CC - Updated Commission Recommendation to Council for 4-14
Page 1
HEARING
DATE:
April 14, 2020
Continued from: 4/7/2020
TO: Mayor & City Council
FROM: Sonya Allen, Associate Planner
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2019-0143
Bannock Ridge
LOCATION: 2940 S. Mesa Way (Parcel
#R4814130225; SE ¼ of Section 29,
T.3N., R.1E.)
I. PROJECT DESCRIPTION
Development Agreement modification to remove the subject 4.35 acre property from the 13.58 acre
boundary of the existing agreement (Bannock Ridge - Inst. #2017-084176) for the purpose of entering
into a new agreement consistent with the proposed development plan; and, Preliminary Plat
consisting of 10 building lots and 5 common lots on 4.35 acres of land in the R-4 zoning district.
Note: The Assessor’s data for the subject parcel lists the acreage as 4.26 acres; however, the
surveyor’s legal description lists the acreage as 4.35 acres, which the surveyor has confirmed is
correct.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 4.35 acres per legal description
Existing/Proposed Zoning R-4 (existing) – Medium Low-Density Residential District
Future Land Use Designation Low Density Residential (LDR) (3 or fewer units/acre)
Existing Land Use(s) One (1) existing single family residential (SFR) home to
remain & agricultural land
Proposed Land Use(s) SFR
Lots (# and type; bldg./common) 10 SFR buildable lots/5 common lots
Phasing Plan (# of phases) 1 phase
Number of Residential Units (type
of units)
10 detached SFR homes
Density (gross & net) 2.35 units/acre (gross); 3.96 units/acre (net)
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
Page 2
Description Details Page
Open Space (acres, total
[%]/buffer/qualified)
0.82 of an acre (or 11.13%)
Amenities Multi-use pathway
Physical Features (waterways,
hazards, flood plain, hillside)
The Ten Mile Creek runs along the northern boundary of
the site
Neighborhood meeting date; # of
attendees:
10/16/19; 11 attendees
History (previous approvals) Lot 3, Block 2, Kachina Estates Subdivision; H-2017-0050
(Bannock Ridge - Development Agreement Inst. #2017-
074176; preliminary plat expired)
B. Community Metrics
Description Details Page
Ada County Highway District
Staff report (yes/no) Yes
Requires ACHD
Commission Action
(yes/no)
No
Access
(Arterial/Collectors/State
Hwy/Local)(Existing and
Proposed)
Access from S. Mesa Way via a common driveway and E. Loggers
Pass St., both local public streets.
Traffic Level of Service E. Victory Rd. - “F” (currently exceeds ACHD’s acceptable level of
service during PM peak hour – trips generated from this site will
contribute less than 2% to the total PM peak hour traffic on Victory)
Stub
Street/Interconnectivity/Cross
Access
E. Loggers Pass St. at west boundary is proposed to be extended
through the site and stubbed to the south
Existing Road Network Local public streets
Existing Arterial Sidewalks /
Buffers
NA
Required Road Improvements Complete S. Mesa Way as a 33’ street section with pavement widening,
curb, gutter and 5’ wide sidewalk within 50’ of right-of-way (ROW)
abutting the site; and extend E. Loggers Pass St. as a 33’ local street
section with curb, gutter & 5’ sidewalk within 47’ of ROW to southern
boundary of site with a temporary cul -de-sac turnaround.
Fire Service
Distance to Fire Station 1.9 miles
Page 3
Description Details Page
Fire Response Time 4:00 minutes under ideal conditions from nearest station (Fire Station
#4) – can meet response time goals
Resource Reliability 79% - does meet the targeted goal of 80% or greater
Risk Identification 2 – current resources would not be adequate to supply service
Accessibility Project meets all required access, road widths and turnaround.
Special/resource needs Project will not require an aerial device; can meet this need in the
required timeframe if a truck company is required.
Water Supply Requires 1,000 gallons per minute for one hour, may be less if
buildings are fully sprinklered.
