGS OF FACT, CONCLUSIONS OF LAW
AND DECISION & ORDER
In the Matter of the Request for a Modification to the Development Agreement to Reflect an
Increase in the Number ofBuilding Lots and Open Space; and Preliminary Plat Consisting of 136
Building Lots and 9 Common Lots on 52.46 Acres of Land in the R-8 and R-40 Zoning Districts, by
Star Development, Inc.
Case No(s). H-2018-0054
For the City Council Hearing Date of: July 24, 2018 (Findings on August 7, 2018)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of July 24, 2018, incorporated by
reference)
2. Process Facts (see attached Staff Report for the hearing date of July 24, 2018, incorporated by
reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of July 24, 2018,
incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of July 24, 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.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H-2018-0054 - 1 -
EXHIBIT A
Meridian City Council Meeting Agenda September 11, 2018 – Page 133 of 222
7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of July 24, 2018, incorporated by reference. The conditions are concluded to be
reasonable and the applicant shall meet such requirements as a condition of approval of the
application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon
the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that:
1. The applicant's request for a modification to the Development Agreement and Preliminary Plat
is hereby approved per the provisions in the Staff Report for the hearing date of July 24, 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 11-613-7A).
In the event that the development of the preliminary plat is made in successive phases in an
orderly and reasonable manner, and conforms substantially to the approved preliminary plat,
such segments, if submitted within successive intervals of two (2) years, may be considered for
final approval without resubmission for preliminary plat approval (UDC 11-613-713).
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11 -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 1I -
6B -7C).
Notice of Development Agreement Duration
The city and/or an applicant may request a development agreement or a modification to a
development agreement consistent with Idaho Code section 67-6511A. The development
agreement may be initiated by the city or applicant as part of a request for annexation and/or
rezone at any time prior to the adoption of findings for such request.
A development agreement may be modified by the city or an affected parry of the development
agreement. Decision on the development agreement modification is made by the city council in
accord with this chapter. When approved, said development agreement shall be signed by the
property owner(s) and returned to the city within six (6) months of the city council granting the
modification.
A modification to the development agreement may be initiated prior to signature of the
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H-2018-0054 - 2 -
Meridian City Council Meeting Agenda September 11, 2018 – Page 134 of 222
agreement by all parties and/or may be requested to extend the time allowed for the agreement
to be signed and returned to the city if filed prior to the end of the six (6) month approval
period.
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 July 24, 2018
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H-2018-0054 - 3 -
Meridian City Council Meeting Agenda September 11, 2018 – Page 135 of 222
By action of the City Council at its regular meeting held on the day of
2018.
l
COUNCIL PRESIDENT JOE BORTON VOTED
COUNCIL VICE PRESIDENT LUKE CAVENER VOTED_ye
COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED V (4
COUNCIL MEMBER TY PALMER VOTED l /
4
COUNCIL MEMBER TREG BERNT VOTED 16
COUNCIL MEMBER GENESIS MILAM VOTED
MAYOR TAMMY de WEERD VOTED `
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Mayor T y e Weerd
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Attest:
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C.Jay Coles SEALCitylerkEAL
Copy served upon Applicant, Community Development Department, Public Works Department and City
Attorney.
By: OlhdlLrujaq,Dated:
City -Clerk's Office
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H-2018-0054 - 4 -
Meridian City Council Meeting Agenda September 11, 2018 – Page 136 of 222
Graycliff Estates – MDA, PP H-2018-0054 PAGE 1
STAFF REPORT Hearing Date: July 24, 2018
TO: Mayor & City Council
FROM: Sonya Allen, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Graycliff Estates – MDA, PP, ALT H-2018-0054
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, Star Development, Inc., has submitted an application for a modification to the existing
development agreement to reflect an increase in the number of building lots and change in open
space, consistent with the proposed preliminary plat. A new preliminary plat is proposed consisting of
136 building lots and 9 common lots on 52.46 acres of land in the R-8 and R-40 zoning districts.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed MDA and PP applications in accord with the conditions
of approval in Exhibit B and the Findings of Fact and Conclusions of Law in Exhibit C.
The Meridian Planning & Zoning Commission heard these items on June 21, 2018. At the
public hearing, the Commission moved to recommend approval of the subject PP request.
a. Summary of Commission Public Hearing:
i. In favor: Becky McKay, Engineering Solutions (Applicant’s Representative)
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: None
v. Staff presenting application: Sonya Allen
vi. Other staff commenting on application: None
b. Key issue(s) of Public Testimony:
i. None
c. Key Issues of Discussion by Commission:
i. The Commission liked the additional common area proposed with this plat and liked
the relocation of the large common area and site amenity more central to the
development.
d. Commission Change(s) to Staff Recommendation:
i. Remove condition #1.2.1B that pertains to shifting the north-south collector street along
the west boundary of the site to the east side of the Sundell Lateral (this was
inadvertently left in from the previous ACHD staff report).
e. Outstanding Issue(s) for City Council:
i. None
The Meridian City Council heard these items on July 24, 2018. At the public hearing, the
Council approved the subject MDA & PP requests.
a. Summary of City Council Public Hearing:
i. In favor: Becky McKay, Engineering Solutions (Applicant’s Representative)
ii. In opposition: None
iii. Commenting: Justin Lucas, ACHD
EXHIBIT A
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Graycliff Estates – MDA, PP H-2018-0054 PAGE 2
iv. Written testimony: None
v. Staff presenting application: Sonya Allen, Clint Dolsby
vi. Other staff commenting on application: None
b. Key issue(s) of Public Testimony:
i. None
c. Key Issues of Discussion by Council:
i. Existing conditions and proposed improvements to W. Harris St. and the SH-69/Harris
intersection;
d. Key Council Changes to Commission Recommendation
i. Remove condition #1.2.2E that pertains to shifting the north-south collector street along
the west boundary of the site to the east side of the Sundell Lateral (this was
inadvertently left in from the previous ACHD staff report).
ii. Include the common area on Lot 19, Block 5 in Phase 1 and improve all of the common
area on Lots 8 and 19, Block 5 minus micro-paths with Phase I (see condition #1.2.8).
