CC - Commission Recommendation to Council 11-24 STAFF REPORT C:�*%_
W IDIAN --
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 11/17/2020
Legend �
DATE: j � ��
Pro ect Location '
TO: Mayor&City Council
FROM: Joe Dodson,Associate Planner
208-884-5533
SUBJECT: H-2020-0060
Horse Meadows Subdivision
LOCATION: The site is located at 710 N. Black Cat,in -- ,
the NW 1/4 of the NW 1/4 of Section 10, `
Township 3N.,Range 1 W. 0 71 n
I. PROJECT DESCRIPTION
Rezone of 5.33 acres of land from the R-4 zoning district to the R-8 zoning district and preliminary
plat consisting of 26 single-family residential lots and 4 common lots on 4.71 acres,by Riley
Planning Services.
NOTE: The ACHD staff report requires the Applicant to take access off of W.Pine Avenue instead
of converting the existing private lane easement(Quarterhorse Lane) into a public road access, as
originally proposed. The easement will remain as a non-buildable lot until such time as the
easement holders relinquish their rights to use said access with future development of their
respective properties.
In addition, in response to the staff report for the September 17, 2020 Commission meeting, the
Applicant requested a continuance to a future meeting date in order to revise the plat and obtain
additional information regarding the existing easement as discussed in the staff report. The plat
has been revised and has resulted in strikethrough and underline changes throughout the staff
report.
NOTE to City Council.Following the Commission public hearing, the Applicant revised the plat in
response to the Commission's recommendation and incorporated other changes that have not been
fully analyzed by staff. The applicant has provided a comprehensive narrative of the proposed
changes and staff has provided a summary of the proposed changes for the Council's
consideration. Staff has also outlined some of the outstanding issues and recommended changes or
inclusion of new conditions of approval based on these changes in Section VI. below.
• The open space has been moved from the NEC to a more central location within the
subdivision (Lot 6,Block 2). The overall open space has increased approximately 8,000
square feet to total nearly an acre due to the layout changes;
Pagel
• The Applicant is now proposing to construct common open space and a public street over
area of the subject site that contains an existing ingress/egress easement. Conveyance of
this right-of-way is contingent upon all easement holders relinquishing their rights to the
use of said easement. The applicant's attorney is working with the three(3) affected parties
on a resolution;
• Per the recommendation of the Commission, one lot has been removed from the west
boundary abutting Black Cat Road,
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 4.71 acres
Future Land Use Designation Medium Density Residential
Existing Land Use(s) Vacant
Proposed Land Use(s) Residential
Lots(#and type;bldg./common) �8 31 total lots—26 single-family residential;and 4 5
common lots.
Phasing Plan(#of phases) Proposed as one(1)phase.
Number of Residential Units(type 26 total single-family detached units
of units)
Density(gross&net) Gross— 5.52 du/ac.;Net—unknown
Open Space(acres,total 34,912 square feet(approximately 17%)and includes the
[%]/buffer/qualified) required landscape buffers and one open space lot
containing the proposed amenity;property is less than 5
acres so minimum open space requirement is not
applicable.
Amenities 1 amenity—Tot Lot
Physical Features(waterways, N/A
hazards,flood plain,hillside)
Neighborhood meeting date;#of March 14,2020—5 attendees
attendees:
History(previous approvals) AZ-06-016,PP-06-010,FP-07-034;VAR-06-008—These
approvals have expired.
B. Community Metrics
Description Details Page
Ada County Highway District
• Staff report(yes/no) Yes
• Requires ACHD Commission No
Action es/no
Access(Arterial/Collectors/State Originally,access was proposed from W. Quarterhorse
Hwy/Local)(Existing and Proposed) Lane,an existing private street along the southern property
boundary.However,ACHD is requiring the applicant take
access from Pine Ave. and does not have the authority to
require the applicant to close the private driveway
connection to Black Cat.
Stub Street/Interconnectivity/Cross Stub streets are proposed to the existing private lane
Access (Quarterhorse Lane)that are less than 150' in length that
will be terminated with some kind of barrier and signs that
state the streets will be extended in the future.The
Page 2
Description Details I Page
Applicant is still required to allow the other easement
holders to use their access rights of Quarterhorse Lane.
Existing Road Network W. Quarterhorse Lane—a two-lane private street
Existing Arterial Sidewalks/ No
Buffers
Proposed Road Improvements Applicant is proposing additional ROW dedication and
construction of detached sidewalks along both Black Cat
and Pine.
Fire Service
• Distance to Fire Station 2.1 miles from Fire Station#2
• Fire Response Time The proposed development falls within the 5 minute
response time goal.
• Resource Reliability 76%(below the target goal of 80%)
• Risk Identification Risk Factor 1 —Residential;current resources would be
adequate to supply service to this project.
• Accessibility Proposed project meets all required access,road widths,
and turnarounds.
The project will be limited to 30 homes due to a singular
access oint.
