PZ - REMAND back to PZ - Staff Report 10-15 STAFF REPORT E COMMUNITY
N --
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 5/7/2020 W464ON 10/15/2020
Legend - �o
DATE:
Project Location
TO: Planning&Zoning Commission
FROM: Joe Dodson,Associate Planner � ' � � �
FFffT
208-884-5533
Bruce Freckleton,Development
Services Manager ®�
208-887-2211
SUBJECT: H-2020-0006 ; r
Teakwood Place Subdivision
® �®
LOCATION: The site is located at 1835 E. Victory �QJ ® �
Road,approximately'/4 mile east of S. _
Locust Grove Road,in the NW 1/4 of the EfEl
F--] ® J®H
NW 1/4 of Section 29,Township 3N.,
Range 1 E.
I. PROJECT DESCRIPTION
Annexation&zoning of 7.35 acres of land with an R-8 zoning district and preliminary plat consisting
of 29 22 building lots and 4 common lots,by Hesscomm Corp.
II. SUMMARY OF REPORT
NOTE: This protect was continued by Planning and Zoning Commission on May 7, 2020 to the date
of June 4, 2020. Prior to that meeting, the Applicant requested a continuance to a future date to have
more time to address issues presented at the Commission meeting and by Staff. &qff ha"reeei d
revised Plans whieh has resulted in zqPcAkethretwh and underlined ehan2es throuehout the staff i—
This project was heard by the Planning and Zoning Commission on 711612020 and the Commission
recommended denial of the project to the Meridian City Council. Following this recommendation, the
Applicant made a request to the City Council to be remanded back to P&Z with a revised plat and
open space pursuant to comments made within this stafteport and by Commissioners. The Q
Council agreed with this request and remanded the project back to P&Z. The main changes made bX
the Applicant following the recommendation of denial are related to the open space con i uration
and the removal of the Victory Road access for the existing home. Both topics are discussed and
analyzed below in subsequent sections.
A. Project Summary
Description Details Page
Acreage 7.35 acres
Future Land Use Designation Medium Density Residential
Page 1
Description Details Page
Existing Land Use(s) Residential and Agricultural.
Proposed Land Use(s) Residential
Lots(#and type;bldg./common) 3-2 26 total lots—28 22 single-family residential;4
common lots.
Phasing Plan(#of phases) Proposed as twe"�one(1)phase.
Number of Residential Units(type 2-822 single-family units(including existingh ome).
of units)
Density(gross&net) Gross—3-.95 2.99 du/ac.;Net—5.64 4.22 du/ac.
Open Space(acres,total 52,737 39,988-45,560 square feet,or 4-.24 9.92 1.05 acres Further
[%]/buffer/qualified) (42,n� o34cz95 37,842 square feet qualified open space; analysis pg.
approximately 1 3..�0-9 11.82%) 7&8.
Amenities ! amenitypropos€d ,0'.,ulti , pathway N . it ,;s
shown on the submitted ylans Water feature with seating
area.
Physical Features(waterways, Eightmile Creek runs along the northeast corner of the
hazards,flood plain,hillside) property.
Neighborhood meeting date;#of Oct. 30,2019—6 attendees.
attendees:
History(previous approvals) N/A
B. Community Metrics
Description 1 Details Page
Ada County Highway District
• Staff report(yes/no) Yes
• Requires ACHD Commission No
Action(yes/no)
Access(Arterial/Collectors/State Access is proposed via extension of a local street from the
Hwy/Local)(Existing and Proposed) west(E.Fathom St.). The existing home is requesting to
maintain its access onto E.Victory Road,an arterial.An
emergency access is proposed on the western boundary
from E.Fathom St.to E.Victory Rd.
Traffic Level of Service "F"
Stub Street/Interconnectivity/Cross This subdivision's main access is from an existing stub
Access street(E.Fathom St.)and is proposing a new stub street to
the east for future development and future connectivity.
Existing Road Network No
Existing Arterial Sidewalks/ None
Buffers
Proposed Road Improvements None
Distance to nearest City Park(+ 1.6 miles to Renaissance Park(6.5 acres)
size)
Fire Service
• Distance to Fire Station 1.3 miles from Fire Station#4
• Fire Response Time 3:00 minutes under ideal conditions(this meets Meridian's
Fire response goal time of 5 minutes).
• Resource Reliability Fire Station#4 reliability is 78%.
• Risk Identification F Risk Factor 2—residential with hazards(open waterway)
• Accessibility Proposed project meets all required access,road width,and
turnaround requirements.
Police Service
See Agency Comments(Section VIII.D).
Page 2
Description Details Page
West Ada School District
• Distance(elem,ms,hs) 0.6 miles to Siena Elementary;3.2 miles to Victory Middle
School;2.3 miles to Mountain View High School.
• Capacity of Schools Siena Elementary—800;Victory Middle— 1000;Mountain
View—2268.
• #of Students Enrolled Siena Elementary—970;Victory Middle— 1085;Mountain
View—2237.