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2018-
0054, as presented in the staff report for the hearing date of July 24, 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-2018-0054,
as presented during the hearing on July 24, 2018, for the following reasons: (You should state specific
reasons for denial)
Continuance
I move to continue File Number H-2018-0054 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 west of S. Meridian Rd./SH-69 on the south side of W. Harris St., in the SE ¼
of Section 25, Township 3N., Range 1W. (Parcel No. S1225418957)
B. Owners:
Star Development, Inc.
P.O. Box 518
Meridian, Idaho 83680
C. Applicant:
Same as Owner
D. Representative:
Becky McKay, Engineering Solutions, LLP
1029 N. Rosario Street, Ste. 100
Meridian, ID 83642
E. Applicant's Statement/Justification: Please see applicant’s narrative for this information.
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Graycliff Estates – MDA, PP H-2018-0054 PAGE 3
V. PROCESS FACTS
A. The subject application is for a development agreement modification, preliminary plat and
alternative compliance. A public hearing is required before the City Council on the development
agreement modification request; a public hearing is required before the Planning & Zoning
Commission and City Council on the preliminary plat; and the alternative compliance request
only requires approval by the Director, consistent with Meridian City Code Title 11, Chapter 5.
B. Newspaper notifications published on: June 1, 2018 (Commission); July 6, 2018 (City Council)
C. Radius notices mailed to properties within 300 feet on: May 29, 2018 (Commission); June 29,
2018 (City Council)
D. Applicant posted notice on site(s) on: June 9, 2018 (Commission); July 14, 2018 (City Council)
VI. LAND USE
A. Existing Land Use(s) and Zoning: The subject property consists of agricultural land, zoned R-8
and R-40.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: Future and existing single-family residential properties in Biltmore Estates
Subdivision, zoned R-4
2. East: Agricultural property, zoned RUT in Ada County
3. South: Agricultural property, zoned RUT in Ada County
4. West: Agricultural property, zoned R-4
C. History of Previous Actions:
In 2008, the City Council approved an amendment to the future land use map (CPA-08-009)
for the multi-family portion of the site to change the land use designation from Medium
Density Residential to High Density Residential (Resolution #08-622).
In 2015, this property was annexed and zoned R-8 (36.66 acres) and R-40 (15.8 acres) (AZ-
15-012, Ordinance No. 15-1666); and a preliminary plat was approved consisting of 120
building lots, 9 common lots and 1 other lot on 52.46 acres of land for Graycliff Estates
Subdivision (PP-15-012). A development agreement was required as a provision of
annexation, recorded as Instrument No. 2015-112095.
In 2017, a 2-year time extension was approved on the preliminary plat in order to obtain the
City Engineer’s signature on a final plat (A-2017-0202).
D. Utilities:
1. Location of sewer: Sanitary sewer mains intended to provide service to the proposed
development currently exist in the Biltmore Estates development to the north.
2. Location of water: Water mains intended to provide service to the proposed development
currently exist in the Biltmore Estates development to the north.
3. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: The Sundell Lateral bisects the western portion of this site and the
Carlson/Tumbler Lateral runs across the northeast corner of the site.
2. Hazards: A 75-foot easement for the Williams Northwest Pipeline Corporation bisects this
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Graycliff Estates – MDA, PP H-2018-0054 PAGE 4
site and contains a natural gas pipeline. The Williams Northwest Pipeline is a natural gas
pipeline that serves as a primary artery for the transmission of natural gas to the Pacific
Northwest and Intermountain Region.
3. Flood Plain: This site does not lie within the Meridian Floodplain Overlay District.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
The Comprehensive Plan Future Land Use Map (FLUM) designates approximately 30 acres of this
site as Medium Density Residential (MDR) and approximately 22.5 acres as High Density Residential
HDR). The purpose of the residential designations is to provide a variety of housing types.
MDR designated areas allow smaller lots for residential purposes within City limits. Uses may
include single-family homes at gross densities of 3 to 8 dwelling units per acre (d.u./acre).
HDR designated areas allow for the development of multi-family homes in areas where urban
services are provided. Residential gross densities may exceed 15 dwelling units per acre.
Developments might include duplexes, apartment buildings, townhouses, and other multi-unit
structures. A desirable project would consider the placement of parking areas, fences, berms, and
other landscaping features to serve as buffers between neighboring uses. Developments need to
incorporate high quality architectural design and materials and thoughtful site design to ensure quality
of place and should also incorporate high quality architectural design and materials and thoughtful
site design that incorporate connectivity with adjacent uses and area pathways, attractive landscaping
and individual project identity.
A future City park is also designated on the FLUM for this site. A 1.77 acre portion of a 7+/- acre
City Park is planned at the northwest corner of this site on Lot 1, Block 1 which will be combined
with additional land in Biltmore Estates Subdivision to the northwest and the future development to
the west.
The applicant proposes to develop the 52.46 acre site with 134 single-family homes and 224
apartment units. Development of the single-family portion of the site will result in a gross density of
3.23 dwelling units per acre (d.u./acre) on the R-8 portion; and 14.18 d.u./acre for the multi-family R-
40 portion consistent with the associated MDR and HDR FLUM designations. Overall, the gross
density for the development is 6.82 d.u./acre.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed use (staff analysis in italics):
Support a variety of residential categories (low-, medium-, medium-high and high-density
single-family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the
purpose of providing the City with a range of affordable housing opportunities.” (3.07.01E)
A mix of single-family and multi-family (apartment) dwellings are proposed which will
contribute to the variety of housing types available in the southern part of the City. The
proposed dwellings should provide for a variety of housing opportunities; staff is unaware
how “affordable” the units will be.
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 developer to the proposed lots upon
development of the site in accord with UDC 11-3A-21.
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Graycliff Estates – MDA, PP H-2018-0054 PAGE 5
Protect existing residential properties from incompatible land use development on adjacent
parcels.” (3.06.01F)
There are no existing residential properties adjacent to this site.
Require common area in all subdivisions.” (3.07.02F)
The proposed plat depicts a total of 8.85 acres (or 16.87%) of qualified open space in accord
with the requirements listed in UDC11-3G-3.
Develop pathways to connect Meridian with Boise, Nampa, Kuna, and Eagle.” (6.01.02C)
A segment of the City’s multi-use pathway system is designated on the Master Pathways Plan
on this site along the Williams Northwest pipeline which will connect to the future pathway in
Biltmore Estates Subdivision to the north and eventually be extended to the southeast and
connect to pathways in other jurisdictions.