Police Service
• Distance to Police Station 4.5 miles
• Response Time Approximately 3.5 minutes
• Accessibility MPD has no concerns with access into this development;
the MPD can service this development if approved.
• Additional Comments • Between June 2019 and June 2020,MPD
responded to 1,281 calls for service within one mile
of this proposed development.The crime count on
those calls was 126.
• Between June 2019 and June 2020,MPD
responded to 29 crashes within 1 miles of this
proposed development.
West Ada School District
• Distance(elem,ins,hs) Peregrine Elementary—3.2 miles
Meridian Middle—3.1 miles
Meridian High—2.8 miles
• Capacity of Schools Peregrine—650 students
Meridian Middle— 1250 students
Meridian High—2400 students
• #of Students Enrolled Peregrine—517 students
Meridian Middle— 1273 students
Meridian High—2101 students
Wastewater
• Distance to Sewer Services Directly Adjacent
• Sewer Shed South Black Cat Trunk Shed
• Estimated Project Sewer See application
ERU's
• WRRF Declining Balance 13.95
• Project Consistent with WW YES
Master Plan/Facility Plan
• Additional Comments Additional 918 gpd flow has been committed.
Water
• Distance to Water Services Directly Adjacent
Page 3
Description Details Page
• Pressure Zone 1
• Estimated Project Water See application
ERU's
• Water Quality Concerns Yes,see below
• Project Consistent with Water Yes
Master Plan
• Impacts/Concerns The water main should be looped through the site
whenever possible;if any stub is not used it will be
required to be abandoned dead end at the cul de s must
be extended to the northwest via the common lot pathwa
,...7 tied into the existing 8" water,v..,i stub i Black Cat
This stub is not etffenfly shown on the plans but is stubbed
Page 4
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IV. NOTICING
Planning& Zoning City Council
Posting Date Posting Date
Newspaper Notification 6/26/2020 11/6/2020
Radius notification mailed to
properties within 300 feet 6/23/2020 11/4/2020
Site Posting 90 10/2/2020 11/6/2020
Nextdoor posting 6/23/2020 11/4/2020
V. STAFF ANALYSIS
A. Future Land Use Map Designation(https:llwww.meridiancioy.or /g compplan)
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 subject site is currently zoned R-4 and the Applicant is requesting a rezone to R-8; both
zoning designations comply with the future land use designation of Medium Density Residential
(MDR). The proposed development is proposed as 26 single-family residential lots at a gross
density of approximately 5.5 du/ac meeting the required gross density in the MDR. Single-family
homes are a desired residential use in the MDR as. and the proposed development will match
much of what is nearby but with smaller lots and more density, therefore offering homes at
different price points than the surround R-4 sites to the north of the subject site. but with the
within thisfutui�e land use designatien. F-Hrther site design ana4wis-is.belew in z9Hbs-eqHen
fanii4,hemes.. These additional heusing designs meet the intent ef-previding housing ept
Staff finds the proposed development and use to be generally consistent with the future land use
designation of Medium Density Residential.
The City may require a development agreement(DA) in conjunction with an annexation and/or
rezone 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 rezoning with the
provisions included in Section HII.A1. 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 rezone
for approval by City Council and subsequent recordation.
B. Comprehensive Plan Policies(https://www.meridiancioy.orglcompplan):
The applicable Comprehensive Plan policies are cited below with Staff analysis in italics.
"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"(2.02.01 A). The Applicant is proposing to construct
detached sidewalks along both Black Cat and Pine and add a micro pathway into the
development in the northeast corner of the site. The Applicant is proposing these buffers and
micro pathway as their open space;the micro pathway is also shown with a tot-lot which is
intended to be a site amenity. This pedestrian connection is a nice addition, especially with it
being shown within a larger common lot than originally proposed.Because of the redesign that
occurred, this pedestrian connection and the new street connection to Pine Ave allows for more
pedestrian and bicycle connection through the site. The proposed plat is smaller than 5 acres
Page 6
and therefore is not required to meet the minimum 10% open space standard and the open
space that is proposed within this development is lamely landscape buffers that offer pedestrian
connectivity but is not active in its use. The Applicant is proposing a tot lot, as mentioned,
which should help activate the common lot that it is within.Despite the type of open space
proposed, Fuller Park(the closest public park to the site) is approximately I mile away by foot
and the proposed pedestrian connectivity should make it more efficient to reach it. Staff finds
that despite the proximity of the public park, it does not alleviate the need for usable open
space within this development as desired in the purpose statement of UDC 11-3G, the Common
Open Space code section. Therefore,Staff finds that the Applicant should lose an internal
buildinje lot and make it a common open space lot instead. This chanize would help this project
meet both the UDC and the Comprehensive Plan.