Wastewater
• Distance to Sewer Services Directly adjacent
• Sewer Shed South Black Cat Trunkshed
• Estimated Project Sewer See application
ERU's
• WRRF Declining Balance 13.88
• Project Consistent with WW YES
Master Plan/Facility Plan
Water
• Distance to Water Services Directly Adjacent
• Pressure Zone 4
• Estimated Project Water See application
ERU's
• Water Quality Concerns None
• Project Consistent with Water YES
Master Plan
• Impacts/Concerns None
COMPASS(Communities in No comments submitted.
Motion 2040 2.0)
C. Project Area Maps
Future Land Use Map Aerial Map
Legend 0 Legend
,70'Project Location Project Location
Medium]Density
LResk ntial
Low en it
Resid n aI
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&%, ,WNM
.Zoning Map Planned Development Map
Page 3
Legend �� �� 0 Legend
Project Location aProject Location 4;Lg-� �
R-8 R-4 ;_, City Limits
Planned Parcels
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III. APPLICANT INFORMATION
A. Applicant:
Bruce Hessing,Hesscomm Corp.—6700 Linder Rd., Meridian, ID 83646
B. Owner:
Charles&Vickie Richardson— 1835 E.Victory Rd.,Meridian,ID 83646
C. Representative:
Leavitt&Associates Engineers,Inc.— 1324 1"St. South,Nampa ID, 83651
IV. NOTICING
Planning& Zoning City Council
Posting Date Posting Date
Newspaper Notification 4/17,1�0 9/25/2020
Radius notification mailed to
properties within 300 feet
^�'^"^�20 9/23/2020
Site Posting ^/1�20 10/1/2020
Nextdoor posting 4/14,90��^4 '7n70 9/23/2020
V. STAFF ANALYSIS
A. Future Land Use Map Designation(htt�s://www.meridianci�.org/com�lan://www.meridianci�.org/com�lan)
Medium Density Residential—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 lay to its west, north, and south. 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 3-.9-5 2.99 du/ac and a net density
Page 4
of 3.-64-4.22 du/ac, meeting the required density range listed above once the allowed rounding
occurs. 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 VIII.Al. 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.
B. Comprehensive Plan Policies(https://www.meridiancity.orglcompplan):
(Staff analysis is in italics after the cited policy)
"With new subdivision plats,require the design and construction of pathways 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). This new subdivision and plat offers additional
pedestrian connection via attached sidewalks on the proposed local street extensions, and open
space, and a new segment of multi use 19athway that will help eanneet this 19rejeet to adjaeen
sub ions but does not offer any new pathway connections at this time. Instead, the Applicant
is now proposing an easement for a future multi-use pathway section. The Applicant is proposing
open space that is better connected and usable as now proposed. This open space is also
proposed with a water feature and seating which is seen as a quality amenity for this
development. With all of the sidewalk connections proposed with this small development, Staff'
finds that there will be adequate access to schools and parks for those who choose not to drive.
is the en4lqua4fyings-iteamenity
''nn //,, ,,,1 with this ,-. •,- TF"cr�vG� �-�st£E�Z �, cl`l--eFd-er fer a-n-epen&paee-let to be
eensidered a 'be at least 20,000:9quarefeet above the required minimum
- T
seedon and the o
pen spaee is not large enough to quahfy as an amenity&no loiwr behm
proposed and no other antenkv is show an the re+4s-dolans,Staff is r-eeammendMg an
pen spaee lots to meet UDC
Ndpomo h"Ier-ease the quaUty and availabffity of amenities in the are &4is
open ispaeepr-eposed en�hejqi;eliminaryjqlat and
in Me new Gemprehensive Plan.
"Establish and maintain levels of service for public facilities and services,including water, sewer,
police,transportation, schools,fire, and parks" (3.02.01G).All public utilities are readily
available to this project site due to the existing subdivision to the west. ACHD notes the excessive
traffic that already exists on E. Victory Rd and nearby intersections but has also noted in their
staff report(see Section HII.H) the low number of estimated vehicle trips from this subdivision
will not require additional mitigation or road improvements. West Ada School District has
offered comments on this project regarding school enrollment
are Het yet ever eqpae4y aeeer&ng to their eFi�ginal letter and West Ada estimates 22 school age
children will reside in this development. However, Staff has received letters from West Ada on
more recent projects and Sienna Elementary and Victory Middle are now shown as overcapacity.
Staff is aware of the overall overcrowding issues facing nearby public schools, however, the low
number of school age children expected in this development should be easily absorbed in the
district. School enrollment numbers of the closest schools to this development are listed above in
Page 5
the Community Metrics section of this staff report-and a table outlining recent historic and
macro level data re ae rding school enrollment is part of the Agency Comments of the public
record(see Section VIII.J).
"Encourage infill development"(3.03.01E). Teakwood Place Subdivision is on the cusp of being
an infill development by definition. Staff finds that the already annexed and developed properties
residing to the north, west, and south make development of this property a logical and orderly
progression of City limits. In addition, all public utilities and services are readily available for
this subdivision including planned road improvements at the nearby intersection of E. Victory
and S. Locust Grove.
"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 design of this project proposes density that mems is lower than the subdivision to the west
and is iust above the at the minimum density allowed in the underlying FL UM designation 0
Medium Density Residential. The subdivision to the south is of lower density zoning(R-4) but the
Applicant has proposed lots with a majority of lot sizes that are more in line with the R-4 zoning
district.