Review new development for appropriate opportunities to connect local roads and collectors
to adjacent properties (stub streets). (3.03.020)
The proposed plat depicts an extension of W. Harris Street, a collector street, at the north
property boundary and a north/south collector street. Stub streets are proposed to the south,
west and east for future extension and interconnectivity.
VIII. UNIFIED DEVELOPMENT CODE (UDC)
A. Purpose Statement of Zone: Per UDC 11-2A-1, the purpose of the residential districts is to
provide for a range of housing opportunities consistent with the Meridian comprehensive plan.
Residential districts are distinguished by the allowable density of dwelling units per acre and
corresponding housing types that can be accommodated within the density range. The medium-
density residential (R-8) district allows a maximum gross density of 8 dwelling units per acre; the
high-density residential (R-40) district allows a maximum gross density of 40 dwelling units per
acre.
B. Schedule of Use: Unified Development Code (UDC) Tables 11-2A-6 and 11-2A-8 lists the
principal permitted (P), accessory (A), conditional (C), and prohibited (-) uses in the R-8 and R-
40 zoning districts respectively. Any use not explicitly listed, or listed as a prohibited use is
prohibited. The proposed single-family detached dwellings in the R-8 zoning district are listed as
a principal permitted use; the proposed multi-family development in the R-40 zoning district
requires conditional use approval.
C. Dimensional Standards: Development of the site should be consistent with the dimensional
standards listed in UDC Tables 11-2A-6 for the R-8 zoning district and 11-2A-8 for the R-40
zoning district.
D. Landscaping: Street buffer landscaping shall be installed in accordance with the standards listed
in UDC Table 11-2A-6 for the R-8 zoning district and 11-2A-8 for the R-40 zoning district.
E. Off-Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for single-
family and multi-family dwellings.
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Graycliff Estates – MDA, PP H-2018-0054 PAGE 6
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
1. Development Agreement Modification (MDA)
The applicant requests a modification to the existing development agreement (Inst. #2015-
112095) to reflect an increase in the number of building lots from 120 to 136 and qualified open
space from 7.95 to 8.85 acres consistent with the proposed preliminary plat. Exhibit A.2 reflects
the current provisions of the DA along with proposed changes in strike-out/underline format.
Staff also recommends a modification to a couple of other provisions as noted where City
requirements/standards have changed since the time of annexation. The existing plat in Exhibit
A.2 should be updated with the proposed plat in Exhibit A.3 if the MDA is approved by City
Council.
The applicant proposes to develop the site with 134 single-family residential homes as shown on
the preliminary plat included in Exhibit A.3 and 224 multi-family residential apartment units.
When approved, the amended DA is required to be signed by the property owner(s) and returned
to the City within 6 months of the Council granting the modification.
2. Preliminary Plat (PP)
The proposed plat consists of 134 single-family residential building lots, 2 multi-family
residential building lots, 9 common lots and 2 other lots (City well lot and common driveway) on
52.46 acres of land in the proposed R-8 and R-40 zoning districts (see Exhibit A.2). Proposed lots
range in size from 6,800 to 11,634 square feet with an average size of 7,873 square feet. The
property is proposed to develop in 5 phases as shown on the plat in Exhibit A.2.
Existing Structures: There are no existing structures on this site.
Dimensional Standards: Development of this site is required to comply with the dimensional
standards listed in UDC Tables 11-2A-6 for the R-8 district and 11-2A-8 for the R-40 district.
Staff has reviewed the proposed plat and found it to be in compliance with the applicable
standards.
Subdivision Design and Improvement Standards: The design of the subdivision is required to
comply with the standards listed in UDC 11-6C-3, including common driveways and block face.
An exhibit is required to be submitted with the final plat application that depicts the
setbacks, fencing, building envelope, and orientation of the lots and structures; driveways
for properties abutting the common driveway that aren’t taking access from the driveway
shall be located on the opposite side of the shared property line away from the common
driveway in accord with UDC 11-6C-3D.
Master Street Map (MSM): The MSM designates an east/west collector street along the north
boundary of the site; a north/south collector street from S. Kentucky Way at the north boundary
extending south along the west boundary of the site at the mid-mile; and another north/south
commercial collector street adjacent to the east boundary of this site from W. Harris Street to W.
Amity Road. The latter is intended to provide access to the mixed-use designated property
abutting SH-69 from the future signal at Harris/SH-69 and is anticipated to be constructed
entirely on the adjacent parcel, the exact location to be determined upon development of the
adjacent parcel.
The plat depicts an east/west collector street (W. Harris Dr.) across the northwest boundary of the
site and an off-site north/south collector street (S. Redwater Ave., fka W. Dunvegen Street), along
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Graycliff Estates – MDA, PP H-2018-0054 PAGE 7
the west boundary that is proposed to be constructed with this subdivision with Phase 2; right-of-
way is required to be dedicated to ACHD outside of the plat process since it is outside of the plat
boundary. The owner of the subject property owns the abutting property to the west and has
received subdivision approval from the City (Parcel #S1225314813, Brundage Estates). ACHD is
requiring the street to be constructed as half of a 36-foot wide residential collector street plus 12-
additional feet of pavement with curb, gutter and sidewalk abutting the site and a 3-foot wide
gravel shoulder and barrow ditch on the west side of the collector street to accommodate storm
runoff. The road will terminate at W. Norwich St. in order to provide a better alignment of the
collector street as development occurs to the south. In lieu of constructing the southerly segment
of S. Redwater Ave. to the site’s south property line, the applicant is required to dedicate right-of-
way and provide a road trust deposit for the construction of vertical curb, gutter and 4 feet of
pavement (see ACHD’s report for more information).
Streets: All of the proposed streets depicted on the plat are public.
Access: Access is proposed for this site via the extension of W. Harris Street, a collector street, at
the north boundary of the site that provides access via S. Meridian Rd./SH-69.
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.
Note: ACHD required the applicant of the future multi-family project to provide a signal warrant
analysis for the Harris Street/SH 69 intersection when the multi-family site is developed if the
intersection hasn’t already been signalized.
Stub Streets: Stub streets are proposed for future extension to the west, east and south. The stub
street to the east will provide a connection to the future north/south commercial collector street
planned from W. Harris St. on the property to the east.