Other Resources
Police Service No comments submitted
Wastewater
Distance to Sewer
Services
Directly adjacent
Sewer Shed Ten Mile Trunk Shed
Estimated Project Sewer
ERU’s
10 SFR buildings
WRRF Declining
Balance
13.82
Project Consistent with
WW Master
Plan/Facility Plan
Yes
Sewer Review Concerns The preliminary civil plans submitted with this application do not show
sewer and water facilities, therefore conceptual review could not be
completed.
Water
Distance to Water
Services
Directly adjacent
Pressure Zone 4
Estimated Project Water
ERU’s
10 SFR building
Water Quality None
Project Consistent with
Water Master Plan
Yes
Impacts/Concerns The preliminary civil plans submitted with this application do not show
sewer and water facilities, therefore conceptual review could not be
completed.
Page 4
C. Project Area Maps
Future Land Use Map
Aerial Map
Zoning Map
Planned Development Map
Page 5
III. APPLICANT INFORMATION
A. Applicant:
Ryan Recla – 914 S. McDermott Rd., Nampa, ID 83687
B. Owner:
Alan & Rose Marsh – 2940 S. Mesa Way, Meridian, ID 83642
C. Representative:
Dan Lardie, Leavitt & Associates Engineers, Inc. – 1324 1st Street South, Nampa, ID 83651
IV. NOTICING
Planning & Zoning
Posting Date
City Council
Posting Date
Notification published in
newspaper 2/14/2020 3/20/2020
Notification mailed to property
owners within 300 feet 2/11/2020 3/18/2020
Applicant posted public hearing
notice on site 2/20/2020 3/20/2020
Nextdoor posting 2/11/2020 3/18/2020
V. COMPREHENSIVE PLAN ANALYSIS (Comprehensive Plan)
(Note: This project was submitted prior to the new Comprehensive Plan being adopted; therefore,
this project is being evaluated under the previous Plan.)
The Future Land Use Map (FLUM) contained in the Comprehensive Plan designates this property as
Medium Density Residential (MDR).
The purpose of the MDR designation is to allow small lots for residential purposes within City limits.
Uses may include single-family homes at gross densities of 3 to 8 dwelling units per acre.
The following Comprehensive Plan Policies are applicable to this development:
“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 detached homes will contribute to the variety of residential categories in the
City; 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 subdivision in accord with UDC 11-3A-21.
“Protect existing residential properties from incompatible land use development on adjacent
parcels.” (3.06.01F)
The abutting uses are also single-family residential which are compatible with the proposed
development.
Page 6
“Require common area in all subdivisions.” (3.07.02F)
The proposed plat depicts a total of 0.82 of an acre (or 11.13%) of common area; because
the property is below 5 acres in size, the UDC does not require 10% common area.
“Require all new development to create a site design compatible with surrounding uses
through buffering, screening, transitional densities, and other best site design practices.”
(3.07.01A)
The site abuts rural 5+/- acre lots to the north and south and urban density residential lots to
the west. Staff believes the proposed lot layout, design and density is compatible with
surrounding uses. The common area with the multi-use pathway proposed along the south
boundary and the common area and creek along the north boundary of the site will provide a
buffer between the proposed development and the adjacent rural properties.
“Implement the City’s Pathways Master Plan to provide a bike and pathways system between
neighborhoods, local collectors, and community destinations. Work with new development,
ITD, ACHD, COMPASS, Ada County, and other entities to identify partnership
opportunities.” (6.02.01A)
A segment of the City’s multi-use pathway system is designated on the Pathways Master Plan
along the Ten Mile Creek along the north boundary of this site. The Applicant has worked
with the Park’s Dept. to provide the pathway in an alternate location on this site as depicted
on the landscape plan.
“Require new urban density subdivisions which abut or are proximal to existing low density
residential land uses to provide landscaped screening or transitional densities with larger,
more comparable lot sizes to buffer the interface between urban level densities and rural
residential densities.”
The proposed urban density subdivision abuts rural 5+/- acre residential properties to the
north and south; the proposed linear open space areas along the north and south boundaries
of the site combined with larger lots (8,000+ square feet) will transition between urban level
densities and rural residential densities.