And Therefore, the revised plat offers a transition from existing developments of higher density to
this subdivision and other county zoned parcels. The Applicant has also changed the location of
the proposed open space and is now in the southeast corner of the site and abuts the backyards of
some of the existing homes in Tuscany Lakes.
"Reduce the number of existing access points onto arterial streets by using methods such as cross-
access agreements, access management, and frontage/backage roads, and promoting local and
collector street connectivity"(6.01.02B).Access into this subdivision is through an existing and
developed subdivision (Tradewinds Sub)via an extension of a local street(E. Fathom Street).
This will mean one less additional access point efr to E. Victory Road, and a r ..htst G,. v_e
Reads, an arterial streets.
are requesting to keep their aeees-s te Pe"Read, As seen in MeAGHP staff repert, AGWD has
anieiided their 19okeies to allew this7 the Gity does iiet agree and theApplieaw must get a
Couned Waiver in order to maintain this aeeess. SM#dees not suppei4 maktaining the aeeess to
9. V4e y-Therefore, the proposed plat is using existing street networks for interconnectivity and
meeting this policy by reducing access points to arterial streets.
C. Existing Structures/Site Improvements:
There is an existing home on this parcel that is proposed to remain„Mil uMil Phase 2 deve ap and
reside on its own building lot. In addition to the home,a number of accessory structures and two
large barns currently exist. The largest barn that resides towards the southern part of the parcel
will be removed upon development of Phase and the pole barn closest to the existing home will
remain tifitil Phase 2 deve ,...me . All structures can be seen on the submitted plat and landscape
plans.As iieted belew stWdoes not support the 19hasiffg of the 19reposed develepment. Any
structures that remain on the property must comply with the dimensional standards of the R-8
zone or be removed. The existing access to Victory Road is analyzed below in Section V.F.
D. Proposed Use Analysis:
Detached single-family residential homes with local streets within the development and a new
stub street to the east are being proposed. Single-family detached dwellings are listed as a
principally permitted use in the R-8 zoning district per UDC Table 11-2A-2.
Page 6
This subdivision is proposed to be developed in two (2)phases one phase. The firs*prep phase will provide a4l peblie st-feets and 24 ef the 28 pfepesed bt*ildiag lets. The e*isfifig hem
pr-epesed te r-emain un4i!Phase 2 development a-ad then an additional 4 biiildifigs lets will b-e
developed with aeeesses onto the leeal stfeet within the develepmefA and fiet&40 E. Vietefy
According to the revised plat,Tthe minimum property size in this development is approximately
4-,9094-,784 4,940 square feet with an average buildable lot size of approximately 7-,342- 10,318
square feet. In addition, each buildable lot appears to meet the minimum street frontage
requirements,including by providing no less than 30 feet of frontage for those lots that front on a
curve or cul-de-sac. Therefore, according to the preliminary plat,all lots appear to meet the
required UDC dimensional standards for the requested R-8 zoning district.
Staff is not suMorfiw of the phashWp n asprqposed-.Staff reeontmends the development
eanshweted in one phase and the aMlieant antend Me plat to inelude the ex-&dng PeWdenee on
identified in phase 2 and deve1V theour additional lots as pmposedL.
E. Dimensional Standards(UDC 11-2):
All proposed lots and public streets appear to meet a14-UDC dimensional standards per the
submitted preliminary plat for the requested R-8 zoning district. This includes property sizes,
required street frontages, and road widths. In addition,all subdivision developments are also
required to comply with Subdivision Design and Improvement Standards (UDC 11-6C-3)—the
proposes revised preliminary plat adheres to the standards therein.
F. Access(UDC 11-3A-3):
Access is proposed via extension of a local street from the west(E. Fathom St.). The existing
home is requesting te maintain its aeeess efAe E.VicteryRead, n a4en-a4 now proposin tg o take
access from this local street. In addition, an emergency access is proposed on the northwestern
boundary connecting from E.Victory Rd. south to E.Fathom St.
flfaint,ainifff,x this Heeess and site the lew number ef vehiele 04ps.frem ene heme. Staff does not
aeees-s; Staff beUeves that if the existing aer-e-ess does not elose at the tinte of this develoonwn.,
x ..a. .a
With the original submittal, the current home owners (that are to remain on the property
ollowin dg evelopment) requested to maintain their access to E. Victory Road. This request was
not supported by Staff or the Planning&Zoning Commission and was a factor in the
Commission's recommendation of denial to the City Council. Following this recommendation, the
homeowners agreed to close their access to Victory and instead take access from E. Fathom
Street as recommended by Staff. The plat has been revised to show this internal access via a 12-
foot wide driveway connection. Staff has had conversations with the Meridian Fire Department
and there is a desire for this paved access to be slily wider to accommodate emergency
response vehicles if a need were ever to arise. Therefore, Staff is recommending a condition of
approval to amend the plat to show at least a IS-foot wide driveway connection.
The Applicant has also proposed an emergency-only access en4,dr4vew6ty that connects E.