Traffic Impact Study (TIS): A TIS was prepared by Six Mile Engineering and submitted to
ACHD for review. Comments in regard to the TIS are included in the ACHD report.
Parking: Off-street parking is required to be provided in accord with the standards listed in UDC
11-3C-6 for single-family and multi-family dwellings. Compliance with these standards is
required.
Landscaping: Landscaping is required to be provided within the subdivision in accord with the
standards listed in UDC 11-3B as applicable. A landscape plan was submitted with this
application for the area proposed to be platted as shown in Exhibit A.4.
Street buffer landscaping is required as set forth in UDC Tables 11-2A-6 and 11-2A-8 in accord
with the standards listed in UDC 11-3B-7C. A minimum 20-foot wide street buffer is required
along W. Harris Street and the east side of the proposed north/south collector street as set forth in
UDC Tables 11-2A-6 and 11-2A-8 and should be landscaped in accord with the standards listed
in UDC 11-3B-7C. The landscape plan should be revised to include a minimum 20-foot wide
common lot for a street buffer along W. Harris Street on the R-40 zoned portion of the site
as required by UDC 11-3B-7C.2a; the buffer is required to be maintained by a
homeowner’s association. Staff recommends the portion of the street buffer (including the
sidewalk) along W. Harris Street east of the Graycliff/Harris intersection is constructed
with the first phase of development.
Landscaping within the internal common areas is required in accord with the standards listed in
UDC 11-3G-3E. The landscape plan complies with these standards.
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Landscaping is required along all pathways in accord with the standards listed in UDC 11-3B-
12C. An emergency vehicle access is proposed within Lot 20, Block 2 which also serves as a
micro-path to break up the face of Block 2 that exceeds the maximum length allowed by UDC
11-6C-3F of 750’. The minimum width of the lot should be 30 feet to accommodate a 20’ foot
wide improved gravel or paved surface cable of supporting 80,000 GVW with 5’ of
landscaping on either side planted with a minimum of one (columnar) tree and vegetative
groundcover as set forth in UDC 11-3B-12C; the entrance to the driveway from the public
street should provide a minimum 28’ inside and 48’ outside turning radius. Additionally, no
trees are depicted along the multi-use pathway that lies within the Williams pipeline easement as
Northwest Pipeline doesn’t allow any trees within their easement; the applicant has applied for
Alternative Compliance to the standards listed in UDC 11-3B-12C as set forth in UDC 11-5B-5
see analysis below in Section IX.A.3).
The Williams Pipeline does not allow trees within their easement; nor are the canopies of any
trees planted adjacent to the right-of-way (ROW) allowed to extend into the ROW at maturity.
With prior approval, some types of low growing, shallow-rooted shrubs may be permitted within
the ROW provided their maximum mature height will not exceed 5 feet and are not within 5 feet
of the edge of the pipeline. Mature plantings cannot prevent Williams Pipeline representatives
from seeing down the ROW during routine patrols or walking down the ROW directly over the
pipelines as they perform required inspections. Under no circumstances can mechanical
equipment be used in the planting of shrubs. Additionally, all sprinkler or irrigation systems
require review by a Williams Pipeline representative. Sprinkler heads are not be permitted within
10 feet of any pipeline or related facility. All crossings of the pipeline(s) or related facilities with
feeder lines are required to be hand dug.
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 (52.46
acres), a minimum of 5.25 acres of qualified open space is required to be provided as set forth in
UDC 11-3A-3B. A total of 8.85 acres (or 16.87%) of qualified open space is proposed consisting
of parkways along local and collector streets, street buffers along collector streets, the open space
corridor where the Williams pipeline is located, micro-paths lots, internal common areas and 1.77
acres of land designated for a City park.
City Park: A 1.77 acre portion of a City Park is planned at the northwest corner of this site on
Lot 1, Block 1 which will be combined with additional land in Biltmore Estates Subdivision to
the northwest and the future development to the west on the Centers’ property totaling a
minimum of 7 acres.
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 (52.46 acres), staff recommends a minimum of 2
qualified site amenities are provided. The applicant proposes a 10-foot wide multi-use pathway
through the common area on Lot 1, Block 1 and Lot 3, Block 2 where the Williams pipeline is
located, children’s play equipment and yard shuffleboard as amenities in accord with this
requirement.
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Pathways: The Pathways Master Plan depicts a regional pathway on this site along the Williams
pipeline. This pathway will connect to the future pathway in Biltmore Estates Subdivision to the
northwest and eventually extend to the southeast with future development.
A recreational pathway easement is required to be submitted to the Planning Division, approved
by City Council and recorded. The applicant should coordinate the location and details of the
easement with Kim Warren, Park’s Department (208-888-3579).
Sidewalks: Sidewalks are required along all public streets as set forth in UDC 11-3A-17. The
applicant proposes to construct 5-foot wide detached sidewalks throughout the development.
Parkways: Six-foot wide parkways are proposed along local streets within the development; and
8-foot wide parkways are proposed along collector streets. The UDC (11-3A-17) requires root
barriers to be constructed with 6-foot wide parkways. An alternative would be to provide 8-foot
wide parkways, which allows the planting of Class II trees without root barriers. The landscape
plan submitted with the final plat should either depict root barriers or 8-foot wide
parkways in accord with the standards listed in UDC 11-3A-17E.
Utilities: All development is required to connect to the City water and sewer system unless
otherwise approved by the City Engineer in accord with UDC 11-3A-21.
Street lighting is required to be installed within the development in accord with the City’s
adopted standards, specifications and ordinances.
Well Lot: The applicant has provided the City with a lease on a parcel of land within Lot 2,
Block 1 of the development for a future city well. The well lot shall be created and deeded to the
city at the time of final platting.
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. A pump station is proposed to be
constructed adjacent to the Sundell Lateral on Lot 1, Block 2.
Storm Drainage: A storm drainage system is required for the development in accord with the
City’s adopted standards, specifications and ordinances. Design and construction shall follow best
management practice as adopted by the City in accord with UDC 11-3A-18.
Waterways: The UDC (11-3A-6) requires all irrigation ditches, laterals, canals and drains to be
piped unless left open as a water amenity (as defined in UDC 11-1A-1) or linear open space.