“Encourage infill development.” (4.04.01T)
The subject property and adjacent 5+/- acre lots in Kachina Estates Subdivision are
surrounded by medium low-density residential developments; development of the subject
infill property will result in a better provision of City services.
“Review new development for appropriate opportunities to connect local roads and collectors
to adjacent properties (stub streets). (3.03.020)
The proposed plat depicts the extension of an existing local stub street (E. Loggers Pass St.)
at the west boundary stubbing to the property to the south for future extension.
Staff believes the proposed development plan is consistent with the vision of the Comprehensive Plan
in regard to land use, density and transportation.
VI. UNIFIED DEVELOPMENT CODE ANALYSIS (UDC)
A. Development Agreement Modification:
The applicant proposes to modify the recorded Development Agreement (Inst. #2017-074176)
that governs development of the subject property and the property to the south (Parcel
Page 7
#R4814130200) to remove the subject property from the agreement and enter into a new
agreement consistent with the proposed development plan.
The existing DA provisions and previously approved preliminary plat and concept building
elevations are included in Section VIII.A. The existing preliminary plat depicts 7 (and portions of
3 other) buildable lots on this property with the extension of the stub street from the west to the
south boundary and retention of the existing home on the northern portion of the site similar to
the proposed plat but with access to the proposed lots from the south and not via S. Mesa Way.
Because the proposed development plan is similar to the existing plan and generally consistent
with the Comprehensive Plan, Staff is supportive of the request for a modification to the DA.
Staff recommends the existing applicable DA provisions are carried over to the new DA (and
amended as necessary), as they are still applicable to future development of the site and the
proposed plat, landscape plan and concept elevations are also included in the new DA (see
Section VIII.C, D & E and Section IX.A).
If approved, the modified DA must be signed by the property owner(s) and returned to the City
within 6 months of the City Council granting the modification.
B. Preliminary Plat:
The proposed plat consists of 10 buildable lots and 5 common lots on 4.35 acres of land in the R-
4 zoning district. The minimum lot size in the R-4 district is 8,000 sq. ft. The minimum lot size
proposed is 8,001 square feet (s.f.) with a maximum lot size of 30,958 s.f. on the lot where the
existing home is proposed to remain. The gross density is 2.34 units/acre. The subdivision is
proposed to develop in one phase.
Existing Structures/Site Improvements:
There is one (1) existing home and accessory structures on the site that are proposed to remain on
Lot 10, Block 1. Any structures that do not comply with the minimum setbacks of the R-4
district should be removed or the lot line(s) should be adjusted to comply; the southern-
most accessory structure on Lot 10, Block 1 does not comply with the minimum 15 foot rear
setback – the plat should be revised to comply or the structure removed.
Proposed Use Analysis:
Single-family detached dwellings are listed as a principal permitted use in the R-4 zoning district
in UDC Table 11-2A-2.
Dimensional Standards (UDC 11-2):
The proposed development is subject to the dimensional standards of the R-4 district listed in
UDC Table 11-2A-5. The R-4 district requires a minimum of 60 feet of street frontage; the street
frontage of Lot 2, Block 2 does not appear to be dimensioned correctly, the plat should be
revised to demonstrate compliance. The remainder of the lots comply with UDC standards.
Subdivision Design and Improvement Standards (UDC 11-6C-3)
Development of the subdivision is required to comply with the subdivision design and
improvement standards listed in UDC 11-6C-3, including but not limited to streets and common
driveways.
There are two (2) common driveways proposed; such driveways should be constructed in accord
with the standards listed in UDC 11-6C-3D. Staff recommends the common driveway
proposed to provide access to Lots 12 and 13, Block 1 be located in a common lot, rather
than on Lot 12, Block 1.
An exhibit should be submitted with the final plat application that depicts the setbacks,
fencing, building envelope, and orientation of the lots and structures accessed via the
Page 8
common driveway; if a property abuts a common driveway but has the required minimum
street frontage and is taking access via the public street, the driveway should be depicted on
the opposite side of the shared property line from the common driveway. Solid fencing
adjacent to common driveways is prohibited, unless separated by a minimum 5-foot wide
landscape buffer.
