PZ - Staff Report 6-18 STAFF REPORT C:�*%-
W IDIAN --
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 6/18/2020 '
Legend 0
DATE:
��Project Lflca i�ar
TO: Planning&Zoning Commission
b
FROM: Alan Tiefenbach,Associate Planner
208-489-0573
Bruce Freckleton,Development
Services Manager
208-887-2211 y
SUBJECT: H-2020-0032
16.0
Brody Square
i
LOCATION: The site is located within the northeast
quadrant of N. Black Cat Road and W. _
McMillan Road.,in the SW 1/4 of Section
27,Township 4 N.,Range 1 W.
I. PROJECT DESCRIPTION
Annexation&zoning of 15 acres of land(3 different properties)with an R-8 zoning district, and
preliminary plat consisting of 65 building lots and 7 common lots,by Pinnacle Land Development,
LLC. This request also includes vacating approximately 275 feet of Daphine Street.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 15.00
Future Land Use Designation Medium Density Residential
Existing Land Use(s) Single Family/Rural
Proposed Land Use(s) Single Family,65 Lots
Lots(#and type;bldg./common) 65 Single Family,7 Common Lots
Phasing Plan(#of phases) 1 phase
Number of Residential Units(type 65 Single Family
of units)
Density 4.33 du/acre
Open Space(acres,total 2.67 acres, 16.5%total open space, 11.5%qualified open
[%]/buffer/qualified) space
Amenities <20 acres,one required.
Physical Features(waterways, Beach Lateral parallels N.Black Cat Road.
hazards,flood plain,hillside)
Neighborhood meeting date;#of January 23,2020—7 attendees signed in.
attendees:
Page I
Description Details Page
History(previous approvals) Black Cat Estates No. 1 &2,unincorporated Ada County
B. Community Metrics
Description Details Page
Ada County Highway District
• Staff report(yes/no) Yes
• Requires ACHD Commission Action Yes—Vacation of Daphne St must be
(yes/no) approved by ACHD.
Access(Arterial/Collectors/State Four accesses are proposed.The western
Hwy/Local)(Existing and Proposed) access is to N.Black Cat Road(Minor
Arterial)from Daphine Street(local road)
and the eastern access is to McMillan
Road(Minor Arterial)via Daphine Street
and N.Joy Street(local roads).There are
two stub streets shown.
Traffic Level of Service Per the ACHD staff report:
McMillan Rd.—Better than"E" "Oin�
(acceptable level of service)
Black Cate Rd.—Better than"E"
(acceptable level of service)
Stub Street/Interconnectivity/Cross Access The applicant is proposing two stub
streets—one to the east and one to the
south.
Existing Road Network Minor Arterials and Local Streets
Existing Arterial Sidewalks/Buffers Buffer and sidewalk exists on west side
of N.Black Cat Road(part of the Jump
Creek Subdivision.)Buffer and sidewalk
on east side of N.Black Cat Road
proposed with this subdivision.
Proposed Road Improvements Local streets are being constructed to
serve this development.All streets will be
constructed to ACHD standards.
Distance to nearest City Park(+size) Approx. 1.5 miles to Keith Bird Legacy
Park and Heroes Park
Distance to other key services Approx. 1.5 miles to Hunter Elementary
School,2 miles to Rocky Mountain High
School.
Fire Service
• Distance to Fire Station Fire Station No.2,2.6 miles
• Fire Response Time Less than 5 minutes
• Resource Reliability 76%-does meet the targeted goal of 80%
or greater
• Risk Identification Risk Factor 2. Current resources would
not be adequate to supply serve to project.
• Accessibility Project meets all required access,road
widths and turnaround.
• Special/resource needs Project will not require an aerial device;
cannot meet this need in the required
timeframe if a truck company is required.
Closest truck company is 13 minutes
travel time.
Page 2
Description Details Page
• Water Supply Requires 1,000 gallons per minute for one
hour,may be less if buildings are fully
sprinklered.
Police Service No comments submitted.
West Ada School District No comments submitted.
Wastewater
• Distance to Sewer Services Directly adjacent in N.Black Cat
Road
• Sewer Shed North Black Cat Trunkshed
• Estimated Project Sewer ERU's See application
• WRRF Declining Balance 13.91
• Project Consistent with WW Master Yes
Plan/Facility Plan
• Impacts/Concerns •No sewer mains in common
driveways.