The Sundell Lateral bisects the western portion of this site and is proposed to be relocated and
piped along the west boundary of the site. The Carlson/Tumbler Lateral runs along the northeast
boundary of the site and is proposed to be piped in its current location.
Floodplain: This property does not lie within the Meridian Floodplain Overlay District.
Williams Northwest Pipeline: A 75-foot easement for the Williams Northwest Pipeline
Corporation bisects this site. All development within the easement must adhere to the most
current standards in the Williams Gas Pipeline Developers’ Handbook.
Fencing: All fencing should comply with the standards listed in UDC 11-3A-6B and 11-3A-7.
The landscape plan depicts white vinyl privacy fence from 4 to 6 feet in height within the
development in accord with UDC standards.
Building Elevations: The applicant has submitted sample photos of single-family homes
proposed to be constructed with this development along with a conceptual drawing of a typical
multi-family structure, included in Exhibit A.4. Building materials for the single-family units
appear to consist of a mix of horizontal and vertical lap siding and stucco with stone veneer
accents. The apartment structures appear to be stucco with stone veneer accents.
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Because the homes will be highly visible on the lots that back up to W. Harris Street and the
future collector street along the west boundary, staff recommends the rear and/or side of
structures on lots that face these streets incorporate articulation through changes in two or
more of the following: modulation (e.g. projections, recesses, step-backs, pop-outs), bays,
banding, porches, balconies, material types, or other integrated architectural elements to
break up monotonous wall planes and roof lines that are visible from the subject public
street. Single-story structures are exempt from this requirement.
Design and building materials of the future multi-family structures are required to
incorporate elements consistent with those of the single-family dwellings and comply with
the design standards listed in UDC 11-3A-19 and the Architectural Standards Manual (or
any updated version(s) thereof) in effect at the time of application for Certificate of Zoning
Compliance. Structures should incorporate high quality architectural design and materials
and thoughtful site design to ensure quality of place and incorporation of connectivity with
adjacent uses and area pathways, attractive landscaping and individual project identity as
set forth in the Comprehensive Plan. The conceptual building elevations submitted with this
application included in Exhibit A.5 are not approved.
Certificate of Zoning Compliance (CZC): A CZC application is required to be submitted for
approval of the site design and structures proposed within the multi -family portion of the
development once a conditional use permit has been approved for the use.
Design Review: A Design Review application is also required to be submitted for approval of the
site design and structures proposed within the multi-family portion of the development; this
application can be submitted concurrently with the CZC application.
3. Alternative Compliance (ALT)
The applicant has applied for Alternative Compliance as set forth in UDC 11-5B-5 to the pathway
landscape standards listed in UDC 11-3B-12C and the common open space landscaping required
in UDC 11-3G-3E.2 for the pathway and common area located in Lot 1, Block 1 and Lot 3, Block
2 within the Williams pipeline easement. The Northwest Pipeline does not allow trees to be
planted within their 75-foot wide easement.
A minimum of 18 trees are required along the 1,773 foot long pathway (based in 1 tree per 100’
linear feet of pathway) per UDC 11-3B-12C; and an additional 17 deciduous trees are required
within the 132,151+/- square foot common open space area encompassed by the Williams
Pipeline easement (based on 1 tree per 8,000 square feet) per UDC 11-3G-3E.2 for a total of 35
trees.
The applicant proposes to provide the additional trees with the final plat landscape plans and will
contribute trees to the neighborhood park area. The landscape plan submitted with the final
plat application should include 35 additional trees as proposed. Because the required trees
will still be provided on the site, staff believes the proposed alternative is equal to UDC
requirements and meets the intent of the ordinance (see Findings in Exhibit D for more
information).
In summary, Staff recommends approval of the proposed development agreement modification
and preliminary plat requests for this site with the recommended provisions in Exhibit A.2 and
the conditions listed in Exhibit B of this report in accord with the findings contained in Exhibit C.
X. EXHIBITS
A. Drawings/Other
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1. Vicinity/Zoning Map
2. Existing & Proposed Development Agreement Provisions and Existing Preliminary Plat
3. Proposed Preliminary Plat (dated: 5/8/18)
4. Proposed Landscape Plan (dated: 4/25/18)
5. Conceptual Building Elevations
B. Agency & Department Comments/Conditions
C. Legal Description & Exhibit Map for Annexation Boundary
D. Required Findings from Unified Development Code
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A. Drawings
Exhibit A.1: Vicinity/Zoning Map
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Exhibit A.2: Existing & Proposed Development Agreement Provisions and Existing Preliminary Plat
Applicant’s proposed changes shown in strike-out/underline format; staff’s recommended changes
shown in bold strike-out/underline format)
Section 5: CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY:
5.1. Owner/Developer shall develop the Property in accordance with the following special conditions:
a. Direct lot access to W. Harris Street and the north/south street along the west boundary, both
collector streets, is prohibited in accord with UDC 11-3A-3, except for Lot 12, Block 2 (the
multi-family lot) which shall be allowed one access via W. Harris Street.
b. Future development of this site shall be generally consistent with the preliminary plat and
building elevations for the single-family homes depicted in Exhibit A and the revisions noted in
the staff report.
c. A conditional use permit is required to be obtained for the multi-family development in the
R-40 zoning district, per UDC Table 11-2A-2.
d. A Certificate of Zoning Compliance and Design Review application is required to be
submitted for approval of the site design and structures proposed within the multi -family portion
of the development; these applications can be submitted concurrently.
e. Design and building materials of the future multi-family structures shall be compatible with
and include design elements consistent with that of the single -family dwellings and comply with
the design standards listed in UDC 11-3A-19 and the guidelines listed in the Meridian Design
Manual Architectural Standards Manual (or any updated version(s) thereof) in effect at the
time of application for Certificate of Zoning Compliance.
f. The multi-family development should incorporate high quality architectural design and
materials and thoughtful site design to ensure quality of place and incorporation of connectivity
with adjacent uses and area pathways, attractive landscaping and individual project identity as set
forth in the Comprehensive Plan.
g. The rear and/or sides of home elevations that face W. Harris Street and the future north/south
collector street along the west boundary of the site shall incorporate articulation through changes
in two or more of the following: modulation (e.g. projections, recesses, step -backs, pop-
outs), bays, banding, porches, balconies, material types, or other integrated architectural
elements materials, color, modulation, and architectural elements (horizontal and vertical)
to break up monotonous wall planes and roof lines that are visible from the public street.