A perpetual ingress/egress easement for the common driveways should be filed with the Ada
County Recorder, which should include a requirement for maintenance of a paved surface
capable of supporting fire vehicles and equipment; a recorded copy of said easements
should be submitted to the Planning Division prior to or concurrent with submittal of the
final plat for the City Engineer’s signature.
Access (UDC 11-3A-3)
Access is proposed via the extension of an existing stub street, E. Loggers Pass St., at the west
boundary of the site, which is proposed to stub to the southern boundary of the subdivision for
future extension. Two (2) common driveways are proposed to provide access to Lots 12 and 13,
Block 1 and Lots 3-5, 7-8 and 10, Block 1 as depicted on the plat.
Address signage should be placed at the public street for wayfinding purposes for homes
accessed by common driveways.
Parking (UDC 11-3C):
Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-
3C-6 for single-family detached dwellings based on the number of bedrooms per unit. Future
development should comply with these standards.
Pathways (UDC 11-3A-8):
The Pathways Master Plan depicts a 10-foot wide multi-use pathway along the southwest side of
the Ten Mile Creek on this site. The Applicant proposes an alternate location for the pathway
through the subdivision in general alignment with the creek as approved by the Park’s
Department. The 10’ wide pathway is required to be placed within a public pedestrian
easement as required by the Park’s Department. Landscape note #6 states the pathway
shall be 5’ wide; the width should be changed to 10’ wide as graphically depicted.
There is a short off-site segment (10’+/-) of the multi-use pathway in Glacier Springs
Subdivision at the northwest corner of this site that did not get completed with that
development leaving a gap in the pathway system. The existing DA contains a provision for
the missing section to be completed with this development if approval can be obtained from
the Glacier Springs HOA. Staff recommends this provision is carried over to the new DA.
Sidewalks (UDC 11-3A-17):
Attached sidewalks are required along internal and adjacent local streets in accord with the
standards listed in UDC 11-3A-17.
A 10’ wide multi-use pathway is proposed along the west side of S. Mesa Way and along the east
side of E. Loggers Pass Way in place of the typical 5-foot wide sidewalk.
Landscaping (UDC 11-3B):
Landscaping is required along all pathways in accord with the standards listed in UDC 11-3B-
12C. A mix of trees, shrubs, lawn and/or other vegetative groundcover shall be depicted in
the common lot adjacent to the multi-use pathway in accord with UDC 11-3B-12C.2. The
total lineal feet of pathways with the required and proposed number of trees should be
included in the Landscape Calculations table on the final plat landscape plan to
demonstrate compliance with UDC standards.
Page 9
Mitigation is required for all existing trees 4” caliper or greater that are removed from the site
with equal replacement of the total calipers lost onsite up to an amount of 100% replacement as
set forth in UDC 11-3B-10C.5; mitigation information should be included in the Landscape
Calculations table and depicted on the plan.
Street buffers are not required along local streets (i.e. E. Loggers Pass St./Way and S. Mesa
Way).
Qualified Open Space (UDC 11-3G):
Because the area of the proposed plat is below 5 acres in size, the qualified open space standards
listed in UDC 11-3G-3B do not apply. However, common area is proposed where a segment of
the City’s regional pathway system is planned through the subdivision and where the Ten Mile
Creek is located totaling 11% of common open space.
Qualified Site Amenities (UDC 11-3G):
Because the area of the proposed plat is below 5 acres in size, the qualified site amenity standards
listed in UDC 11-3G-3C do not apply. However, a segment of the City’s regional pathway system
is proposed as an amenity through this subdivision.
Storm Drainage:
Storm drainage ponds are proposed as shown on the preliminary plat on (common) Lot 1, Block 2
and (buildable) Lot 8, Block 1. Storm drainage ponds should be provided on common lots,
rather than buildable lots; the plat and landscape plan should be revised accordingly.
Waterways (UDC 11-3A-6):
The Ten Mile Creek runs along the northern boundary of this site and is required to remain open
as a natural waterway and should not be piped or otherwise covered as set forth in UDC 11-3A-
6B.1 and should be protected during construction.