•No manholes in common
driveways or sidewalks.
•Provide "to and through" sewer
connection to the property to the
south.
Water
• Distance to Water Services Located in N.Black Cat Road
• Pressure Zone 1
• Estimated Project Water ERU's See application
• Water Quality No concerns
• Project Consistent with Water Master Plan Yes
• Impacts/Concerns Modeling analysis will need to be completed at Final
Plat to verify minimum fire flow pressure is met at each
phase.
C. Project Area Maps
Future Land Use Map Aerial Map
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Page 3
Zoning Map Planned Development Map
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III. APPLICANT INFORMATION
A. Applicant:
Randy Clarno,Pinnacle Land Development,LLC—7629 E. Pinnacle Peak Rd, Ste 110
Scottsdale,AZ 85255
B. Owner:
Max Steinback,Hurley Family Trust,Kenneth Arendse
4924 & 5120 N. Black Cat Rd,4644 W.Daphine Street,Meridian,ID 83646
C. Representative:
Keith Nichter,Kimley-Horn and Associates Inc, 950 W. Bannock St, Boise, ID 83702
IV. NOTICING
Planning&Zoning City Council
Posting Date Posting Date
Newspaper Notification 5/29/2020
Radius notification mailed to
properties within 300 feet 5/29/2020
Public hearing notice sign posted
6/8/2020
on site
Nextdoor posting 5/27/2020
Page 4
V. STAFF ANALYSIS
A. Annexation:
The proposed annexation area is contiguous to City annexed property and is within the
Area of City Impact Boundary. To ensure the site develops as proposed by the applicant,
staff is recommending a development agreement as part of the annexation approval.
B. Future Land Use Map Designation(hgps://www.meridiancity.org/compplan)
This property is designated Medium Density Residential on the City's Future Land Use
Map (FLUM) contained in the Comprehensive Plan.
This designation allows for dwelling units at gross densities of three to eight dwelling
units per acre. Density bonuses may be considered with the provision of additional public
amenities such as a park, school, or land dedicated for public services.
The annexation area is near existing public services and not on the periphery of
corporate city limits; existing City of Meridian zoning and development is directly
adjacent to the west, north and nearby to the east. The proposed land use of single family
residential is consistent with the recommended uses in the FL UM designation. The
proposed project has a gross density of 4.3 du/ac, meeting the required density range
listed above. Therefore, Staff finds the proposed preliminary plat and requested R-8
zoning district to be generally consistent with the Future Land Use Map designation of
Medium Density Residential.
The City may require a development agreement (DA) in conjunction with an annexation
pursuant to Idaho Code section 67-6511A. In order to ensure the site develops as
proposed with this application, staff recommends a DA as a provision of annexation with
the provisions included in Section IX.A. The DA is required to be signed by the property
owner(s)/developer and returned to the City within 6 months of the Council granting the
annexation for approval by City Council and subsequent recordation.
Comprehensive Plan Policies (https:llwww.meridiancity.or /g complan):
The following Comprehensive Plan Policies are applicable to this development:
• "Encourage a variety of housing types that meet the needs, preferences, and financial
capabilities of Meridian's present and future residents." (2.01.02D)
The proposed medium density single-family detached homes will contribute to the
variety of residential categories in the City; however, there is no variety in housing
types proposed within the development. The FL UM recommends densities of between
3 and 8 dwelling units per acre. Given this density recommendation, likely any
resulting housing would be of the single-family detached type.
• "With new subdivision plats, require the design and construction of pathway
connections, easy pedestrian and bicycle access to parks, safe routes to schools, and
the incorporation of usable open space with quality amenities." (2.02.01A)
The proposed plat depicts 5'sidewalks on both sides of all local roads, a S'detached
sidewalk along Black Cat Rd, and 6'wide pathways within the central common open
Page 5
space. This will result in multi-modal routes both to the development and within the
development.
The central park amenity shown in Lot 9 consists of a small pond, a gazebo and
several pathways. At present, the pond cuts off walkway access in the middle of Block
3. It is staff's opinion that connecting the two pathways along the pond would result
in more useable space. Staff has added this as a recommended condition of approval.
