Pine Four-Plex H-2018-0135 CUPCITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). H-2018-0135
Page 1
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND
DECISION & ORDER
In the Matter of the Request for Conditional Use Permit for a Multi-Family Development
Consisting of Four (4) Dwelling Units on 0.29 of an Acre of Land in the R-15 Zoning District,
Located at 645 W. Pine Ave., by Amanda Bidwell, neUdesign Architecture.
Case No(s). H-2018-0135 – Pine Four-Plex
For the Planning & Zoning Commission Hearing Date of: February 7, 2019 (Findings on February
21, 2019)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of February 7, 2019, incorporated by
reference)
2. Process Facts (see attached Staff Report for the hearing date of February 7, 2019, incorporated by
reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of February 7,
2019, incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of February 7, 2019, incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the “Local Land Use
Planning Act of 1975,” codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503).
2. The Meridian Planning & Zoning Commission takes judicial notice of its Unified Development
Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of
Meridian has, by ordinance, established the Impact Area and the Amended Comprehensive Plan
of the City of Meridian, which was adopted April 19, 2011, Resolution No. 11-784 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A.
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this decision, which shall be
signed by the Chairman of the Commission and City Clerk and then a copy served by the Clerk
Meridian City Council Meeting Agenda February 21, 2019 – Page 4 of 202
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). H-2018-0135
Page 2
upon the applicant, the Planning Department, the Public Works Department and any affected
party requesting notice.
7. That this approval is subject to the conditions of approval in the attached staff report for the
hearing date of February 7, 2019, incorporated by reference. The conditions are concluded to be
reasonable and the applicant shall meet such requirements as a condition of approval of the
application.
C. Decision and Order
Pursuant to the Planning & Zoning Commission’s authority as provided in Meridian City Code § 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 conditional use permit is hereby approved in accord with the
conditions of approval in the staff report for the hearing date of February 7, 2019, attached as
Exhibit A.
D. Notice of Applicable Time Limits
Notice of Two (2) Year Conditional Use Permit Duration
Please take notice that the conditional use permit, when granted, shall be valid for a maximum
period of two (2) years unless otherwise approved by the City in accord with UDC 11-5B-6F.1.
During this time, the applicant shall commence the use as permitted in accord with the
conditions of approval, satisfy the requirements set forth in the conditions of approval, and
acquire building permits and commence construction of permanent footings or structures on or
in the ground. For conditional use permits that also require platting, the final plat must be
signed by the City Engineer within this two (2) year period in accord with UDC 11-5B-6F.2.
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-5B-6.F.1, the Director may authorize a single extension of the time to commence the
use not to exceed one (1) two (2) year period. Additional time extensions up to two (2) years as
determined and approved by the Commission may be granted. With all extensions, the Director
or Commission may require the conditional use comply with the current provisions of Meridian
City Code Title 11.
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a conditional
use permit entitles the Owner to request a regulatory taking analysis. Such request must be in
writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the
final decision concerning the matter at issue. A request for a regulatory takings analysis will
toll the time period within which a Petition for Judicial Review may be filed.
2. Please take notice that this is a final action of the governing body of the City of Meridian.
When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person
who has an interest in real property which may be adversely affected by the final action of the
governing board may within twenty-eight (28) days after the date of this decision and order
seek a judicial review as provided by Chapter 52, Title 67, Idaho Code.
F. Attached: Staff report for the hearing date of February 7, 2019
Meridian City Council Meeting Agenda February 21, 2019 – Page 5 of 202
By action of the Planning & Zoning Commission at its regular meeting held on the 21 5 �daY of
leb-ua , 2019.
COMMISSIONER JESSICA PERREAULT, CHAIRMAN VOTED
COMMISSIONER RYAN FITZGERALD, VICE CHAIRMAN VOTED N� e -
COMMISSIONER ANDREW SEAL VOTED
COMMISSIONER LISA HOLLAND VOTED
COMMISSIONER WILLIAM CASSINELLI VOTED
COMMISSIONER REID OLSEN VOTED
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CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). H-2018-0135
Pine. Fou v --PI eY:
Page 3
EXHIBIT A
Page 1
HEARING
DATE:
2/7/2019
TO: Planning & Zoning Commission
FROM: Sonya Allen, Associate Planner
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2018-0135
Pine Four-Plex
LOCATION: 645 W. Pine Ave.
(Located in the SE ¼ of Section 12,
T.3N., R.1W.)