Fathom St. to E. Victory Road. E. Fathom St. is the only access into this development and
therefore, Staff is recommending a DA provision that the emergency access
Page 7
be constructed prior to any issuance of Certificate of Occupancy, 9- ,";f' D'^^^ ' ��'�^�
this is commensurate with the condition of approval from the
Meridian Fire Department(see Section VIII.A1).
Access for this subdivision must go through the existing local street stub to its west, E. Fathom
Street, because it is a lesser classified street than Victory, an arterial street. This is consistent
with both Meridian comprehensive plan policies (as outlined above), UDC 11-3A-3, and with
ACHD district policy.An additional factor of note is that Victory Road is already failing as a S-
lane arterial street and any additional direct traffic would exacerbate the problem. The proposed
development is proiected to generate minimal peak hour vehicle trips which shows that there will
be minimal impact to Locust Grove, the arterial that Tradewinds Subdivision connects to and
subsequently where Teakwood Place would get to an arterial street. Public input has depicted
Locust Grove as a busy street during peak hours do to the roadways failing north and east of the
Locust Grove and Victory intersection. This intersection is in the ACHD Integrated Five Year
Work Plan to be converted to a roundabout and Locust Grove will be widened to five() lanes.
These two changes will have a cascading effect and increase traffic flows south of this
intersection including the point of in r� for these two subdivisions.All of these factors
matter in Staffsupportin,g the access for Teakwood via E. Fathom Street and out to Locust Grove.
Pedestrian access in the development will be via extensions of 5-foot attached sidewalks on all
local streets. The emergency access road will also function as
a pathway and connects the sidewalks on the
proposed extension of E. Fathom St. to E. Victory Road. Stq*d9es,Not plaee mmeh thig
pi%Vese staff reeemmeHds If the applicant constructs the required frontage improvements along
Victory Rd. and prohibits vehicular access to said roadway in accord with UDC 11-3A-3, this
pedestrian connection is a valuable addition to the development.
In addition, because the
Applicant is adding five feet of landscaping on each side of the 20 foot wide emergency access,
the area of this common lot counts towards qualified open space.
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.
One of the revisions made by the applicant is changing the type of cul-de-sac proposed in the
south end of the development. The new plan shows a larger cul-de-sac that has a 57 foot radius.
The larger radius turnaround allows an additional 9-feet ofpavement in the cul-de-sac which
then allows on street parkingThe perimeter of the cul-de-sac that can be parked on (perimeter
minus driveway curb cuts) is now approximately 200 feet which can accommodate approximately
8 on street parking spaces. The true amount of cars that could be parked within the cul-de-sac is
wholly dependent on the size of the vehicles being parked. Therefore, Staffs estimates are based
on general calculations and include the UDC noted parallel parking space dimension of 23 feet
long. Some vehicles may take up more or less than this value.
H. Pathways (UDC 11-3A-8):
A 10-foot wide multi-use pathway easement is being proposed along Eightmile Creek at the
northeast boundary of the subdivision instead of building the actual pathway at this time.its
Page 8
aeeer-d with the Mei4diaa Pa4hways Master-Plan; its developmefft is pr-eposed w4h Phase 2 a
the existing home will be r-efneved in the same phase. The Applicant is proposing this as an
easement that is partially located within the irrigation district easement for future development bX
the City. The logic behind this is two-fold: 1)to minimize the impact to the homeowner who is
remainingon n the property since the pathway would encroach into their back porch if it were
entirely on this subject prppeM and,perhaps more imperative to city code; 2)to not construct a
pathway that would lead to nowhere for the foreseeable future since adjacent county_property
owners have shown little intention on redeveloping in the near future. The .,ppli a fft is pr-e esi R
the 10 feet mttlfi use pa4hway be leeated with a 14 feet wide pubhe pedestfian easemen4 wit
20 feet wide eemmen lot in Phase 2. The melti tise padiwa-y has other-pedestfian eenfleetie
5 feet PAtaehed sidewalks• .ithi n the deve ,,..me fft Staff is supportive of providing an easement
that is shared between this property and the irrigation district to be constructed at a later date.
Staff has spoken with the irrigation district and they are supportive of the easement so lon,�as
they have the space for their 18-foot wide access road. The pathway easement shall extend north
into landscape buffer along E. Victory Road to provide for connection from the future Ei hg t Mile
Pathway to the sidewalk at Victory Road. Due to context and space limitations, the easement
maybe a minimum of 10'wide, as offset from the northeast property line()(This will provide
enough additional width adjacent to the irrigation easement to allow for future construction o�
pathway, fence, and irrigation access road). The Applicant is showing compliance with this on
their revised plat.