Single-story structures are exempt from this requirement.
h. A 10-foot wide multi-use pathway shall be constructed within the 75-foot wide Williams
Pipeline easement (Lot 23, Block 2) that runs through this site as depicted on the landscape plan
in accord with the Pathways Master Plan.
i. The developer shall provide a minimum of 7.95 8.85 acres (or 15.1616.87%) of qualified
open space within the development as shown on the preliminary plat in accord with the standards
listed in UDC 11-3G-3B.
j. All development within the 75-foot wide Williams pipeline easement shall adhere to the most
current standards contained in the Williams Gas Pipeline Developers’ Handbook.
k. The 1.77 acres included in Lot 1, Block 1 shall be dedicated to the City in the future for a
City Park. This lot is proposed to be combined with additional land in Biltmore Estates
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Subdivision to the northwest and the future development to the west on the Centers’ property to
total a minimum of 7 acres. If City Council determines a public park is not preferred in this
development, the 1.77 acres shall be private open space.
l. Signage is required to be installed on the multi-family portion of the site and information
shall be included in the marketing material for the single -family development announcing the
future development of apartments on the site.
NOTE: Existing plan above to be replaced with the new preliminary plat in Exhibit A.3
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Exhibit A.3: Proposed Preliminary Plat (dated: 5/8/18)
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Exhibit A.4: Proposed Landscape Plan (dated: 4/25/18)
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Exhibit A.5: Conceptual Building Elevations
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Typical Apartment Elevation
NOT APPROVED
requires CUP and Design Review approval)
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B. EXHIBIT B - AGENCY & DEPARTMENT COMMENTS/CONDITIONS
1. PLANNING DEPARTMENT
1.1 The Development Agreement (Instrument No. 2015-112095) shall be amended in accord with the
changes noted in Exhibit A.2. The agreement shall be signed by the property owner(s) and
returned to the City within 6 months of the City Council granting the modification.
1.2 Site Specific Conditions of Approval
1.2.1 The preliminary plat included in Exhibit A.3, dated 5/8/18, shall be revised as follows:
a. A cross-access easement shall be depicted to the parcel to the east (Parcel #S1225417300) of
the multi-family lot (Lot 1, Block 2); or, a separate cross-access easement shall be granted
and a recorded copy submitted to the Planning Division prior to signature on the final plat for
the phase containing the apartments. If determined by ACHD through a traffic analysis
submitted for development of the property to the east that a collector street is no longer
appropriate in this area, this requirement may be removed. At a minimum, a pedestrian
pathway should be provided.
b. Shift the north/south collector street along the west boundary of the site to the east side of the
Sundall Lateral, south of S. Redwater Ave. (fka W. Dunvegen Street), and extend it to the
south boundary of the site as required by ACHD.
c. Lot 20, Block 2 shall be widened to a minimum of 30 feet to accommodate a 20-foot wide
emergency access driveway improved with a gravel or paved surface capable of supporting
80,000 GVW with 5 feet of landscaping on either side, planted with a minimum of one
columnar) tree and vegetative groundcover as set forth in UDC 11-3B-12C. The entrance to
the access driveway from the public street should provide a minimum 28’ inside and 48’
outside turning radius.
1.2.2 The landscape plan included in Exhibit A.4, dated 4/25/18, shall be revised as follows:
a. If 6-foot wide parkways are provided within the development, depict root barriers in accord
with the standards listed in UDC 11-3A-17E; or, increase the width of the parkways to 8 feet
root barriers are not required with 8-foot wide parkways).
b. If any existing trees on the site are proposed 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 should be noted on the plan.
c. Depict a minimum 20-foot wide common lot for the street buffer along W. Harris Street on
the R-40 zoned portion of the site as required by UDC 11-3B-7C.2a, fully landscaped in
accord with the standards listed in UDC 11-3B-7C.
d. Lot 20, Block 2 shall be widened to a minimum of 30 feet to accommodate a 20-foot wide
emergency access driveway improved with a gravel or paved surface capable of supporting
80,000 GVW with 5 feet of landscaping on either side, planted with a minimum of one
columnar) tree and vegetative groundcover as set forth in UDC 11-3B-12C. The entrance to
the access driveway from the public street should provide a minimum 28’ inside and 48’
outside turning radius. Depict the location of the yard shuffleboard on the landscape plan
submitted with the applicable final plat application.
e. Shift the north/south collector street along the west boundary of the site to the east side of the
Sundell Lateral, south of W. Norwich St. (fka W. Dunvegen Street) and extend it to the south
boundary of the site as required by ACHD.
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f. Provide thirty-five (35) additional trees, with at least 17 of those being deciduous, within the
development (or within another City park as determined appropriate by the Planning Division
and Park’s Department) as approved with the applicant’s request for Alternative Compliance.
1.2.3 Alternative compliance to the standards listed in UDC 11-3B-12C for the landscaping (trees)
required adjacent to the multi-use pathway; and to the standards listed in UDC 11-3G-3E.2 for the
common open space landscaping (1 deciduous tree per 8,000 square feet of common area)
required within the Williams Pipeline easement on Lot 1, Block 1 and Lot 3, Block 2 was
approved by the Director. A total of 35 additional trees shall be provided within the
development (or within another City park as determined appropriate by the Planning
Division and Park’s Department) based on the calculations included in Section IX, Analysis,
of this report.
1.2.4 The 20-foot wide street buffer (including the sidewalk) along W. Harris St., a collector street,
shall be constructed with the first phase of development and shall be landscaped in accord with
the standards listed in UDC 11-3B-7C.
1.2.5 A 14-foot wide recreational pathway easement is required to be provided for the multi-use
pathway within Lot 1, Block 1 and Lot 3, Block 2. The applicant shall coordinate with Kim
Warren, Park’s Department (208-888-3579), on the location of the easement. The easement shall
be submitted to the Planning Division for approval by the City Council and subsequent
recordation, prior to signature on the final plat by the City Engineer.
1.2.6 An exhibit shall be submitted with the final plat application that depicts the setbacks, fencing,
building envelope, and orientation of the lots and structures; driveways for properties abutting the
common driveway that aren’t taking access from the driveway shall be located on the opposite
side of the shared property line away from the common driveway in accord with UDC 11-6C-3D.