I. PROJECT DESCRIPTION
Conditional use permit for a multi-family family development consisting of 4 units on 0.29 of an acre
of land in the R-15 zoning district, by Amanda Bidwell, neUdesign Architecture.
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
Meridian City Council Meeting Agenda February 21, 2019 – Page 7 of 202
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III. APPLICANT INFORMATION
A. Applicant:
Amanda Bidwell, neUdesign Architecture – 725 E. 2nd St., Meridian, ID 83642
B. Owner:
Leon Kerns, AFM Enterprises, Inc. – 7801 Lemhi St., Boise, ID 83709
C. Representative:
Same as Applicant
IV. NOTICING
Planning & Zoning
Posting Date
Legal notice published in
newspaper 1/26/2019
Radius notification mailed to
properties within 300 feet 1/22/2019
Nextdoor posting 1/22/2019
Public hearing notice sign posted
on property 1/23/2019
V. STAFF ANALYSIS
A. Comprehensive Plan (Comprehensive Plan)
The Comprehensive Plan Future Land Use Map (FLUM) designates the subject property as
Medium Density Residential (MDR). The MDR designation allows smaller lots for residential
Zoning Map
Planned Development Map
Meridian City Council Meeting Agenda February 21, 2019 – Page 8 of 202
Page 3
purposes within City limits. Uses may include single-family homes at gross densities of 3 to 8
dwelling units per acre.
Comprehensive Plan Policies (https://www.meridiancity.org/compplan):
The proposed development demonstrates compliance with the following policies of the Plan:
“Provide for a wide diversity of housing types (single-family, modular, mobile homes and
multi-family arrangements) and choices between ownership and rental dwelling units for all
income groups in a variety of locations suitable for residential development.” (3.07.03B)
The proposed development will contribute to the diversity of housing types and rental options
available in this area which consist of single-family and multi-family dwellings.
“Support a variety of residential categories (low-, medium-, medium-high and high-density
single-family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the
purpose of providing the City with a range of affordable housing opportunities.” (3.07.01E)
The proposed medium density multi-family development will contribute to the variety of
residential categories in this area.
“Require all new and reconstructed parking lots to provide landscaping in internal islands and
along streets.” (2.01.04B)
A new parking lot is proposed in this development which will be required to comply with the
parking lot landscape standards in UDC 11-3B-8C.
“Provide housing options close to employment and shopping centers.” (3.07.02D)
The proposed development is within walking distance of the City’s downtown area.
“Require open space areas within all development.” (6.01.01A)
The proposed development is required to comply with the open space standards listed in
UDC 11-4-3-27 for multi-family developments. Based on the size of the units (i.e. 1,060
square feet), a minimum of 1,000 square feet (or 0.02 of an acre) is required to be provided.
“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)
Urban services are currently provided to this property.
“Restrict private curb cuts and access points on collectors and arterial streets.” (3.06.02D)
Only one (1) access is proposed to this site via W. Pine Ave., an arterial street; local street
access is not available. A cross-access easement is required to be provided to the property to
the west for access to the proposed driveway upon redevelopment to reduce access points on
the arterial street.
“Locate high-density development, where possible, near open space corridors or other
permanent major open space and park facilities, Old Town, and near major access
thoroughfares.” (3.07.02, pg. 55)
Although not high density, the proposed apartments will be located in close proximity (less
than a half mile) to Old Town and Pine Avenue is a fairly major access thoroughfare.
“Protect existing residential properties from incompatible land use development on adjacent
parcels.” (3.06.01F)
Meridian City Council Meeting Agenda February 21, 2019 – Page 9 of 202
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This area contains a mix of single-family and multi-family residential uses and the
surrounding area is designated for future medium density and high density residential uses.
Therefore, staff is of the opinion the uses are compatible.
B. Existing Structure(s)/Site Improvements:
There is an existing mobile home and accessory structure on this site that will be removed with
development of the site. A driveway exists via W. Pine Ave. There are existing trees and
landscaping on the site.
C. Site Plan:
A site plan was submitted with the conditional use permit application that depicts how the site is
proposed to develop with one (1) 2-story multi-family 4-plex structure, driveway access via Pine
Ave. and parking (see Section VII.A). Each of the dwelling units are proposed to have 2
bedrooms.
D. Proposed Use Analysis:
The proposed multi-family development is listed as an allowed use in the R-15 zoning district
with conditional use approval and is subject to the specific use standards listed in UDC 11-4-3-27
for multi-family development (see below analysis). The proposed residential use and density is
consistent with that desired in MDR designated areas per the Comprehensive Plan.