"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). The existing access to this site is via W. Quarterhorse
Lane—a private road that other parcels located to the south and east also use as an access to
Black Cat Road, an arterial street.According to the originally submitted plat, the Applicant
proposed to convert the private road to a public road. The Applicant proposed the main access
for this development to be from Black Cat rather than the adjacent Pine Avenue, a collector
street.However,ACHD policy does not support the Quarterhorse access to Black Cat, an
arterial street.As such, they have required the applicant to take access from the lesser
classified street,Pine Avenue, which necessitated a redesign of the project. City code, UDC 11-
3A-3, also requires access to be taken from Pine Ave. To complicate the matter further,
Quarterhorse Lane will remain as a private lane and ACHD does not have the authority to
require the closure of this access.
The new layout does in fact show access to Pine, a lesser classified street but the private lane
access to Black Cat cannot be closed without the consent of all easement holders. Further,
access prevents the extension of the 25 foot wide landscape buffer and the 5-foot wide detached
sidewalk along N. Black Cat Rd. Staff is of the opinion this area should be depicted on the plat
as a non-buildable lot until the easement holders consent to vacate the access—the Applicant
has revised the plat to show this and will extend the landscapiniz and sidewalk as far south
along Black Cat as possible. To ensure this lot can re-develop in the future, staff recommends
the applicant provide an exhibit that demonstrates how the 25 foot wide landscape buffer and
two stub streets are going to be extended in the future and how the remaining portion of the
easement area can be redeveloped with the adjacentproperties. See additional discussion below
in the Access section of the staff report(V.E).
"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).Public services are readily available to the subject site
because of the existing nearby developments to the north and west. Applicable service
departments have granted their approval of the development and its impact to the system with one
modification; the Water Department would like to see the water system looped through and
connected to the water main in Black Cat Road to ensure better water quality is achieved. It
should be noted that the Public Works Department general lX does not want public infrastructure
placed in Me private road easements. However, the Applicant has limited options to loop the
water main in this development and must utilize the existing private access easement. Public
Works has signed off on this location and has offered their comments regarding this (see Section
VIII.B).
Page 7
"Slow the outward progression of the City's limits by discouraging fringe area development;
encourage development of vacant or underutilized parcels currently within City limits"
(4.05.03B). The subject site is near the edge of the City's limits but has City of Meridian
development to its north and west. In addition, this site is currently vacant and underutilized
because it is already annexed but not yet developed. The proposed development is an opportunity
to develop the site adequately and remove a vacant parcel from the City. This development is also
allowingthe he City to plan for the future use of the private road easement and for how the future
road network will work in this area should it redevelop from county land and be annexed into the
C
"Encourage the assembly of parcels for master planning,design and entitlement purposes;
discourage piecemeal annexation and development"(3.03.03J). The subjectparcel is already
annexed into the City of Meridian and cannot be made part of a larger assembly of parcels at
this time. The public road layout should lay the infrastructure for future connectivity of the
immediate area as all parcels to the south and east that are not currently annexed into the City
should have a lower classified street to access in the future. With Quarterhorse Lane being the
only access for these parcels, master planning the public road network becomes even more
imperative as City code and ACHD cannot support maintaining this access to Black Cat. This
requires that ultimately all easement holders agree to vacate their rights to the easement and
take access through this development and other local street networks to the east. With the
revised plat, the Applicant has provided two stub streets to the existing Quarterhorse Lane for
future connectivity. , it is sdM unekear how Me easement ama is inkwded to be
. The Applicant agrees that at least a portion of the
existing easement should be come public right-of-way in the future so that the parcels to the
southeast have local street access to Pine and the accesses to Black Cat are continued to be
limited in line with ACHD and the Comprehensive Plan.
Staff finds this development to be generally consistent with Comprehensive Plan policies and
objectives if Staffs recommendations are adhered to and despite the W. Quarterhorse Lane
access remaining.
C. Proposed Use Analysis:
The proposed use is detached single-family residential homes;this use is listed as a principally
permitted use in the requested R-8 zoning district per UDC Table 11-2A-2.
The Applicant's revised plat shows front loaded single-family homes within the R-8 zone,
seemingly the industry standard in the requested zone. The proposed development and use meet
both the zoning and comprehensive plan policies despite the development not providing a new
housing type.However, the proposed lot sizes are smaller than those closest to the subject site
and therefore cannot accommodate as large of a home which should dictate a lower price point
for these homes:the comprehensive plan also calls for housing variety in the way of price point
but this is merely coniecture at this point in the development process. The proposed use is
allowed in the requested zone but does not offer an "exciting"or "premier"housing type
outside of what already exists in the immediate area. as a majot*of the proposed tise but
also showsfour hontes that are aMey loaded and i4vo homes that areproposed jvkh side loade
garages-. This is a ehafigeftom aiq pmvious plat submitted to Staff and would allojv d�fftren
pro
proposed and not as allftont loaded-.
Page 8
D. Dimensional Standards(UDC 11-2):
The proposed preliminary plat appears to meet all UDC dimensional standards for the requested
R-8 zoning district and use of detached single-family homes. This includes property sizes,
required street frontages,and road widths of the local streets and alleyway. All local streets are
proposed as 33-foot wide street sections within 47 feet of right-of-way.