Fencing (UDC 11-3A-7):
All fencing is required to comply with the standards listed in UDC 11-3A-7.
The existing fence along the west and south boundaries of the site is proposed to remain; no new
fencing is proposed along the subdivision boundary. Wrought iron fencing should be
graphically depicted on the plan in accord with Landscape Note #5 and UDC 11-3A-7A.7a
which requires the Developer to construct fences abutting pathways and common open
space lots to distinguish common from private areas.
A 6’ tall chain link fence is proposed along the portion of the multi-use pathway that is
adjacent to the Ten Mile Creek on Lot 11, Block 1. Staff recommends the type of fencing is
changed to wrought iron to match that proposed along the rear of building lots abutting the
pathway for consistency.
Building Elevations (UDC 11-3A-19 | Architectural Standards Manual):
The Applicant submitted conceptual elevations of homes planned to be constructed in this
development which are included in Section VIII.E. Homes depicted are a single-story and a
single-story with a bonus room over the garage with a variety and mix of finish materials
consisting of horizontal and vertical siding, and stucco with stone/brick veneer accents; 2-story
homes aren’t shown but may also be constructed.
VII. DECISION
A. Staff:
Staff recommends approval of the requested modification to the Development Agreement and
preliminary plat with the conditions noted in Section IX.A per the Findings in Section X.
Page 10
B. The Meridian Planning & Zoning Commission heard these items on March 5, 2020. At the public
hearing, the Commission moved to recommend approval of the subject PP request.
1. Summary of Commission public hearing:
a. In favor: Dan Lardie, Leavitt & Associates, Applicant’s Representative; Ryan Recla
b. In opposition: None
c. Commenting: Aneke Binford, Matt Binford, Celeste Blackburn, Jamie Clausen
d. Written testimony: Dan Lardie, Leavitt & Associates, Applicant’s Representative (in
agreement with staff report)
e. Staff presenting application: Bill Parsons
f. Other Staff commenting on application: None
2. Key issue(s) of public testimony:
a. Concern from the homeowner’s to the south (Binford’s) pertaining to lack of substantial
buffering between the public walking path and the full length of their property; and the
impact on their ability effectively irrigate their land. They request a good neighbor
fence & a more substantial vegetative buffer along the pathway to clearly distinguish
the public from private property to discourage trespassing & protect their privacy; and a
berm along their property to allow them to continue to effectively (flood) irrigate their
property;
b. Preference for the multi-use pathway to follow the creek consistent with the pathway in
adjacent developments rather than jog through the proposed neighborhood;
c. Concern that the proposed development isn’t consistent with the existing CC&R’s for
the subdivision (i.e. Kachina Estates);
d. Complaint pertaining to the neighborhood meeting [i.e. the time of day it was held when
nobody could attend and that it was held in a place where there wasn’t much room (in a
pub/restaurant) – they didn’t provide a space for them to meet as they thought no one
would show up];
e. Concern that the proposed homes in the development won’t be compatible with existing
homes in the area.
3. Key issue(s) of discussion by Commission:
a. The new preliminary plat won’t trigger minimum qualified open space & site amenity
standards since the site is below 5 acres in size, whereas the existing plat does – would
prefer more open space is provided;
b. Preference for the three (3) original parcels to develop together as currently platted
rather than splitting this one (and possibly others) off into individual developments;
c. Preference for a berm, fence and landscaping to be constructed by the Developer along
the southern boundary adjacent to the Binford property;
d. Preference for Lot 2, Block 2 to be a common area lot rather than a buildable lot for a
future retention pond/space.
4. Commission change(s) to Staff recommendation:
a. Add a DA provision requiring the Developer to construct a berm no less than 18-inches
tall along the southern boundary of the development with fencing on both sides of the
pathway and landscaping between the pathway and fence – the Applicant should work
with the adjacent property owners (Binford’s) on an agreeable berm height/placement
and enhanced landscaping prior to the Council meeting for presentation at the Council
hearing (see Section IX, A.1h); and,
b. Add a condition requiring Lot 2, Block 2 to be converted from a buildable to a common
lot (see conditions #2h and #3f).