E. Specific Use Standards (UDC 11-4-3-27):
The proposed use is subject to the specific use standards listed in UDC 11-4-3-27, Multi-Family
Development, as follows:
Buildings shall provide a minimum setback of 10 feet unless a greater setback is otherwise
required by the UDC. Building setbacks shall take into account windows, entrances,
porches and patios, and how they impact adjacent properties.
The proposed plan complies with this standard.
All on-site service areas, outdoor storage areas, waste storage, disposal facilities, and
transformer and utility vaults shall be located in an area not visible from a public street, or
shall be fully screened from view from a public street.
The Applicant should comply with this requirement.
A minimum of 80 square feet (s.f.) of private useable open space is required to be provided
for each unit.
Private patios/balconies are proposed for each unit that range in size from 112-114 square
feet that comply with this requirement.
At a minimum, 250 square feet (s.f.) of outdoor common open space is required for each
unit containing more than 500 and up to 1,200 s.f. of living area. Common open space shall
not be less than 400 square feet in area and shall have a minimum length and width
dimension of 20 feet.
The proposed units range in size from 1,044-1,059 square feet; therefore, a minimum of
1,000 s.f. (or 0.02 of an acre) of outdoor common open space is required to be provided
within the development. Outdoor common area is proposed at the south end of the building
in accord with UDC standards consisting of a BBQ area with table and seating and an
open grassy area.
For multi-family developments with less than 20 units, two (2) site amenities are required
to be provided from two (2) separate categories (i.e. quality of life, open space, or
recreation) that meet the particular needs of the residents.
Meridian City Council Meeting Agenda February 21, 2019 – Page 10 of 202
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The Applicant proposes a piece of public art (to be selected) and a barbeque area with
tables and seating for tenants as amenities in accord with this standard.
Landscaping is required to comply with UDC 11-4-3-27E. All street facing elevations shall
have landscaping along their foundations as follows: the landscaped area shall be at least
3-feet wide and have an evergreen shrub with a minimum mature height of 24 inches for
every 3 linear feet of foundation. The remainder of the area shall be landscaped with ground
cover plants. The landscape plan submitted with the Certificate of Zoning Compliance
application should comply with this standard; evergreen shrubs should be provided at the
spacing required.
The development is required to record legally binding documents that state the
maintenance and ownership responsibilities for the management of the development,
including, but not limited to, structures, parking, common areas, and other development
features. The applicant shall submit documentation of compliance with this requirement
with submittal of the Certificate of Zoning Compliance.
F. Dimensional Standards (UDC 11-2A-7):
Development is required to comply with the dimensional standards listed below for the R-15
district. Staff has reviewed the proposed site plan and deems it in compliance with the required
standards.
Notes:
1. Measured from back of sidewalk or property line where there is no adjacent sidewalk.
2. A reduction to the width of the buffer may be requested as set forth in subsection 11-3B-7C1c of this
title.
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G. Access (UDC 11-3A-3):
One full access is proposed via W. Pine Ave., an arterial street. Access via a local street is not
available; therefore, a cross-access/ingress-egress easement is required to be granted to the
adjoining property to the west for access to the driveway proposed with this development at
the shared property line. The proposed access complies with UDC 11-3A-3 and the
Comprehensive Plan (3.06.02D referenced above) which restricts access to arterial streets.
H. Transit:
The nearest bus stop located at 700 W. 2nd St. is within 0.4 of a mile from the site.
I. Parking (UDC Table 11-3C-6):
Off-street vehicle parking is required to be provided for 2-bedroom multi-family dwellings as
follows: 2 spaces per dwelling unit; at least 1 in a covered carport or garage.
Based on (4) 2-bedroom units, a minimum of 8 spaces are required with 4 of those in a covered
carport or garage. A total of 9 spaces are proposed, including an ADA space, with 4 of those
being in a covered carport in accord with the minimum UDC standards. On-street parking is also
available along this section of W. Pine Ave. for guest parking if all of spaces on the site are
occupied.
Bicycle parking is required to be provided based on 1 space for every 25 vehicle spaces provided
on the site. Based on a total of 9 vehicle spaces, a bicycle rack capable of holding a minimum of 1
bicycle is required. A bicycle rack is depicted on the site plan as required; a detail of the bicycle
rack should be submitted with the Certificate of Zoning Compliance application that
demonstrates compliance with the standards listed in UDC 11-3C-5C.