Staff notes that the Applicant's request to rezone the property from the existing R-4 district to the
R-8 zoning district, increases the number of lots that are able to be developed on this parcel. This
is due to the minimum lot size in the R-8 district being half of that in the R-4 district. The
Applicant has not proposed all lots at the minimum 4,000 square feet but the average lot size in
the development is just below 4,100 square feet. Because the Applicant is proposing such small
lots and is new 19repesiffg dif-ftring so,Les ef detaehed single family homes (a8ey,and side leade
unite Staff is recommending that prior to the City Council hearing the Applicant provide
exhibits showing how the d�fftren homes s will physically fit on the proposed lots.
E. Access(UDC 11-3A-3):
Access into this development is now proposed via a new street connection to Pine Avenue instead
of converting W. Quarterhorse Lane to a new public street. The Applicant has chosen to take
access from Pine Avenue after receiving the draft staff report from ACHD which required a
completely new plat layout following the initial submittal; subsequent revisions have maintained
this access point to Pine.W. Quarterhorse Lane is currently an ingress/egress access easement
with 4 servient sites,including the subject site of this application.Without the consent of all
easement holders,the access must remain until the remainder of the properties annex or
redevelop. Therefore the easement will remain as a non-buildable lot until such time it can be
included as part of a future development. As noted above, staff has received reef ffie fi s
.,.....he *t..,.,,.,;ao an exhibit for the Commission that demonstrates how this area of the property
could redevelop with the required street frontage improvements and be incorporated into a future
plat when the properties to the southeast redevelop in the future. The applicant should relinquish
their right to use of said easement as part of the rezone request. All internal local streets within
the proposed development are shown as 33-foot wide street sections that will accommodate on-
street parking where no driveways exist.
The new layout proposes access off of Pine Avenue in line with N. Traquair Place on the north
side of Pine. The internal streets provide two north-south stub streets to the existing private lane
(Quarterhorse Lane) that will be extended in the future and a cul-de-sac that serves six(6) homes
A„p':. Ht i -the alley leaded and side leaded heme�y. Staff can support this revised
layout more than previously submitted plats as it places the easement within a lot of its own,
shown as Lot 910 Block 1. However-, this let is net speeifieally,addressed an the plat er wit
zspeeifieaI4,with thefutui;e read neti�,ark W411 it be green zspaee? W411 it beeeme part ef thefu4w�e
read neti�,ark? These are questions.the Gemmission and Geuned should ask ef MeApplieant.
Staff understands that there maybe no precise way to know what will happen here with this
easement but it is often up to the developer/Applicant to show Staff that all aspects of a property
have been vetted;Staff is net-now comfortable in stating that this due diligence has occurred with
the future of this access easement because the Applicant has provided an exhibit showing this lot
as common open space to be landscaped with grass and still accommodate the existing gravel
access road for the servient sites. In addition, the area of the access easement that is between the
new local north-south street and Black Cat will hold both a sewer and water main line in order to
loop the systems. These utilities require a 30-foot wide easement which will overlay the lot and
Page 9
make this area non buildable in perpetuity. pplicant has stated to Staff that the remaining
easement area is best suited for future right-of-way for future redevelopment to the southeast and
Staff agrees. The exhibit provided by the Applicant does not specifically show this because it is
unknown where future access to the south could be taken from but the story has been told in both
discussion and in the response to the previous staff report.
Despite the unknowns, Staff is more comfortable supporting this revised plat with the requirement
of an additional DA provision to ensure this easement area is used appropriately in the future.
This recommended provision is to restrict Lot 110-Block I as a non-buildable lot for either
common open space or future right-of-way dedication as other easement holders redevelop their
own properties and relinquish their rights to this private lane access in the future.
Note:Staff has received a revised staff report from ACHD and they have approved the revised
plat with specific conditions of approval(see Section VIII.G).
F. Parking(UDC 11-3C):
Off-street parking is required to be provided in accord with the standards listed in UDC Table II-
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.
The street sections(33 feet wide) of the proposed local streets within the development, as
shown on the submitted plat, accommodate parking on both sides of the street where no
driveways exist. The cul-de-sac is proposed with a radius of 48 feet and cannot accommodate
any parking along its perimeter.
G. Pathways (UDC 11-3A-8):
No multi-use pathways are proposed or required with this development because the master
pathways plan does not show any multi-use pathway adjacent to the subject site. This Applicant is
proposing attached sidewalks along all local streets that will connect to the detached sidewalks
proposed along the arterial and collector streets via the micro-pathway proposed in the northeast
corner of the site and the new road connection out to Pine. These sidewalks and micro-pathway
should help improve pedestrian and cyclist connectivity from this development.