1.2.7 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.
1.2.8 Include the common area on Lot 19, Block 5 in Phase 1 and improve all of the common area
on Lots 8 and 19, Block 5, minus micro-paths, with Phase I.
1.3 General Conditions of Approval
1.3.1 Comply with all bulk, use, and development standards of the R-8 and R-40 zoning districts listed
in UDC Table 11-2-A-6 and 11-2A-8 respectively.
1.3.2 Comply with all provisions of 11-3A-3 with regard to access to streets.
1.3.3 Construct on-street bikeways on all collector streets as set forth in UDC 11-3A-5.
1.3.4 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set
forth in UDC 11-3A-6.
1.3.5 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11 -3A-
15, UDC 11-3B-6 and MCC 9-1-28.
1.3.6 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
1.3.7 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J.
1.3.8 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3C-6
for single-family dwellings.
1.3.9 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B-
7C.
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1.3.10 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-
11C.
1.3.11 Construct all parkways consistent with the standards as set forth in UDC 11-3A-17E, 11-3G-3B5
and 11-3B-7C.
1.3.12 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.
1.3.13 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.
1.3.14 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle.
1.4 Ongoing Conditions of Approval
1.4.1 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.
1.4.2 All common open space and site amenities shall be maintained by an owner's association as set
forth in UDC 11-3G-3F1.
1.4.3 The project is subject to all current City of Meridian ordinances and previous conditions of
approval associated with this site.
1.4.4 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.
1.4.5 The applicant shall have an ongoing obligation to maintain all pathways.
1.4.6 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 11-3A-11.
1.4.7 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.
1.5 Process Conditions of Approval
1.5.1 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.
1.5.2 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.
1.5.3 The final plat, and any phase thereof, shall substantially comply with the approved preliminary
plat as set forth in UDC 11-6B-3C2.
1.5.4 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).
1.5.5 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.
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1.5.6 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 Applicant shall be required to connect to the proposed 8-inch sewer main line located within
future Biltmore Estates.
2.1.2 Applicant shall designate the city well lot and flush line easement on the preliminary plat per the
current lease agreement.
2.1.3 Applicant shall also be required to extend a 12-inch water main through this proposed
development, preferably in the alignment of the collector roadway along the west boundary.
2.1.4 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
2.2 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
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11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any
other applicable law or regulation.
2.2.7 Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at
208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
2.2.8 Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and
inspections (208)375-5211.
2.2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated,
road base approved by the Ada County Highway District and the Final Plat for this subdivision
shall be recorded, prior to applying for building permits.
2.2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, etc., prior to signature on the final plat.
2.2.11 All improvements related to public life, safety and health shall be completed prior to occupancy
of the structures. Where approved by the City Engineer, an owner may post a performance surety
for such improvements in order to obtain City Engineer signature on the final plat as set forth in
UDC 11-5C-3B.
2.2.12 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
2.2.13 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.2.17 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.2.18 The design engineer shall be required to certify that the street centerline elevations are set a
minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure
that the bottom elevation of the crawl spaces of homes is at least 1-foot above.
2.2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or ACHD. The design engineer shall provide certification that the facilities have been installed in
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.
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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 887-2211.
3. POLICE DEPARTMENT
3.1 The Police Department has no comment on this application.
4. FIRE DEPARTMENT
4.1 One and two family dwellings not exceeding 3,600 square feet require a fire-flow of 1,000
gallons per minute for a duration of 2 hours to service the entire project. One and two family
dwellings in excess of 3,600 square feet require a minimum fire flow as specified in Appendix B
of the International Fire Code. Fire Hydrant spacing shall be provided as required by Appendix C
of the International Fire Code.
4.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in accordance
with International Fire Code Section (IFC) 508.5.4 as follows:
a. Fire hydrants shall have 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.
4.3 In accordance with International Fire Code Section 503.2.5 and Appendix D, any roadway greater
than 150 feet in length that is not provided with an outlet shall be required to have an approved
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.
4.4 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28’ inside and
48’ outside, per International Fire Code Section 503.2.4.
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4.5 Provide signage (“No Parking Fire Lane”) for all fire lanes in accordance with International
Fire Code Sections 503.3 & D103.6.
4.6 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth
in International Fire Code Section 304.1.2.
4.7 Operational fire hydrants, temporary or permanent street signs, and access roads with an all weather
surface are required to be installed before combustible construction material is brought onto the
site, as set forth in International Fire Code Section (IFC) 501.4.
4.8 To increase emergency access to the site a minimum of two points of access will be
required for any portion of the project 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. The applicant shall provide a stub street to the property to the (west/east/north/south).
4.9 The roadways shall be built to Ada County Highway District cross section standards and have a
clear driving surface. Streets less than 26’ in width shall have no on-street parking; streets less than
32’ in width shall have parking only on one side. These measurements shall be based on the
drivable surface dimension exclusive of shoulders. The overhead clearance shall be a minimum of
13’ 6”. The roadway shall be able to accommodate an imposed load of 80,000 GVW as set
forth in International Fire Code Section 503.2.1 and D103.6.1 and D103.6.2.
4.10 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.
4.11 Emergency response routes and fire lanes shall not be allowed to have traffic calming devices
installed without prior approval of the Fire Code Official. National Fire Protection IFC 503.4.1.
4.12 Lot 20, Block 2 shall be widened to a minimum of 30 feet to accommodate a 20-foot wide
emergency access driveway improved with a gravel or paved surface capable of supporting
80,000 GVW with 5 feet of landscaping on either side, planted with a minimum of one
columnar) tree and vegetative groundcover as set forth in UDC 11-3B-12C. The entrance to the
access driveway from the public street should provide a minimum 28’ inside and 48’ outside
turning radius. Depict the location of the yard shuffleboard on the landscape plan submitted with
the applicable final plat application.