To ensure this small pathway section is built in the future, Staff is recommending a DA provision
that the multi-use pathway shall be constructed when the lot with the existing home is
redeveloped or subdivided in the future.
issue. The niulfi use jqathifwy niqy not-yet have eanneetion with additional nides.e)�pathwqj,,but it
E- V4etery and the epen zspaee let within the develepniefft-,
I. Sidewalks(UDC 11-3A-17):
Five(5)foot attached sidewalks are proposed along all internal local streets, in accord with the
standards listed in UDC 11-3A-17.Normally, as five-foot wide detached sidewalk is required to be
constructed with the required frontage improvements along Victory Road. However, due to there
being no sidewalks abutting the site to the east or west alongV ictory Road and the frontage is
less than 300 linear feet, Staff can allow the sidewalk to be attached along the frontal
Applicant is proposing to construct 7-foot attached sidewalk along the entire Victory Road street
frontage with this revised plat and within ACHD right-of-way. This meets the intent and
prescriptive standards of UDC 11-3A-17 and ACHD requirements outlined in their staff report.
J. Landscaping(UDC 11-3B):
A 25-foot wide street buffer is required adjacent to E.Victory Rd., an arterial street,landscaped
per the standards listed in UDC 11-3B-7C. A 25-foot wide landscape buffer easement.
let is depicted on the plat Lett Bleek(the lot with the he that is g),; this-
eemmen lot also houses the proposed multi use pa4hwa�,thM will Fun alefig Eightmile Cr-eek. The
eeffeet nttmber-ef trees appear-te be shew-a on the stibmitted!andseape plans (see Seetien VII.F)
and is proposed with a removal of eight(8) existing trees and to keep five 5)of the existing
UDC requires that landscape buffers for residential developments be placed in a common lot,
owned and maintained by a homeowner's association and also offers Applicants the opportunitX
to provide the buffer within an easement if the existing home will not be subject to the CC&rs of
the subdivision through the Alternative Compliance process. Therefore, Staff is recommending
Page 9
a condition of approval to place the buffer in a common lot or apply for Alternative
Compliance with the Final Plat submittal to place the buffer within an easement.In addition,
UDC requires that trees be spaced at a density of one tree per thijjY five Q5)linear feet(UDC 11-
3B-7C.2). Because the existing trees that are to remain are bunched together on the site,they do
not meet this requirement. Compliance with this code section is required and in order to comply,
Staff recommends adding two (2) additional trees to the east half of the landscape buffer. These
additional trees, spaced correctly,would add to the buffer and help the Applicant meet the
landscaping requirements. Furthermore, landscape buffers are also required to be vegetated with
shrubs, lawn, or other vegetativeground cover for at least 70%of the area at the time of plant
maturity,with mulch used under and around the plants UDC 11-3B-5N). The landscape plans do
not show compliance with this requirement and should be corrected prior to the City Council
hegi
Vi EBry-D , have to be iciorcc ii-via ci t„virstra,ct�the i+a riivrciciAs rrtn-adetaehed sidewalk. Stagfiads th4the existinet-Fees do offer-g --------buffer-bet-we
Vietery a-ad the i3r-ei)esed s-Hbdivisiea. In addition,if this area alone Nlietef-,�were to be improved
with detaehed sidewalk,the sidewalk wetild lead to new-her-e as there are ne sidewalk&-en4he
�1,. '.a f Nl t„ D,,.,,1
�6}kCit�nzc-vr-vzccvr�icvc�crviruir`r-iccijuvcirc�3urccr8—nicrcz
Landseaping is r-e"ir-ed along all pathways (ifieluding mier-e pathways) in aeeer-d with the
standar-ds listed in LDG 11 3B 12CI. The total lineal feet of path-ways with the required and—
proposed number-of trees should be ineluded in the Landseape Calculations table.Staff is
Common open space is required to be landscaped in accord with the standards listed in UDC 11-
3G-3E. The total square footage of common open space should be^"""eeted in the
and the required number of trees to
demonstrate compliance with UDC standards is shown in the Landscape Calculations table.
The land-seape plan should to be rvWsed to reflees Me mvisedphashV plan andpreliminary
K. Qualified Open Space (UDC 11-3G):
A minimum of 10%qualified open space meeting the standards listed in UDC 11-3G-3B is
required. Based on the proposed plat of 7.35 acres,a minimum of 0.74 acres of common open
space should be provided.
According to the Applicant's provided open space exhibit(Exhibit VII.D),the Applicant is
proposing approximately 5'� 8-45,560 square feet(or 1.21 n 9 .,e fes`of open space
(or 16.471' ^C, `with 37,842 square feet(or 11.82%overall)of this area shown as qualified
open space. The qualified open space consistsing of ,common lots
with open space, and half of the arterial street buffer to E. Victory Rd. The Appheant's
b 1 labels 42 034 2 7nc s e feet l.,ppr-.,..;,v,.,tl ,n ^74 . eo of .00. t � e o spaee as
qttalifying(I - . The open space is primarily proposed as two common open lots with
one residing in the very southeast corner of the site and one more centralized but smaller lot that
contains the required amenity. The open space is to be available at the time of development as the
project is no longer being phased. s bot>,..hales with most pr-evided i Phase ' u,,. eve
Staff notes that the open spaee eale-Walien appeafs to dtipheate area it appeafs to ineltide the
Page 10
does fi"t eoufA towards a+iy open spaee, qualifying" not. The qualified open space is comprised
of three 3) common lots (Lot 1 Block 2,Lot 7 Block 2, and Lot 11 Block 1)that are 4,410,
7-,70-514,012 (including the temporary turnaround), and 20,555 square feet in size,respectively.