Originally, the Applicant proposed their micro pathway and amenity in the northwest corner of
the site but Staff was concerned with the amenity being on an intersection that is only going to get
busier over time. During the project review meeting between department staff some additional
comments from Public Works regarding the location of the proposed micro pathway have come
to Staffs attention. Public Works noted that this development should loop their water line to the
water main that lays in Black Cat Road to help with water quality for the development. The
revised plat still proposes the micro path and amenity in the northeast corner which does not
help Public Works with achieving a looped water system on this property. In lieu of this, Public
Works has recommended that the water main connect to the main within Black Cat via a new
water main easement in the existing Quarterhorse Lane access easement, generally paralleling
the sewer main proposed in the easement area as well. This will require the Applicant to abandon
the existing main line stub located in the intersection of Black Cat and Pine since it will no longer
be needed.
The Applicant has taken these comments into account with their most recent revisions to the plat
and has made the appropriate accommodations for a looped system via the existing access
easement. Public Works has reviewed the latest plat and utility payout and offers their support of
the new lavout of the looped systems.
Page 10
Publie W—,.4 . hf a .. ;, C .,f;en iTT77 A
H. Sidewalks(UDC 11-3A-17):
Five-foot attached sidewalks are proposed along all internal local streets. The Applicant is also
proposing 5-foot detached sidewalks within the required landscape street buffers on Pine
Avenue and Black Cat Road.
There are no existing sidewalks adjacent to the site and along the arterial streets. These
additional sidewalks will add to the pedestrian connectivity throughout the immediate area and
offer safer routes for pedestrians and cyclists alike. Black Cat Road is expected to be widened
adjacent to this site within the next five (S)years and the proposed sidewalk is shown outside of
that ultimate ROW. However, the sidewalks appear to be right at the edge of the ultimate ROW
which does not meet code. UDC 11-3B-7C.]a states that detached sidewalks shall have an
average minimum separation ofgreater than four(4)feet to back of curb and the back of curb
shall be measured from the ultimate curb location. Therefore,Staff is recommending a
condition of approval to move the detached sidewalks further into the landscape buffers to
meet this requirement.
I. Landscaping(UDC 11-3B):
A 25-foot wide street buffer is required adjacent to N. Black Cat Road, an arterial, and a 20-foot
buffer is required adjacent to Pine,a collector street. This buffer should be landscaped per the
standards listed in UDC 11-3B-7C and placed into a common lot that is at least as wide as the
required buffer width;this common lot should also contain the detached sidewalk required along
both roadways. Pathways,including micro-paths are required to be landscaped in accord with the
standards listed in UDC 11-3B-12. The original landscape plans appear to show compliance
with those requirements but no updated landscape plans have been provided that match the
revised plat layout.
The submitted plat depicts a 25 foot wide landscape buffer along Black Cat and a 20 foot wide
buffer along Pine, both within common lots. The correct number of trees appeared to be shown
on the original landscape plans as well(see Section VII.Q. To ensure these buffers are installed
and vegetated appropriately, the improvements required outside of the ultimate ROW should be
constructed prior to receiving building permit approvals. Code also dictates that street landscape
buffers are to be vegetated with shrubs, lawn, or other vegetative ground cover in addition to
trees; the submitted landscape plans do not appear to show this vegetation. Staff is
recommending a condition of approval to revise the landscape plans to correct this as well as
revise the landscape plan to match the revised plat layout and be submitted to Staff no later than
ten (10) days prior to the City Council hearing.
J. Open Space and Amenity(UDC 11-3U):
Because the subject site is less than five(5) acres in size, the minimum requirement of 10%
qualified open space and at least one site amenity are not required to be met by UDC 11-3G.
However, the Applicant is requesting a rezone to a zoning district that allows higher density. Staff
finds it appropriate that usable open space and an amenity be provided. In response, the
Applicant has proposed approximately 35,000 square feet of open space which amounts to
approximately 17%of the site. This open space consists mostly of the street buffers along the
outside of the development and also includes the common lot that holds the micro pathway and
the proposed tot-lot in the northeast corner of the site at the end of the cul-de-sac.
Even though the regulations in UDC 11-3G do not apply to this development because of its
size,Staff believes that the purpose statement of providing open space that improves the
Page 11
livability of neighborhoods should still be adhered to.In addition, the purpose statement for
subdivision regulations in UDC 11-"-1 discusses promotion of developments that provide for
adequate sunlight,fresh air, and usable open space. Staff ean better suppar4 the new open
spaee layout but is sdH unsure how it WY work with PubUe ' .Due to the
existence of a larre public park beinz within a mile of the development,Staff can understand
why the Applicant has not proposed more usable open space within the development.However,
it is Staffs opinion that more usable open space should be made available within the site to
accommodate those who cannot so easily walk or bike to Fuller Parr In order to meet the
purpose statement of UDC 11-3G and the subdivision regulations the Applicant should lose a
buildable lot and convert it to open space. Therefore.Staff is recommending that Lot 6,Block 2
be a common open space lot instead of a buildable lot.
K. 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 shown on
the landscape plan and appears to meet UDC requirements in regards to height,type, and
location. The Applicant should ensure fencing still meets the required UDC standards once
providing a revised landscape plan that matches the revised plat.
L. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual):
The Applicant has submitted sample elevations of the detached single-family homes for this
project(see Section VILD).
The submitted elevations show a combination of single and two-story single-family homes. The
elevations also show different architectural elements,finish materials, and overall design options
including some RV size garage spaces. However, with such small lot sizes proposed. Staff is
concerned the submitted elevations may not depict homes that can actually fit within the building
envelope of the R-8 zoning district. To help staffsee this, Staff is recommending a condition of
approval that the Applicant provide an exhibit showinghproposed home will fit on these
lots. However-, theApplieaHt has Hot provided eeHe"al eleiw6aHs ef the alley leaded orside
Design review is not required for single-family detached structures but
Staff finds the submitted elevations meet the requirements in the Architectural Standards Manual.
Because a number of the homes abut streets that are heavily traveled, Staff is recommending a
condition of approval that requires those homes abutting both Black Cat and Pine are
constructed with modulation and variations in materials to mitigate any potential of a
monotonous wall plane along these streets.
VI. DECISION
A. Staff:
Staff recommends approval of the requested rezone and the requested preliminary plat per the
analysis in Section V and per the findings in Section IX of this staff report.
B. The Meridian Planning&Zoning Commission heard these items on October 22,2020.At the
public hearing,the Commission moved to recommend approval of the subject Rezone and
Preliminary Plat requests.
1. Summary of Commission public hearing_
a. In favor: Penelope Constantikes,Applicant Representative
b. In opposition:None
C. Commenting: Drew Morgan,Neighbor; Penelope Constantikes
Page 12
d. Written testimony: 17 residents submitted written testimony and 3 left voicemails
outlining similar concerns of traffic increasing in the area even without this
development and the density of the project in relation to traffic.
e. Staff presenting application: Joseph Dodson
f. Other Staff commenting on application:None
2. Key issue(s) public testimony
a. Clarification of future plans for the existing private lane along the southern boundary,
Quarterhorse Lane.
3. Key issue(s)of discussion by Commission:
a. How Quarterhorse Lane is intended to function both in the near future and in the years
to come—specifically,how much of it will be green and how much is expected to
be right-of-way for the other easement holders to the east and southeast;
b. Size of the lots in relation to the submitted conceptual elevations and concern over
whether those homes can actually be built on the proposed lots;
C. Location and amount of open space being proposed and how will the different locations
be accessed by residents;
4. Commission change(s)to Staff recommendation:
a. Add a condition requiringfencing encing along the north boundary of the open space lot(Lot
10,Block 2)in the northeast corner of the site where the tot-lot is located for added
safe
b. That the applicant revise the plat to reconfigure the lots (Lots 9& 11,Block 2)around
the northeast corner open space lot of the site to increase its size;
c. Add a condition to work with Staff on providingfencing encing within the ingress/egress
easement along the southern boundary to fence off the gravel road from the open space
within this lot(Lot 10,Block 1);
d. Revise the plat to remove a lot along Black Cat Road to widen those lots.
e. Provide sample elevations of the homes that will fit on the proposed lots.
5. Outstandingissue(s)ssue(s) for City Council:
a. The Applicant has not submitted different elevations based on the Commission's
recommendations because the submitted elevations are the designs that are intended to
be constructed in the development.
b. The revised plat now shows the private lane easement as a common lot and dedicated
right-of-way. If Council supports the revised plan, Staff recommends DA provision
l.e be modified to read as follows: "A final plat application shall not be submitted
until the Applicant receives approval and provides documentation from all
easement holders(Parcels 51210325555, 51210325800,& 51210325710)to
relinquish their rights to the existing access easement once the public road
connection to Pine Avenue is constructed."
Council strike condition of approval 2c. as this coincides with modified DA
provision le. above.
Council include a new condition of approval as follows:
i. Construct a 5-foot wide micro-path along the south side of Lot 7,Block 1 that
connects to the sidewalk along the west side of N. Traquair St. and to Black Cat
Road.
C. City Council:
To be heard at future date.