5. Outstanding issue(s) for City Council:
a. None
Page 11
VIII. EXHIBITS
A. Existing Development Agreement Provisions (Inst. #2017-084176)
“5. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY:
5.1. Owner and/or Developer shall develop the Property in accordance with the following special
conditions:
a. Future development of this site shall be generally consistent with the preliminary plat,
landscape plan and building elevations depicted in the Staff Report attached to Exhibit B,
Findings of Fact Conclusions of Law.
b. The Owners and/or Developer shall be responsible for all costs associated with the sewer
and water service extension.
c. All of the existing homes proposed to remain on lots within the subdivision are required
to hook up to City water and sewer service within 60 days of it being available to said
lots.
d. Any and all existing domestic wells and/or septic systems within this project will have to
be removed from their domestic service, per City Ordinance 5-7-517, when services are
available from the City of Meridian. Wells may be used for non-domestic purposes such
as landscape irrigation.
e. The Ten Mile Creek shall be improved as necessary and protected during development.
The creek shall remain open as a natural amenity and not be piped or otherwise covered.
f. If 2-story homes are constructed on Lots 11 and 12, Block 2, they will be highly visible
from E. Victory Road, an arterial street. Therefore, the rear elevations of 2-story homes
shall incorporate articulation through changes in two or more of the following: material
type, projections, recesses, step-backs, bays, banding, pop-outs, porches, balconies or
other architectural elements to break up monotonous wall planes and roof lines. This does
not apply to single-story homes.
g. A 10-foot wide segment of the City’s multi-use pathway system that crosses this site is
required to be constructed within a 14-foot wide public use easement in accord with the
Pathways Master Plan per the standards listed in UDC 11-3A-8 and 11-3B-12C. Submit
the easement to the Planning Division with the final plat application for approval by City
Council and subsequent recordation.
h. If permission can be obtained from the Glacier Springs Homeowner’s Association to the
west, the developer shall extend and connect the multi-use pathway off-site to the
existing pathway which stops short of the property line by approximately 10 feet.”
Page 12
Page 13
Page 14
B. Legal Description & Exhibit Map of Property Subject to New Development Agreement
Page 15
Page 16
C. Proposed Preliminary Plat (date: 1/3/20)
Page 17
D. Proposed Landscape Plan (date: 12/9/2019)
Page 18
E. Proposed Conceptual Building Elevations
Page 19
IX. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
1. The subject property shall no longer be subject to the terms of the existing Development
Agreement (DA) (Inst. #2017-074176) upon the property owner(s) entering into a new
agreement. The new DA shall be signed by the property owner(s) and returned to the City
within 6 months of City Council granting the subject modification. The new DA shall include
the following provisions:
a. Future development of this site shall be generally consistent with the preliminary plat,
landscape plan and building elevations depicted in the Staff Report attached to Exhibit B,
Findings of Fact Conclusions of Law.
b. The Owner(s) and/or Developer shall be responsible for all costs associated with the
sewer and water service extension.
c. The existing home to remain on Lot 10, Block 1 is required to hook up to City water and
sewer service within 60 days of it being available to said lot.
d. The existing domestic well and/or septic system on Lot 10, Block 1 shall be removed
from its domestic service, per City Ordinance 5-7-517, when services are available from
the City of Meridian. Wells may be used for non-domestic purposes such as landscape
irrigation.
e. The Ten Mile Creek shall be improved as necessary and protected during development.
The creek shall remain open as a natural amenity and not be piped or otherwise covered.
f. A 10-foot wide segment of the City’s multi-use pathway system that crosses this site is
required to be constructed within a 14-foot wide public use easement in accord with the
Pathways Master Plan per the standards listed in UDC 11-3A-8 and 11-3B-12C. Submit
the easement to the Planning Division with the final plat application for approval by City
Council and subsequent recordation.
g. If permission can be obtained from the Glacier Springs Homeowner’s Association to the
west, the developer shall extend and connect the multi-use pathway off-site to the
existing pathway which stops short of the property line by approximately 10 feet. If
permission cannot be obtained, documentation as such should be submitted (i.e. a letter
from the Glacier Springs HOA).
h. The Developer shall construct a berm no less than 18-inches tall along the southern
boundary of the development with fencing on both sides of the pathway and landscaping
between the pathway and fence. The Applicant shall work with the adjacent property
owners (Binford’s) on an agreeable berm height/placement and enhanced landscaping
prior to the Council meeting for presentation at the Council hearing.