All lots appear to meet UDC requirements to count towards qualified open space. Tea
openia6e meets the Z PC . cicits by lessthan 20
Ger
Following the Commission meeting and the issues that were presented, the Applicant revised the
open space to address Staff comments regarding the temporwyy turnaround lot and the lack o�
continuity of the open space. The Applicant has now reconfigured the building lots to allow for
common open space to connect from the cul-de-sac in the south of the property to the new east-
west stub street while also incorporating a micro pathway connection on this lot. Staff finds that
this open space configuration better connects the two main open space lots within the
development.
The revised iqlat also zqhoi�w some of the non oHalifvint oven z9vaee on Lot 19, BleC4 1 iMieh is'
er 1 it 1 a hitur buildable let?Staff i.wHts tom,eHs-ure 11 4Me epeH tuave , l r-s ,,, 1 tl
theApplieaw revise the plat te have the or-epes-ed epeH s-paee mere eoH6�eueus- I- eaeh ether,
then ,t;, the at4aeeflt Let 45, l 1 1 int a eemmon epen ttwe. let That, uN. to ff
f,,eni the s-outl 4the prepero.to the-east ,vest stub Stu.,,t i,, the + ftl
eptien weuk4 alse off-er more eemmen epen soaee thaw the mininitim. #Mis is net-me intended
use fer Let 19, Bleek 1 tl.,, 1;.,,mt s1 e uld revise tl.,,±vfftfpyfe v.l ibit tom, u e thearea
SgEfinds that the proposed open space meets the minimum requirements. but is net of-enfier,
After rwntoWng redundant open spaee and thepoved areas on the eommon 0 en aee lo ,
jvhieh is below the min 0
prepes-ed en ene oc the eenimen open spaee lots and Me 3 0 feet wide eniergeney aeees-s eas-emen
land-seape thefivefeet on eithei-side ef itIger UDC-;qtandaiWs, this area eouk4 be added baek
buiNable lets te Mes-euM o4he largeeemnien let .-P. kot-v 24 oi-22), mere open Vaee weu
available te the residents in this swbdivkien. Staff i;eeemmend-s Mis ehaHge beeause thei;e is
qualified epen Vaee wouN be added te this l9rejeet with this reeemmendatien. ByfbuewiHg
Page 11
O
feet. Therefore,Staff' Ung eonditions of approval to eorreet the open sp- aee
ealeulations to refleet the usable open sp- aee and then provide Staff with a m4sed open sp- a
exhibit and revisedpmUntinary plat showing the new loeation of the temporary eul de sae
least 10 da�wprior to the City Gouneil hearing(see Seedon 14W.4)-.
L. Qualified Site Amenities (UDC 11-3G):
Based on the area of the proposed plat(7.35 acres),a minimum of one(1)qualified site amenity
is required to be provided per the standards listed in UDC I1-3G-3C. The .,ppli afft has re*
pr-epesed one (1) "alified ameait)-, a 10 feet multi use path-way. This amenity fneets does not
meet the minimum UPC standards. The Applicant has proposed one(1) qualifying site amenity
within the central open space lot, a water feature with benches around it. The Applicant is also
proposing a micro-path through this space lot to increase pedestrian connectivity between
the open space lots despite it not countingas s a qualified amenity. Staff appreciates this added
connection so that everyone in the development has easy sidewalk access to the water feature and
seating area.
additional as k-ass one amenityfiwm one of the eategorMs in UDC 11 3G 3G on one of
Commission hearing�
M. Waterways(UDC
The Eightmile Creek is a protected waterway and runs along the northeast corner boundary of this
development but is not on the subject parcel. The applicant is proposing to add a 10-foot multi-
use pathway easement both outside of its easement and partially within it as
an amenit-y to this-
pr-ej a future extension of the multi-use pathwasystem. Because Eightmile Creek is not
on this site,there can be no requirement to tile the waterway. In addition,Eightmile Creek is a
protected waterway,tt and must remain open regardless.withdevelepffleR4-e
additional requirements e*ist dtie to the er-eek being off site.
N. Fencing(UDC 11-3A-6, 11-3A-7):
All fencing is required to comply with the standards listed in UDC 11-3A-7. Fencing is proposed
as shown on the landscape plan and appears to meet UDC requirements. shall be eeffeeted per-the
eenditions listed in this stag r-epei4(see Seetion 3,1111.3) for-the lots abtWiag the mier-O use
pathway. la addition, open vision feneing along the proposed pathway f4eing Eightmile Creek
O. 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 VILE).
The single-family homes are depicted as mostly single-story structures with a variety of finish
materials with stone, stucco, and lap-siding combinations. Some homes depict extra-large spaces
for at-home RV storage.All single-family homes appear to meet design and architectural
standards.
Page 12
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 VIILA per the findings in Section IX of this staff report.
B. Commission:
Enter Summary of Commission Decision.
C. City Council:
To be heard at future date.