• "Require pedestrian access in all new development to link subdivisions together and
promote neighborhood connectivity." (2.02.011))
Attached sidewalks are proposed on both side of all streets. Sidewalks will be
completed to the terminus of stub streets at the east and south which would connect to
any future development. A 5'detached sidewalk is proposed along the length of the
development paralleling Black Cat Road.
• "Permit new development only where it can be adequately served by critical public
facilities and urban services at the time of final approval, and in accord with any
adopted levels of service for public facilities and services." (3.03.03F)
City water and sewer service is available along Black Cat Road and can be extended
by the developer with development in accord with UDC 11-3A-21.
• Ensure that new development within existing residential neighborhoods is cohesive
and complementary in design and construction. (2.02.02F)
To the west of the subject property is the Jump Creek Subdivision, zoned R-8 (same as
this proposal) with lot sizes of approximately 6,000 square feet (similar sizes as what
is proposed with this plat). North of the property is single family residential zoned R-
4. South of the property is vacant land, and east of the property is rural residential
zoned RUT in Ada County. The areas that have developed in the vicinity of the subject
property thus far have been comparable in zoning and lot sizes.
This development proposes architecture consisting of one and two story homes with
pitched roofs, stone bases and/or lap siding very similar to what has been
constructed in the Jump Creek Subdivision. The landscape buffer and 5'detached
pathway shown on the landscape plan is comparable to the improved stretch of Black
Cat Road along the Jump Street Subdivision. The proposed single-family residential
development and site design should be compatible with existing residential uses.
In order to ensure compatibility and quality of design, staff recommends a condition
that the rear and/or sides of 2-story structures on Lots 11-21, Block I and Lots 2-6,
Block 2 that face N. Black Cat Road 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 to break up monotonous wall planes and roof lines. Single-
story structures are exempt from this requirement. Planning approval will be
required at time of building permit.
Page 6
C. Existing Structures/Site Improvements:
The subject property consists of three lots. There is an existing single-family residence on
each lot. These will be removed.
D. Proposed Use Analysis:
Single-family detached dwellings are listed as a principal permitted use in the R-8 zoning
districts in UDC Table 11-2A-2.
E. Dimensional Standards (UDC 11-2):
All proposed lots and public streets appear to meet UDC dimensional standards per the
submitted preliminary plat. This includes property sizes, required street frontages, and
road widths. 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, common driveways and block face. In addition, all subdivision developments are
also required to comply with Subdivision Design and Improvement Standards (UDC I I-
6C-3) regarding 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. 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 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. A perpetual ingress/egress easement
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.
Address signage should be provided at the public street for homes accessed via the
common driveways.
F. Access(11-3A-3):
Four accesses are proposed. The western access is to N. Black Cat Road (Minor Arterial)
from Daphine Street(local road) and the eastern access is to McMillan Road(Minor
Arterial) via Daphine Street and N. Joy Street(local roads). There are two stub streets
shown.
ACHD reviewed this proposal and in a staff report dated May 1, 2020 stated the project is
anticipated to generate approximately 613 additional trips per day, with 65 additional
trips during the PM peak hour.
Black Cat Road, a minor arterial, is presently improved with two travel lanes. ACHD
intends to expand it to three lanes between 2026 and 2030. There is no curb, gutter or
sidewalk on the east side along the subject property although it is improved with
detached sidewalk on the west. Existing right-of-way is approximately 29 feet from
centerline to the subject property. The applicant proposes to dedicate 19 additional feet
of right-of-way to centerline and construct a 5'detached sidewalk in this area.
Page 7
Daphne Street is presently built to 26 feet wide in a 50'right-of-way without curb, gutter
or sidewalk. The applicant proposes to vacate approximately 275 feet of Daphne at the
center of the proposed development to locate an approximately 1.6 acre park and pond in
this area. At the east and west of this park, Daphne will be built to 33 feet in width with
rolled curb, gutter and 5 foot attached sidewalk. ACHD has not expressed concerns
regarding the proposed vacation. City Council is a recommending body on the vacation
request.
Two stub streets are proposed. Avilla Drive will stub to the east, and Eynsford Ave will
stub to the south. All roads within this proposed development will be local roads built to
the same standards as Daphne Street.
During the November 7, 2019 Pre-Application Meeting, staff recommended that a stub
street should be provided to the north from Avilla Drive through Block 1. This is to allow
future access from the property at 5230 N. Black Cat Rd if it were to redevelop in the
future. This access is not provided. Staff is recommending this as a condition of approval.