2. The preliminary plat included in Section VIII.C, dated 1/3/20, shall be revised as follows
prior to submittal of the final plat application:
a. Correct the acreage depicted on the plat to be 4.35 instead of 4.26 acres per the legal
description in Section VIII.B as verified by the Surveyor.
b. The storm drainage pond depicted on Lot 8, Block 1 shall be located in a common lot
rather than a buildable lot.
c. Lot 2, Block 2 shall have a minimum street frontage of 60 feet in accord with UDC Table
11-2A-5.
Page 20
d. The southern-most accessory structure on Lot 10, Block 1 shall have a minimum 15-foot
wide rear setback, or shall be removed, in accord with UDC Table 11-2A-5.
e. Note #10: “Lot 2, Block 1 is a common lot to provide access to Lots 3-85, 7-8 and Lot
10, Block 1 to be owned and maintained by the Homeowner’s Association.”
f. The common driveway proposed for access to Lots 12 and 13, Block 1 shall be located
within a common lot consistent with the standards listed in UDC 11-6C-3D.
g. Revise the “Typical 10’ wide multi-use pathway section along Ten Mile Creek” detail on
Sheet 1 to reflect 6’ wrought iron fencing instead of chain link fencing.
h. Lot 2, Block 2 shall be converted from a buildable lot to a common lot.
Submit a revised plat (and electronic copy) to the Planning Division at least 10 days prior
to the City Council hearing.
3. The landscape plan included in Section VIII.D, dated 12/9/19, shall be revised as follows
prior to submittal of the final plat application:
a. The storm drainage pond depicted on Lot 8, Block 1 shall be located in a common lot
rather than a buildable lot.
b. A calculations table shall be included on the plan that details the total lineal feet of the
multi-use pathway with the required and proposed number of trees to demonstrate
compliance with UDC 11-3B-12C; and mitigation information for all existing trees 4”
caliper or greater that are removed from the site that require mitigation as determined by
the City Arborist, demonstrating compliance with UDC 11-3B-10C.5.
c. A mix of trees, shrubs, lawn and/or other vegetative groundcover shall be depicted in the
common lot adjacent to the multi-use pathway in accord with UDC 11-3B-12C.2.
d. Graphically depict wrought iron along the rear of buildable lots adjacent to the multi-use
pathway in accord with Landscape Note #5 and UDC 11-3A-7A.7a, which requires the
Developer to construct fencing abutting pathways and common open space lots to
distinguish common from private. Wrought iron fencing, instead of chain link, shall also
be provided along the pathway adjacent to the Ten Mile Creek on Lot 11, Block 1 for
consistency.
e. Correct Landscape Note #6: “Pathway shown shall be constructed of concrete and be 5’
10’ wide.”
f. Lot 2, Block 2 shall be converted to a common lot and landscaped in accord with the
standards listed in UDC 11-3G-3E.
4. Future development shall be consistent with the minimum dimensional standards listed in
UDC Table 11-2A-5 for the R-4 zoning district.
5. Off-street parking is required to be provided in accord with the standards listed in UDC Table
11-3C-6 for single-family detached dwellings based on the number of bedrooms per unit.
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 accessed via the common
driveway; if a property abuts a common driveway but has the required minimum street
frontage and is taking access via the public street, the driveway shall be depicted on the
opposite side of the shared property line from the common driveway as set forth in UDC 11-
6C-3D. Solid fencing adjacent to common driveways is prohibited, unless separated by a
minimum 5-foot wide landscape buffer.
Page 21
7. A perpetual ingress/egress easement for the common driveways shall be filed with the Ada
County Recorder, which shall include a requirement for maintenance of a paved surface
capable of supporting fire vehicles and equipment; a recorded copy of said easements shall be
submitted to the Planning Division prior to or concurrent with submittal of the final plat for
the City Engineer’s signature.