Page 13
VII. EXHIBITS
A. Annexation Legal Description and Exhibit Map
EXHIBIT
DESCRIPTION FOR
TEAKWOOD PLACE SUBDIVISION ANNEXATION
A parcel of land located in the NW 114 of the NW 114 of Section 29,73N., R.1 E.,
B.M.,Ada County, Idaho more particularly described as follows:
Commencing at the NW corner of said Section 29 from which the N114 corner of
said Section 29 bears North 89°59`41" East, 2,680.68 feet;
thence along the North boundary line of said Section 29 North 89°59'41"East,
620.22 feet to the REAL POINT OF BEGINNING;
thence continuing along said North boundary line North 89°59'41"East, 328.84 feet
to a point on the approximate centerline of Eight Mile Lateral;
thence along the approximate centerline of Eight Mile Lateral the following 2
courses and distances:
thence leaving said North boundary line South 04°36'20"East, 80.22 feet;
thence South 39°10'20"East,71.96 feet;
thence leaving said centerline South 00*11'29" East,781.92 feet to a point on the
northeasterly boundary line of Tuscany takes Subdivision No. 2 as filed in Book 94 of Plats
at Pages 11,351 through 11,354, records of Ada County, Idaho;
thence along said northeasterly boundary line North 73'13'33"West,420.37 feet to
the northerly most corner of said Tuscany Lakes Subdivision No.2;
thence along the East boundary line of Tradewinds Subdivision No. 1 as filed in
Book 106 of Plats at Pages 14,594 through 14,596, records of Ada County, Idaho and the
southerly extension thereof North 00°11'26"West,263.65 feet to the NE corner of Lot 6,
Block 2 of said Tradewinds Subdivision No. 1, said point also being on the South boundary
line of Lot 5, Block 2 of said Tradewinds Subdivision No. 1;
thence along said South boundary line North 89°59'41"East, 21.79 feet;
thence along the East boundary line of said Tradewinds Subdivision No. 1 and the
northerly extension thereof North 00"11'29"West, 532.67 feet to the REAL POINT OF
BEGINNING. Containing 327,836 square feet or 7.53 acres, more or less.
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Page 14
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Page 15
B. Preliminary Plat(date: 3/25A20206/2440- 0 8/12/2020)
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D. Open Space Exhibit(date: 2Q4 2020 6 Q ION August 2020)
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E. Conceptual Building Elevations
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Page 22
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.
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, open space exhibit, and conceptual building
elevations included in Section VII and the provisions contained herein.
b. This subdivision shall be eeastFueted in one('phase and applieai#shall
sttbdivision with a new aeeess to the proposed ex4easiea of E. Fa4hem St
OR remove all of the exisling stpdetidr-es identified in phase 2 and develep t
fouf additional lots as proposed.
c. If the existing home is to remain,the home shall connect to city services upon
development. . ,4 the f;-s!phase f deve ,,..m&4.-ad , o shall be provide
4em a leeal stfeet E. Fathom Sb-7eet
d. The existing home shall close its driveway access to E.Victory Rd. and take
access from E. Fathom Street with development of the subdivision.
e. The fixture 10-foot multi-use pathway shall be constructed at such time that Lot
2,Block 2 is either redeveloped or subdivided in the future,
of develepmen4 in accord with UDC 11-3A-8 and UDC 11-313-12. The
Applicant shall submit a public access easement for the fixture multi-use
Page 23
pathway_partially located on Lot 2,Block 2. Submit easements to the Planning
Division for Council approval and subsequent recordation. The easement mu
be a minimum of ten G 0) feet wide,as offset from the northeast propertX
line(s).Use standard City template for public access easement. Easement
checklist must accompany all easement submittals. Coordinate with Kim
Warren from the City of Meridian Parks Department.
f. All street frontage improvements and landscaping along E.Victory Rd. shall be
constructed with Phase 1 of the development.
g. An additional qua4ifyiag amenity(per-UDG 11 3G 3G) shall be added to the
h. This development shall provide no less than 37,842 square feet, or 11.82%, of
qualified open space.
these bets abuttifig E.Victery e a�ential a4eri-al roadway,
baeks, .-ad pop u4s),bays,b ading,per-ehes,baleenies material t"es,
other-integrated af-ehiteetefal elemen4s te break tip menetenetts wa4l plane
j. The emergency access on Lot 1,Block 2 shall be constructed prior to any
issuance of Certificate of Occupancy.
2. The preliminary plat included in Section VILB, and dated OIQ5/20206 4 i 8/12/2020,
prepared by Leavitt Associates Engineers,Inc., shall be revised as follows prior to submittal
of the final plat application.
a. Revise the plat to show the tempefafy eii! de sae on the setiffi side ef the proposed E.
n a St Lot 2 i 22 B to stating that a 1 �
rcicxxaicr8oix��oix�orzx vi zz,vx66 c 1-an �6cc$�iucx�3 ��cr vris-ixvn-
bttildable uttil sueh-tie as E. Rihar-lsea St. is exteaded
b. Add a note prohibiting direct lot access via E.Victory Road. Lot 2,Block 2 shall take
access from E. Fathom St in accord with UDC 11-3A-3.
e. The emergerrey aeeesrron Lot c,Bxvezcz shall be cvir#a etec prior- any
d. The driveway access for the existing home located on Lot 2,Block 2 shall
construct said driveway access with a width of at least 15-feet in width.
e. Add an additional common lot alongV ictory Road to contain the required 25-
foot wide landscape street buffer or apply for Alternative Compliance with
final plat submittal to request the buffer to be within an easement.