W. McMillan Road, a minor arterial, is intended to be widened from two to three lanes by
2035. A roundabout is planned for the McMillan/Black Cat intersection. W. McMillan
Road is not part of this development.
Meridian Fire has stated the project meets all required access, road widths and
turnarounds. ACHD has stated they support the road network and improvements as
proposed.
G. 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. No parking plan was
submitted with the application.
H. Pathways (UDC 11-3A-8):
Several pathways are proposed with this development. At the center of the development is
a common lot containing a park and a pond(Lot 9 Block 3). There is an approximately
295'long pathway north of the pond in this common lot. There is an east/west pathway
south of the pond. Sidewalks are proposed on both sides of all roads within the
development.
The applicant is requesting an open water pond be credited toward their qualifying open
space (as is discussed below). For full credit, staff recommends the northern and
southern pathways connect along the pond to produce a more inviting and useable area.
The applicant has submitted conceptual exhibits to demonstrate the alignment and
distances. All pathways will be required to meet the requirements of section 11-3A-8 of
the UDC.
Page 8
I. Sidewalks(UDC 11-3A-17):
Attached sidewalks are proposed along internal streets in accord with the standards listed
in UDC 11-3A-17.
J. Parkways (UDC 11-3A-17):
No parkways are proposed with this plat.
K. Landscaping(UDC 11-3B):
The development proposes approximately 108,000 sf of open space, which is 16.5%of the
total area. This includes a 25'wide buffer along Black Cat Road as required for arterial
streets, 20'wide landscape strips on either side of Daphne Street, and a central open
space and park with a water feature shown as Lot 9. With a length of 988 feet, 28 trees
would be required within the Black Cat Road Buffer. The landscape plan proposes 34
trees. The buffer appears to comply with UDC 11-2A-6.
L. Qualified Open Space (UDC 11-3G):
The applicant proposes 11.5%of qualified open space. This includes a central park
within Lot 9, Block 3 (including a .42-acre pond) and the.54-acre arterial landscape
buffer which is being given % credit per the UDC. The pond is 24%of the total qualified
open space, which meets the 25%maximum of UDC 11-3G-3D. As is required to count
the pond as qualified open space, it is proposed to be developed with an amenity
consisting of a shade structure and several benches. The landscaping as proposed meets
the minimum requirements of 11-3B. As mentioned in the "Pathways"Section above,
staff recommends the northern and southern pathways connect along the pond to produce
a more inviting and useable area.
M. Qualified Site Amenities (UDC 11-3G):
Based on the area of the proposed plat(15.4 acres), a minimum of one (1) qualified site
amenity is required to be provided per the standards listed in UDC 11-3G-3C.
The applicant has proposed one (1) qualified amenity, a pond and shade structure with a
seat wall and several benches. There are pathways that intersect in this area. The
amenity meets the minimum requirements of UDC 11-3G.
N. Tree preservation(11-3B-10)
The applicant proposes to remove 93 trees (1,367 cal. inches) that will require
mitigation. The applicant has committed to working with the City Arborist prior to
removal. Staff is recommending a condition that the applicant submit a tree mitigation
plan at time of final plat. This mitigation plan shall indicate the total number and caliper
inches of trees proposed for removal and the total number of replacement trees proposed.
O. Waterways(UDC 11-3A-6):
The existing Beach Lateral parallels the western property line along Black Cat Road. This
ditch is required to be piped as indicated by UDC 11-3A-6.
Page 9
P. Fencing(UDC 11-3A-6, 11-3A-7):
All fencing is required to comply with the standards listed in UDC 11-3A-6C and 11-3A-
7. Fencing is shown on the landscape plan and consists of 6' high solid vinyl fencing
around the entire perimeter of the development (including along Black Cat Road, and 5'
open style lattice top fencing along the common areas. There are several areas within Lot
9 (the common area) where closed style fencing is shown. UDC 11-3A-7 requires any
fencing abutting pathways and open space to be open style.
Q. Utilities (UDC 11-3A-21):
Public services are available to accommodate the proposed development. All lots within
the subdivision will be provided domestic water and sanitary sewer service by the City
via extensions available along N. Black Cat Road. Irrigation will be provided by Settlers
Irrigation District via the Beach Lateral. The Beach Lateral is not a constant delivery
system so a pump and pond will be constructed for water storage. The pond is being
developed as a landscape feature.
R. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual):
The Applicant has submitted sample elevations of the single-family homes for this
project(see Section VIII).
The single-family homes are depicted as two-story structures with two-car garages, and a
variety of finish materials with stone and lap-siding combinations. The submitted sample
elevations appear to meet design requirements for single-family homes and use consistent
architecture as the homes across N. Black Cat Road in the Jump Creek Subdivision. As
mentioned in the Comprehensive Plan section above, a condition of approval is being
recommended in regard to planning review of homes visible from N. Black Cat Road.
S.Right-of-Way Vacation
The applicant is proposing to vacate approximately 275 feet of Daphne Street to
configure the central park and open space in the center of the development. Proposed
internal roads will route traffic around the park. This section of Daphne Street is not
needed for access. Therefore, staff is supportive of vacating the ROW. However,per City
Code, the City Council is only a recommending body on the vacation request; final
approval is subject to ACHD approval. ACHD has noted a separate application will be
required and the vacation should be completed prior to final plat approval. If the vacation
is ultimately not approved, the plat as currently presented must be revised.
VI. DECISION
A. Staff:
Staff recommends approval of the requested annexation and zoning with the requirement
of a Development Agreement and approval of the requested preliminary plat with the
conditions noted in Section IX. per the Findings in Section X.
Page 10
VII. EXHIBITS
A. Preliminary Plat(date: 3/2/2020)
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Page 12
C. Amenities
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Conn iun Pored (Examiple Glum Seat WalI (Example)
Page 13
D. Elevations
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Page
VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
1. A Development Agreement(DA)is required as a provision of annexation of this property.
Prior to approval of the annexation ordinance, a DA shall be entered into between the City of
Meridian,the property owner(s) at the time of annexation ordinance adoption,and the
developer.
i. The Development Agreement shall require the rear and/or sides of 2-story structures on
Lots 11-21,Block 1 and Lots 2-6, Block 2 that face N.Black Cat Road to 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. Single-story structures are exempt from this requirement. Planning approval
will be required at time of building permit.
2. Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to
commencement of the DA. The DA shall be signed by the property owner and returned to the
Planning Division within six(6)months of the City Council granting the annexation. The DA
shall, at minimum, incorporate the following provisions:
a. Future development of this site shall be generally consistent with the
preliminary plat, landscape plan and conceptual building elevations for the
single-family dwellings included in Section VIII and the provisions contained
herein.
3. This approval is based upon ACHD vacating the requested section of Daphne St.
4. The plat included in Section VII, dated 3/2/2020, shall be revised as follows prior to submittal
of the final plat application:
i. A stub street shall be provided to the north from Avilla Drive through Block 1. This is to
allow future access from the property at 5230 N. Black Cat Rd if it were to redevelop in
the future.
5. The landscape plan included in Section VII.C, dated 2/2/2020, shall be revised as follows
prior to submittal of the final plat application:
a. The northern and southern pathways shall connect at the pond to result in a continuous
pathway along the pond.
b. Sitting and passive recreation areas shall be depicted on the landscape plan.
c. The fencing shown in Block 9 shall be revised to be open style as required per UDC 1I-
3A-7.
6. The applicant will submit a tree mitigation plan at time of final plat. This mitigation plan
shall indicate the total number and caliper inches of trees proposed for removal and the total
number of replacement trees proposed.
7. Future development shall be consistent with the minimum dimensional standards listed in
UDC Table 11-2A-6 for all buildable lots.
8. The applicant shall comply with all provisions of 11-3A-3 with regard to access to streets.
Page 15
9. The development shall comply with standards and installation for landscaping as set forth in
UDC 11-3B-5 and maintenance thereof as set forth in UDC 11-3B-13.
10. The plat shall comply with the provisions for irrigation ditches, laterals,canals and/or
drainage courses, as set forth in UDC 11-3A-6.
11. Pathway and adjoining fencings and landscaping shall be constructed consistent with the
standards as set forth in UDC 11-3A-7A7, 11-3A-8 and 11-3B-12C.
12. The development shall 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.
13. 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.
13. 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.