J. Pathways (UDC 11-3A-8, 11-3B-12C):
There are no pathways depicted on the Pathways Master Plan for this site.
K. Sidewalks (UDC 11-3A-17):
An attached sidewalk exists along W. Pine Ave., an arterial street, on this site. Although detached
sidewalks are required along arterial streets per UDC 11-3A-17, Staff does not recommend the
sidewalk is reconstructed as a detached sidewalk.
L. Landscaping (UDC 11-3B):
A minimum 25-foot wide street buffer is required to be provided along W. Pine Ave., an arterial
street, as set forth in UDC Table 11-2A-7 for the R-15 district; landscaping is required within the
buffers in accord with the standards listed in UDC 11-3B-7C.
A 25-foot wide buffer is depicted on the site plan with landscaping in accord with UDC
standards. Note: The buffer appears to actually scale at 24’, please verify it meets the minimum
width standard.
Parking lot landscaping is required in accord with the standards listed in UDC 11-3B-8C. The
perimeter along the west and south boundaries should measure a minimum of 5-feet in
width inside curbs and contain vegetative groundcover in accord with UDC 11-3B-8C.1.
Other than that, the proposed landscaping within the parking area complies with UDC standards.
There are existing trees on this site that will be removed during development of the sit e that
may require mitigation. Contact the City Arborist, Elroy Huff (208-371-1755), prior to
removal of any trees on the site to schedule an inspection to determine mitigation
requirements as set forth in UDC 11-3B-10C.5
Meridian City Council Meeting Agenda February 21, 2019 – Page 12 of 202
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Because the subject property is in a residential district, no buffer to adjacent uses is required.
M. Waterways (UDC 11-3A-6):
There are no waterways that cross this site.
N. Fencing (UDC 11-3A-7):
All new fencing is required to comply with the standards listed in UDC 11-3A-7.
A 6-foot tall closed vision fence is proposed to be constructed around the perimeter of the
development. A detail of the fence should be submitted with the Certificate of Zoning
Compliance application.
O. Utilities (UDC 11-3A-21):
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. City water and sewer services are
currently provided to this site.
P. Pressure Irrigation (UDC 11-3A-15):
An underground pressurized irrigation system is required to be provided for the development in
accord with UDC 11-3A-15.
Q. Storm Drainage (UDC 11-3A-18):
An adequate storm drainage system is required in all developments; design and construction shall
follow best management practice as adopted by the City as set forth in UDC 11-3A-18. Storm
drainage facilities counted toward qualified open space are required to comply with the standards
listed in UDC 11-3B-11C.
R. Lighting (UDC 11-3A-11)
All outdoor lighting provided on the site is required to comply with the standards listed in UDC
11-3A-11. Lighting should be provided for safety in stairwells.
S. Building Elevations (UDC 11-3A-19 | Architectural Standards Manual):
Building elevations were submitted for the proposed 4-plex structure (see Section VII.C).
Building materials are proposed to consist of board and batten and horizontal lap siding with
stone veneer accents and stained wood trim and fascia; architectural asphalt shingles are proposed
for the roof. Final building colors will be selected from an earth-tone palette with a green tint.
All structures are required to comply with the design standards listed in the Architectural
Standards Manual. A detail of the trash enclosure and carport structures should be
submitted with the Certificate of Zoning Compliance application that is consistent with the
multi-family structure.
T. Certificate of Zoning Compliance (CZC)/Design Review (DR):
An application for a CZC and DR is required to be submitted for review and approval of
the site design and structure to ensure consistency with UDC standards, design standards
listed in the Architectural Standards Manual, and provisions in this report prior to
submittal of building permit applications for the development.
Meridian City Council Meeting Agenda February 21, 2019 – Page 13 of 202
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VI. DECISION
A. Staff:
Staff finds the proposed development complies with the applicable minimum UDC standards and
will provide a housing type (i.e. multi-family apartment units) that will be compatible with
existing uses and will contribute to the variety of housing types in this area. Therefore, Staff
recommends approval of the Applicant’s request for conditional use permit.