3. The landscape plan included in Section VII.C, and dated 1 i2n90 9 6/2-5 020 8/13/2020,
shall be revised as follows at least 10 days prior to the City Council hearing:
a.
The Landseape Galeula4ioas/Requir-emen�s table shall inelude the following-. 1)the total
linear-feet of pathways a-ad the required number-of tfees per-UPC; 11 3B 12); a-ad 2)the
Page 24
b. The-bandseape Plan shall be eefFeeted to r-ef4eet open vision feneing along all pathways
and pen space areas, as listed in the standards in UDG „ 3A 7.
c. The Landscape pla-m shall be fevised to fetleet a single phase per-the eonditions i
d. Revise the Landseape Plan to show!aadseapiag along the emer-geney aeeess f:oad
eommen lot 5,Bloek 2. Said lot shall be developed with a 20 feet wide pa-ved siff�ee
and five feet Erica dseap-ing on eaeh side in aeeowith UPC 11 3B-12.
e.
Revise the 6-ndseape plan to m4eh the newly revised pr-eliminai=y plat and show the
proposed eul de sae with a r-adies of 57 feet a-ad with no par-king in the een4en
f. Revise the landscape plan to show the required frontage improvements along E.Victory
Road and within its own common lot Tot 2,Bleek 2. This should include at least two (2)
more trees on the eastern half of the buffer and the required vegetativeground cover as
required in UDC 11-313-5N and 11-313-7.
Submit a revised plan (electronic copy)to the Planning Division at least 10 days prior to
the City Council hearing.
4. The Open Space Exhibit included in Section VII.D
eeffeetiens-
shall be revised as f hews_: is approved as submitted.
a. C`L.ow the tempe- eul de s n Lots 2 or-22 Bleek , rather-than on the e
b.
regarding qttalified open spaee.remove the area ef Lot 19,Bleek 1 from any ei)ea si)ae
,,, tlati
Win-
the City Cotmed heaiin�-,
S.
lets- _ _ _ _
6. Future development shall be consistent with the minimum dimensional standards listed in
UDC Table 11-2A-6 for all the proposed R-8 zoning districtfi.
7. 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.
8. Any structures that remain on the property must comply with the dimensional standards of
the R-8 zone or they must be removed.
B. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1 The street naming and addressing of any structures proposed to remain, will change to the
new naming and addressing with this subdivision.
1.2 The geotechnical investigative report prepared by SITE Consulting, LLC 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.
Page 25
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
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.
Page 26
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.
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
Page 27
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:llweblink.meridiancily.orglWebLink/DocView.aspx?id=183649&dbid=0&r0o=MeridianC
ky
D. POLICE DEPARTMENT
https:llweblink.meridianciiy.org/WebLink/DocView.aspx?id=184717&dbid=0&r0o=MeridianC
ky
E. PARK'S DEPARTMENT
https:llweblink.meridiancily.orglWebLink/DocView.aspx?id=191519&dbid=0&r0o=MeridianC
iv
F. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID)
https:llweblink.meridiancily.org/WebLink/DocView.aspx?id=184507&dbid=0&r0o=MeridianC
ity
G. CENTRAL DISTRICT HEALTH DEPARTMENT(CDH)
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ity
H. ADA COUNTY HIGHWAY DISTRICT(ACHD)
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i &cr=1
I. WEST ADA SCHOOL DISTRICT(WASD)
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hty
J. COMMUNITY DEVELOPMENT SCHOOL IMPACT REVIEW
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IX. FINDINGS
A. Annexation and/or Rezone(UDC 11-513-3E)
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 the proposed zoning map amendment to R-8 and subsequent development is
consistent with the Comprehensive Plan.
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2. The map amendment complies with the regulations outlined for the proposed districts,
specifically the purpose statement;
Staff finds the proposed zoning map amendment will allow for the development of single-
family detached homes, which will contribute to the range of housing opportunities available
within the City consistent with the Comprehensive Plan and the purpose statement of the
residential districts.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
Staff finds the proposed zoning map amendment should not be detrimental to the public
health, safety and welfare.
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 the proposed zoning map amendment will not result in an adverse impact on the
delivery of services by any political subdivision providing public services within the City.
5. The annexation(as applicable)is in the best interest of city.
Stafffinds the proposed annexation meets the minimum requirements but is in the best
interest of the City per the Analysis in Section V and with the conditions of approval
contained in Section VIII.
B. 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;
Staff finds that the proposed plat, with Staff's recommendations, is in compliance 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;
Staff finds that public services will be provided to the subject property with development. (See
Section VIII 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, Staff 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;
Staff 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 VII for more information.)
5. The development will not be detrimental to the public health, safety or general welfare;
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and,
Staff 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 and approves of the
overall project.
6. The development preserves significant natural,scenic or historic features.
Staff is unaware of any significant natural, scenic or historic features that exist on this site that
require preserving.
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