14. For the common driveway that serves a dual purpose(i.e. driveway/emergency access),
signage shall be provided to notify residents that the common driveway is a no parking zone.
B. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1 No sanitary sewer mainlines are allowed in the common driveways.
1.2 No sanitary sewer manholes are allowed in common driveways or sidewalks.
1.3 No dead-end water mainlines are allowed in common driveways.
1.3 Provide a"to and through" sanitary sewer mainline connection to the property to the south.
1.4 Modeling analysis must be completed at Final Plat to verify minimum fire flow pressure is
met at each phase.
1.5 The geotechnical investigative report prepared by AllWest indicates some very specific
construction considerations. The applicant shall be responsible for the adherence of these
recommendations to help ensure that groundwater does not become a problem within
crawlspaces of homes.
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.
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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
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.
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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.
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.
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C. ACHD
https:llweblink.meridiancily.org/WebLink/DocView.aspx?id=186071&dbid=0&r0o=MeridianC
ky
D. MERIDIAN FIRE DEPARTMENT(MFD)
https:llweblink.meridianciU.org/WebLink/DocView.aspx?id=186071&dbid=0&repo=MeridianC
ky
E. COMPASS
https:llweblink.meridianciU.org/WebLink/DocView.aspx?id=188452&dbid=0&repo=Meridian C
hty
F. DEPARTMENT OF ENVIRONMENTAL QUALITY
https:llweblink.meridiancily.org/WebLink/DocView.aspx?id=186718&dbid=0&r0o=MeridianC
IX. FINDINGS
A.Annexation and/or Rezone(UDC 11-5B-3E)
Required Findings: Upon recommendation from the commission,the council shall make a full
investigation and shall,at the public hearing,review the application. In order to grant an annexation
and/or rezone,the council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive plan;
Staff finds annexation of the subject site with an R-8 zoning designation is consistent with the
Comprehensive Plan MDR FL UM designation for this property if the Applicant complies with the
provisions in Section VIII.
2. The map amendment complies with the regulations outlined for the proposed district, specifically
the purpose statement;
Staff finds the lot sizes proposed combined with the housing types proposed will be consistent
with the purpose statement of the residential districts in that a range of housing opportunities will
be provided consistent with the Comprehensive Plan.
3. The map amendment shall not be materially detrimental to the public health, safety, and welfare;
Staff finds that the proposed zoning map amendment should not be detrimental to the public
health, safety, or welfare. Staff recommends the Commission and Council consider any oral or
written testimony that may be provided when determining this finding.
4. The map amendment shall not result in an adverse impact upon the delivery of services by any
political subdivision providing public services within the city including,but not limited to, school
districts; and
Staff finds that the proposed zoning amendment will not result in any adverse impact upon the
delivery of services by any political subdivision providing services to this site.
5. The annexation(as applicable)is in the best interest of city
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Staff ,finds the proposed annexation is in the best interest of the City if the property is developed
in accord with the provisions in Section VIII.
B.Preliminary Plat(UDC 11-6B-6)
In consideration of a preliminary plat,combined preliminary and final plat, or short plat,the
decision making body shall make the following findings: (Ord. 05-1170, 8-30-2005, eff. 9-15-
2005)
1. The plat is in conformance with the comprehensive plan and is consistent with this unified
development code; (Ord. 08-1372, 7-8-2008, eff. 7-8-2008)
Staff finds the proposed plat is generally in conformance with the UDC if the Applicant
complies with the conditions of approval in Section IX.
2. Public services are available or can be made available and are adequate to accommodate the
proposed development;
Staff finds public services can be made available to the subject property and will be adequate
to accommodate the proposed development.
3. The plat is in conformance with scheduled public improvements in accord with the city's
capital improvement program;
Staff finds the proposed plat is in substantial conformance with scheduled public
improvements in accord with the City's CIR
4. There is public financial capability of supporting services for the proposed development;
Staff finds there is public financial capability of supporting services for the proposed
development.
5. The development will not be detrimental to the public health, safety or general welfare; and
Stafffinds the proposed development will not be detrimental to the public health, safety or
general welfare.
6. The development preserves significant natural, scenic or historic features. (Ord. 05-1170, 8-
30-2005, eff. 9-15-2005)
Staff is unaware of any significant natural, scenic or historic features that need to be
preserved with this development.
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