B. Commission:
The Meridian Planning and Zoning Commission heard this item on February 7, 2019. At the
public hearing, the Commission moved to approve the subject CUP request.
a. Summary of Commission Public Hearing:
i. In favor: Amanda Bidwell, Applicant’s Representative
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: Amanda Bidwell, Applicant’s Representative (in agreement with
staff report)
v. Staff presenting application: Sonya Allen
vi. Other staff commenting on application: None
b. Key Issues of Public Testimony:
i. None
c. Key Issues of Discussion by Commission:
i. Adequate parking for the site; parking along W. Pine Ave. may go away in the
future per ACHD’s report;
ii. Proposed use is appropriate in close proximity to Old Town.
d. Key Commission Changes to Staff Recommendation:
i. None
Meridian City Council Meeting Agenda February 21, 2019 – Page 14 of 202
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VII. EXHIBITS
A. Site Plan
Meridian City Council Meeting Agenda February 21, 2019 – Page 15 of 202
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B. Landscape Plan (date: 1/24/2019)
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C. Building Elevations & Floor Plan
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Meridian City Council Meeting Agenda February 21, 2019 – Page 18 of 202
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VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING
1. Conditional Use Permit
1.1 Site Specific Conditions
1.1.1 The Applicant shall comply with the specific use standards listed in UDC 11-4-3-27: Multi-
Family Development.
1.1.2 The site/landscape plan included in Section VII is approved with the following modifications:
a. The north side of the building (i.e. street facing) shall have landscaping along its foundation
as follows: the landscaped area shall be at least 3-feet wide and have an evergreen shrub with
a minimum mature height of 24 inches for every 3 linear feet of foundation. The remainder of
the area shall be landscaped with ground cover plants as set forth in UDC 11-4-3-27E.
b. All on-site service areas, outdoor storage areas, waste storage, disposal facilities, and
transformer and utility vaults shall be located in an area not visible from a public street, or shall
be fully screened from view from a public street per UDC 11-4-3-27B.2.
c. Depict a detail of the bicycle rack that demonstrates compliance with the standards listed in
UDC 11-3C-5C.
d. Depict a detail of the 6-foot tall closed vision fence proposed to be constructed around the
perimeter of the development.
e. Depict a detail of the trash enclosure and carport structures that is consistent in design with
the multi-family structure.
f. Include mitigation information on the landscape plan for existing healthy trees on the site that
will be removed with development of the site as determined by the City Arborist in accord
with UDC 11-3B-10C.5. Contact the City Arborist, Elroy Huff (208-371-1755), prior to
removal of any trees on the site to schedule an inspection to determine mitigation
requirements.
g. The perimeter buffer along the west and south boundaries should measure a minimum of 5-
feet in width inside curbs and contain vegetative groundcover in accord with UDC 11-3B-
8C.1.
h. Revise the notes on the landscape plan to refer to City of Meridian code requirements rather
than City of Boise’s.
Such modifications should be shown on revised plans submitted with the Certificate of Zoning
Compliance application.
1.1.3 Provide an address sign within the street buffer along Pine Avenue for the development and
addressing on the building for each unit for easy identification by emergency services.
1.1.4 Submit a floor plan correctly depicting minimum 80 square foot private patios/balconies for each
unit in accord with UDC 11-4-3-27B.3.
1.1.5 Lighting shall be provided in the stairwell for safety.
1.1.6 The Applicant shall provide a minimum of two (2) site amenities for this development consisting
of public art and a barbeque area with tables and seating for tenants (or other qualified amenities)
in accord with UDC 11-4-3-27D. A detail of the public art shall be submitted with the Certificate
of Zoning Compliance application.
Meridian City Council Meeting Agenda February 21, 2019 – Page 19 of 202
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1.1.7 The development is required to record legally binding documents that state the maintenance and
ownership responsibilities for the management of the development, including, but not limited to,
structures, parking, common areas, and other development features as set forth in UDC 11-4-3-
27F. A recorded copy of this agreement shall be submitted with the Certificate of Zoning
Compliance application.
1.1.8 A cross-access/ingress-egress easement is required to be granted to the adjoining property to the
west (parcel #S1212428049) for access to the driveway proposed with this development along the
shared property line in accord with UDC 11-3A-3. A recorded copy of the easement shall be
submitted with the Certificate of Zoning Compliance application.
1.1.9 The conditional use permit shall be valid for a maximum period of two (2) years unless otherwise
approved by the city. During this time, the applicant shall commence the use as permitted in
accord with the conditions of approval, satisfy the requirements set forth in the conditions of
approval, and acquire building permits and commence construction of permanent footings or
structures on or in the ground.