5. PARKS DEPARTMENT
5.1 A multi-use pathway is required through project as shown, within Williams NW Gas Pipeline
easement, to connect northwest through future phases and Biltmore Sub. Specific development
requirements are as follows:
a. 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.
b. Prior to final approval, the applicant shall submit a public access easement for a multi-use
pathway --within the Williams Northwest Pipeline easement and along north sub boundary-- 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). Use standard City template for
public access easement. Easement checklist must accompany all easement submittals.
c. Construct multi-use pathway per typical paving section(s) shown in the Meridian Pathways
Master Plan Chapter 3.
d. The owner (or representative association) of the property affected by the public access
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easement shall have an ongoing obligation to maintain the multi-use pathway.
e. Should any discrepancy exist between these conditions and the requirements of the Williams
Northwest Pipeline company, the developer shall coordinate with Pathways Project Manager to
achieve a pathway design that satisfies both City and Pipeline Company objectives.
6. ADA COUNTY HIGHWAY DISTRICT
6.1 Site Specific Conditions of Approval
6.1.1 If allowed by the Idaho Transportation Department (ITD), construct a dedicated southbound right
turn lane and eastbound left and right turn lanes at the SH-69/Meridian Road/Harris Street
intersection prior to plan approval or signature on the first final plat.
6.1.2 Extend Harris Street from its current terminus into the site as a 36-foot residential collector
roadway with vertical curb, gutter, and an 8-foot wide planter strip within 50-feet of right-of-way.
Construct a 5-foot wide detached concrete sidewalk within an easement on Harris Street abutting
the site, as proposed.
6.1.3 Extend west as a through street with the north/south collector T-ing into the Harris Street creating
a standard intersection similar to image on page 8 of the staff report.
6.1.4 Install a sign at the terminus of Harris Street which states that, “THIS IS A DESIGNATED
COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN
THE FUTURE.”
6.1.5 Construct the north/south collector as half of a 36-foot residential collector roadway, plus 12-
additional feet of pavement (to total 30-feet) with vertical curb, gutter, and a 5-foot wide detached
or (7-foot attached) concrete sidewalk abutting the site and a 3-foot gravel shoulder and a barrow
ditch sized to accommodate the roadway storm runoff shall be constructed on the west side of the
north/south collector roadway. Construct the north/south collector abutting the entire site. Shift
the southern section of the north/south collector roadway east to allow for the half street to be
constructed at the half mile, as depicted on the MSM.
6.1.6 The applicant should be required to install a sign at the terminus of the north/south collector stub
street which states, “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET
WILL BE EXTENDED AND WIDENDED IN THE FUTURE.”
6.1.7 Construct one local street, Graycliff Way, to intersect Harris Street, 460-feet west of Kentucky
Way, as proposed.
6.1.8 Construct the entry roadway, Graycliff Way, with two 20-foot wide travel lanes and a 12-foot
wide center landscape island, or provide written Fire Department approval for use of the reduced
travel lanes. The center landscape island is restricted to a maximum width of 12-feet.
6.1.9 Plat the center landscape island as right-of-way owned by ACHD. The applicant or the future
home owners association shall enter into a license for any landscaping proposed to be located
within the center landscape island.
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6.1.10 Construct all other internal local streets as 33-foot street sections with rolled curb, gutter, a 8-foot
wide planter strip, and a 5-foot wide detached concrete sidewalks. Extend the dedicated right-of-
way 2-feet behind the back of the sidewalk or 2-feet behind the back of curb and provide a
permanent right-of-way for the detached sidewalk located outside of the dedicated right-of-way.
6.1.11 Construct 2 knuckles, as proposed.
6.1.12 Construct one local street, Dunvegen Street, to intersect the north/south mid -mile collector, 740-
feet south of Harris Street, as proposed.
6.1.13 Construct one stub street to the south, Kentucky Way, 700-feet east of the west property line, as
proposed. Install a sign at the terminus of the stub street which states that, "THIS ROAD WILL
BE EXTENDED IN THE FUTURE.
6.1.14 Constructed one stub street to the east located between Block 2 lots 22-24. Install a sign at the
terminus of the stub street which states that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE.
6.1.15 To provide access to the future multi-family site, construct a 30-foot wide driveway on Harris
Street located 230-feet west of Kentucky Way and 250-feet east of Graycliff Way and one 30-
foot wide emergency access only driveway onto Tandycroft Way, as proposed. Pave both
driveways their full width at least 30-feet into the site beyond the edge of pavement of Harris
Street and Tandycroft Way.
6.1.16 The applicant of the future multi-family project shall be required to provide a signal warrant
analysis for the Harris Street/SH-69 intersection when the multi-family site is developed if the
intersection hasn’t already been signalized.
6.1.17 Payment of impacts fees are due prior to issuance of a building permit.
6.1.18 Comply with all Standard Conditions of Approval.
6.2 Standard Conditions of Approval
6.2.1 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).
6.2.2 Private Utilities including sewer or water systems are prohibited from being located within the
ACHD right-of-way.
6.2.3 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.
6.2.4 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.
6.2.5 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.
6.2.6 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
6.2.7 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant t 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
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Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
6.2.8 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.
6.2.9 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.
6.2.10 Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
6.2.11 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.
6.2.12 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.
7. CENTRAL DISTRICT HEALTH DEPARTMENT
8. NAMPA & MERIDIAN IRRIGATION
DISTRICT
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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 with Staff’s recommendations is in substantial
compliance with the adopted Comprehensive Plan in regard to land use, transportation, 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 upon 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 is not aware of any health, safety, or environmental problems associated
with the platting of this property. ACHD considers road safety issues in their analysis.
f. The development preserves significant natural, scenic or historic features.
The City Council is unaware of any significant natural, scenic or historic features that exist
on this site that require preserving.
2. Alternative Compliance Findings:
In order to grant approval for alternative compliance, the director shall determine the
following findings:
a. Strict adherence or application of the requirements is not feasible; OR
The Director finds that due to the location of the Williams pipeline through this site, it’s not
feasible for the applicant to provide the required trees within the common area and adjacent
to the multi-use pathway within the pipeline easement as required by the UDC.
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b. The alternative compliance provides an equal or superior means for meeting the
requirements; and
The Director finds the Applicant’s proposal to provide additional trees with the final plat
landscape plan and contribute to the trees in the neighborhood park area provides an equal
means for meeting UDC requirements.
c. The alternative means will not be materially detrimental to the public welfare or impair
the intended uses and character of the surrounding properties.
The Director finds that the proposed alternative will not be detrimental to the public welfare
or impair the use/character of the surrounding properties.
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