Page 13
VII. EXHIBITS
A. Rezone Legal Description and Exhibit Map
wo
DAVID EVANS
P•Na ASSOC IATES INC
DESCRIPTION
FOR
HORSE MEADOWS SUBDIVISION
REZONE
The following describes a parcel of real property,situated within a portion of the Northwest Quarter of
the Southwest Quarter(NW l/4 SW 1/4)and within a of portion of the Northwest Quarter(N W 1/4)of
Section 10,Township 3 North,Rangel West,Boise Meridian,Ada County,Idaho,being more
particularly described as follows:
BEGINNING at the centerline of North Black Cat Road,which is also the northwest corner of said
NW 1/4 SW 1/4,also being the southwest corner of said NW 1/4;Thence,along the extension of said
centerline,along the west boundary line of said NW IA,North 00o25'10"East,21.95 feet to the
intersection and centerline of West Pine Avenue;
Thence,along the centerline of said West Pine Avenue,South 89°13'30"East,525.16 feet;
Thence,departing said centerline,South 00°25'10"West,20.12 feet to the northeast corner of the land
described in Warranty Instrument,Number 2020-034862,which is also shown in Record of Survey,
Instrument Number,95043060 as the northwest corner of Parcel 2;
Thence,along the east boundary line of said Warranty Deed,Instrument Number 2020-034862,South
00°25'10"West,420.45 feet to the southeast corner of said Warranty Deed;
Thence,along the south boundary line of said Warranty Deed,North 89'34'50"West,487.09 feet to the
cast right of way of North Black Cat Road;
Thence,continuing along the extension of said south boundary line,departing said east right of way,
North 89°34'50"West,38.00 feet to the west boundary line of said NW 1/4 SW 1/4;
Thence,along said west boundary line,North 00'25'10"East,421.98 feet to the POINT OF
BEGIINNING,containing 5.33 acres more or less.
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Page 14
EXHIBIT MAP FOR REZONE
HORSE MEADOWS SUBDIVISION
A PORTION OF THE NW1/4 OF THE SW1/4
AND A PORTION OF i HE N W1/4 OF SECTION 10
T. 3 N., R. 1 W., B.M., ADA COUNTY, IDAHO
2020
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SECIINST. NO. 2020-034862
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Page 15
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Title: Date:05-20-2020
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Tract 1: 5.331 Acres: 232208 Sq Feet:Closure=s89.2310w 0.06 Feet: Precision—1132299: Perimeter=1935 Feet
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Page 16
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Page 27
VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
1. A Development Agreement(DA)is required as a provision of rezone of this property. Prior
to approval of the rezone ordinance, a DA shall be entered into between the City of Meridian,
the property owner(s) at the time of rezone 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 rezone. The DA shall, at minimum, incorporate the following
provisions:
a. Future development of this site shall be generally consistent with the submitted
and revised plans and conceptual building elevations for the detached single-
family dwellings included in Section VII and the provisions contained herein.
b. The Applicant shall comply with the ordinances in effect at the time of
application submittal.
c. Direct lot access to N. Black Cat Road and W. Pine Avenue is prohibited.
d. Upon approval of the preliminary plat and rezone,the Applicant shall
relinquish their rights to use the ingress-egress easement along the south
boundary known as W. Quarterhorse Lane.
e. Lot 910,Block 1 (the lot containing W. Quarterhorse Lane) shall be a non-
buildable lot owned and maintained by the HOA until such time that it is
redeveloped in the future as either common open space or as public right-of-
way.
that aom east-a4es the ex4ors: n of t4e 25 feet wide!ands,ape L uff the two
sttib stfeets and integration with the adjaeeat pr-epeAies to ensiffe this area is
2 At least for ( m days prior-t the City r,,, nei hear-ing Prior to Final Plat submittal,the
preliminary plat included in Section VII.B, dated 09�0mr012020 11/12/2020, shall be revised as
follows:
a. Add. fiete prohibiting dire t lot aeeess via N Blae,Cat Read.
b. Revise the plat to show the detached sidewalks along N. Black Cat Road and W.Pine
Avenue with at least 4 feet of separation between it and the ultimate ACHD right-of-way.
c. Add Revise plat note number 18 regarding statiag4ha4 Lot 910,Block Ito state: Lot 10,
Block 1 is a non-buildable lot and is to be owned and maintained by the HOA until such
time that it redevelops as either common open space or as public right,-off,-�waj on1X.
dShow Let6 Bleek 22as a eewA efi openi3aee lot ifi rcead of c�
3 At least for ( m days prior-t the City r,,,nei hear-:r.g Prior to Final Plat submittal,the
landscape plan included in Section VII.C, dated 04/20/2020 shall be revised as follows:
a. Revise the landscape plan to show the required shrubs and other vegetative ground cover
within the street landscape buffers along N. Black Cat Road and W. Pine Avenue.
b. Revise the landscape plan to show the layout of the revised preliminary plat; make any
adjustments to the calculations table if needed.
Page 28
c. Revise the landscape plans to show the detached sidewalks along N. Black Cat Road and
W. Pine Avenue with at least 4 feet of separation between it and the ultimate ACHD
right-of-way.
d. Show Let 6, Bleek 2 as a eemmon open Qi3aee lot instead of a building let with the
eefFeet yegetatien as set fe#h i UPC-11 3G and 4-3&
e. Revise the landscape plans to show Lot 4-9 8,Block 1 with the required vegetative ground
cover.
£ Add a detail of the proposed tet44 amenity to the landscape plans to ensure quality of
structures.
4. Prior-te the Gemmissien heafing,the Appheant shall provide the fellewing te Planning S
1)building elevations depieting these homes th4 are alley leaded a-ad side leaded,a*d; 2)
e*hibits showing setbaek eemplianee with the pr-opesed bttildiag let sizes a-ad diff-er-eat style
Homes.