8. Address signage shall be placed at the public street for wayfinding purposes for homes
accessed by common driveways.
9. A public pedestrian easement, as required by the Park’s Department, for the multi-use
pathway shall be submitted to the Planning Division for the multi-use pathway that runs
through this subdivision prior to signature on the final plat by the City Engineer.
B. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1 The street name/address for the existing home to remain in this development will most likely
change with the new platting.
1.2 A street light plan will need to be included in the final plat application. Street light plan
requirements are listed in section 6-7 of the City's Design Standards. Type 1 streetlights are
required on E. Victory Road every 200'.
1.3 The preliminary civil plans submitted with this application do not show sewer and water
facilities, therefore conceptual review could not be completed.
1.4 No sewer mainlines in common drives, only sewer services (the maximum of three services
are allowed into a manhole, with a minimum 30-degrees of angle separation).
1.5 Per the recommendations of the Geotechnical Report submitted with this application; If clay
soils are present after crawl space excavation, the contractor shall be required to contract a
geotechnical engineer to evaluate the clay soil. Foundations are not to be constructed atop
fat, expansive clay soils unless approved by a professional engineer. Removal and
replacement of unacceptable soils may be required. Specific recommendations are to be
provided to the City of Meridian Building Official for each lot where clay soils are present at
the foundation support elevation.
2. General Conditions of Approval
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 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.
2.3 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
Page 22
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.
2.4 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.
2.5 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.
2.6 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 addressed
per UDC 11-3A-6. In performing such work, the applicant shall comply with Idaho Code
42-1207 and any other applicable law or regulation.
2.7 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.
2.8 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.
2.9 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.
2.10 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.
2.11 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.
2.12 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.
2.13 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.
2.14 Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
Page 23
2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H.
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.
2.18 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.
2.19 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.
2.20 At the completion of the project, the applicant shall be responsible to submit record
drawings per the City of Meridian AutoCAD standards. These record drawings must be
received and approved prior to the issuance of a certification of occupancy for any structures
within the project.
2.21 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.
2.22 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.
2.23 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.
C. FIRE DEPARTMENT
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=181403&dbid=0&repo=MeridianC
ity
D. POLICE DEPARTMENT
No comments were submitted
E. PARK’S DEPARTMENT
https://weblink.meridiancity.org/WebLink/Browse.aspx?id=181241&dbid=0&repo=MeridianCit
y&cr=1
Page 24
F. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO (COMPASS)
No comments were received.
G. NAMPA & MERIDIAN IRRIGATION DISTRICT
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=182430&dbid=0&repo=MeridianC
ity
H. CENTRAL DISTRICT HEALTH DEPARTMENT
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=181355&dbid=0&repo=MeridianC
ity
I. DEPARTMENT OF ENVIRONMENTAL QUALITY (DEQ)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=181372&dbid=0&repo=MeridianC
ity
J. ADA COUNTY HIGHWAY DISTRICT (ACHD)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=183001&dbid=0&repo=MeridianC
ity
X. FINDINGS
A. 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:
1. The plat is in conformance with the Comprehensive Plan;
The Commission finds that the proposed plat is in general conformance with the adopted
Comprehensive Plan in regard to land use, density, transportation, and pedestrian
connectivity. (Please see Comprehensive Plan Policies in, Section V of this report for more
information.)
2. Public services are available or can be made available and are adequate to accommodate
the proposed development;
The Commission finds that public services will be provided to the subject property with
development. (See Exhibit B of the Staff Report for more details from public service providers.)
3. 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 Commission finds that the subdivision will not require the expenditure of
capital improvement funds.
4. There is public financial capability of supporting services for the proposed development;
The Commission 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 Section IX for more information.)
Page 25
5. The development will not be detrimental to the public health, safety or general welfare;
and,
The Commission 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.
6. The development preserves significant natural, scenic or historic features.
The Commission is unaware of any significant natural, scenic or historic features that exist on
this site that require preserving.