1.1.10 An application for a Certificate of Zoning Compliance and Design Review is required to be
submitted prior to submittal of a building permit application for review and approval of the
proposed site design and structure to ensure consistency with Unified Development Code
standards, design standards listed in the Architectural Standards Manual, Comprehensive Plan,
and provisions in this report
B. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1 Given the nature of this development a street light plan is not required. Streetlight 4840A fronts
the property.
2. General Conditions of Approval
2.1 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 be dedicated using the City of
Meridian’s standard forms. 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. All easements must be submitted,
reviewed, and approved prior to development plan approval.
2.2 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.
2.3 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.
2.4 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 addressed per
Meridian City Council Meeting Agenda February 21, 2019 – Page 20 of 202
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UDC 11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207
and any other applicable law or regulation.
2.5 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.
2.6 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.
2.7 All improvements related to public life, safety and health shall be completed prior to occupancy
of the structures.
2.8 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.
2.9 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.
2.10 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.11 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.12 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.13 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.
2.14 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.
2.15 At the completion of the project, the applicant shall be responsible to submit record drawings for
any public infrastructure 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.
2.16 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 public 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.
C. NAMPA & MERIDIAN IRRIGATION DISTRICT (NMID)
http://weblink.meridiancity.org/weblink8/0/doc/160339/Page1.aspx
D. CENTRAL DISTRICT HEALTH DEPARTMENT (CDHD)
Meridian City Council Meeting Agenda February 21, 2019 – Page 21 of 202
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http://weblink.meridiancity.org/weblink8/0/doc/159844/Page1.aspx
E. DEPARTMENT OF ENVIRONMENT QUALITY (DEQ)
http://weblink.meridiancity.org/weblink8/0/doc/159881/Page1.aspx
F. IDAHO TRANSPORTATION DEPARTMENT (ITD)
http://weblink.meridiancity.org/weblink8/0/doc/159772/Page1.aspx
G. ADA COUNTY HIGHWAY DISTRICT (ACHD)
http://weblink.meridiancity.org/weblink8/0/doc/160487/Page1.aspx
IX. FINDINGS
A. Conditional Use Permit (UDC 11-5B-6)
Required Findings: The commission shall base its determination on the conditional use permit
request upon the following:
1. That the site is large enough to accommodate the proposed use and meet all the dimensional
and development regulations in the district in which the use is located.
The Commission finds that the subject property is large enough to accommodate the
proposed use and the dimensional & development regulations of the R-15 district (see
Analysis Section V for more information).
2. That the proposed use will be harmonious with the Meridian comprehensive plan and in
accord with the requirements of this title.
The Commission finds that the proposed use is consistent and harmonious with the UDC and
the Comprehensive Plan.
3. That the design, construction, operation and maintenance will be compatible with other uses
in the general neighborhood and with the existing or intended character of the general vicinity
and that such use will not adversely change the essential character of the same area.
The Commission finds that if the applicant complies with the conditions outlined in this
report, the proposed use should be compatible with other uses in the general neighborhood
and with the existing and intended character of the area.
4. That the proposed use, if it complies with all conditions of the approval imposed, will not
adversely affect other property in the vicinity.
The Commission finds that if the applicant complies with the conditions outlined in this report,
the proposed use will not adversely affect other property in the area.
5. That the proposed use will be served adequately by essential public facilities and services
such as highways, streets, schools, parks, police and fire protection, drainage structures,
refuse disposal, water, and sewer.
The Commission finds that sanitary sewer, domestic water, refuse disposal, and irrigation
are currently provided to the subject property and will serve the proposed development.
Meridian City Council Meeting Agenda February 21, 2019 – Page 22 of 202
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6. That the proposed use will not create excessive additional costs for public facilities and
services and will not be detrimental to the economic welfare of the community.
If approved, the applicant will be financing any improvements required for development. The
Commission finds there will not be excessive additional requirements at public cost and that
the proposed use will not be detrimental to the community’s economic welfare.
7. That the proposed use will not involve activities or processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors.
The Commission finds the proposed use will not be detrimental to any persons, property or
the general welfare of the area.
8. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or
historic feature considered to be of major importance. (Ord. 05-1170, 8-30-2005, eff. 9-15-
2005)
The Commission finds that there should not be any health, safety or environmental problems
associated with the proposed use. Further, the Commission finds that the proposed use will
not result in the destruction, loss or damage of any natural, scenic or historic feature of
major importance.
Meridian City Council Meeting Agenda February 21, 2019 – Page 23 of 202