5. Future development shall be consistent with the R-8 dimensional standards listed in UDC
Table 11-2A-6 for all buildable lots.
6. All common open space and site amenities shall be maintained by an owner's association as
set forth in UDC 11-3G-3F1.
7. Off-street parking is required to be provided in accord with the standards listed in UDC Table
11-3C-6 for single-family dwellings based on the number of bedrooms per unit.
8. 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.
9. Upon completion of the landscape installation, a written Certificate of Completion shall be
submitted to the Planning Division verifying all landscape improvements are in substantial
compliance with the approved landscape plan as set forth in UDC 11-3B-14.
10. The fagade of structures that face N. Black Cat Rd. and W. Pine Ave. shall incorporate
articulation through changes in materials,color,modulation, and architectural elements
(horizontal and vertical)to break up monotonous wall planes and roof lines in accord with
UDC 11-3A-19 and the Meridian Design Manual.
11. The Applicant shall adhere to all ACHD conditions of approval.
12. The applicant shall construct all proposed fencing and/or any fencing_required by the UDC,
consistent with the standards as set forth in UDC 11-3A-7 and 11-3A-6B, as applicable.
13. The preliminary plat approval shall become null and void if the applicant fails to either 1)
obtain the City Engineer signature on a final plat within two years of the date of the approved
findings; or 2)obtain approval of a time extension as set forth in UDC 11-6B-7.
14. At least ten H 04 days vr-ier-to the City Geeneil heafine,the Appligant shall ensiffe that no tfee
-
B. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1 A street light plan will need to be included in the final plat application. Street light plan
requirements are listed in section 6-7 of the City's Design Standards.
Page 29
lot pathway and tied into the e*isting 9" watef main stii in Blaek Cat. This sttib is not
1.3 Due to service crossing issues,please relocate the storm drainage beds on the south end of the
project to the east-west roadway.
1.4 Relocate the east-west sewer alignment at the southwest corner of the development to connect
to the existing manhole that is closer to the south property boundary in N. Black Cat Road.
1.5 Applicant to abandon the existing water main stub,per Meridian Public Works standards,
near the northwest corner of the development in N. Black Cat Road.
1.6 Genneet the wa4efmaia at the seffffi end of N. Tr-aqt*air-St-Feet to the e*isfiag mainline in N.
Blaek Cat Read. The alignmefft of this eenneetieft should follow established Ut4it�
1.7 The applicants design engineer has indicated that a geotechnical site investigation was
conducted by MTI(Materials Testing&Inspection)dated December 4,2019, indicating that
groundwater was encountered at 14-feet below ground surface. It was also stated that the
MTI report concluded that groundwater would remain greater than 4-feet below ground
surface. The actual MTI report was not submitted with the application,and typically they
highlight any specific soils concerns,and specific construction considerations and
recommendations. The applicant shall be responsible for the strict adherence of these
considerations and recommendations to help ensure that homes are constructed upon suitable
bearing soils, and that shallow groundwater does not become a problem with home
construction. Prior to this application being considered by the Meridian City Council,
the applicant shall be required to submit the MTI report and any up to date ground
water monitoring data based upon current adopted building codes, as well as any other
updated geotechnical information or recommendations since the initial work.
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 I I"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.
Page 30
2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-
round source of water(MCC 12-13-8.3). The applicant should be required to use any
existing surface or well water for the primary source. If a surface or well source is not
available,a single-point connection to the culinary water system shall be required. If a
single-point connection is utilized,the developer will be responsible for the payment of
assessments for the common areas prior to prior to receiving development plan approval.
2.5 All existing structures that are required to be removed shall be prior to signature on the final
plat by the City Engineer. Any structures that are allowed to remain shall be subject to
evaluation and possible reassignment of street addressing to be in compliance with MCC.
2.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways,intersecting,
crossing or laying adjacent and contiguous to the area being subdivided shall be addressed
per UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code
42-1207 and any other applicable law or regulation.
2.7 Any existing domestic well system within this project shall be removed from domestic
service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering
Department at(208)898-5500 for inspections of disconnection of services. Wells may be
used for non-domestic purposes such as landscape irrigation if approved by Idaho
Department of Water Resources Contact Robert B. Whitney at(208)334-2190.
2.8 Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment
procedures and inspections(208)375-5211.
2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and
activated,road base approved by the Ada County Highway District and the Final Plat for
this subdivision shall be recorded,prior to applying for building permits.
2.10 A letter of credit or cash surety in the amount of 110%will be required for all uncompleted
fencing, landscaping, amenities, etc.,prior to signature on the final plat.
2.11 All improvements related to public life, safety and health shall be completed prior to
occupancy of the structures. Where approved by the City Engineer, an owner may post a
performance surety for such improvements in order to obtain City Engineer signature on the
final plat as set forth in UDC 11-5C-3B.
2.12 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process,prior to the issuance of a plan
approval letter.
2.13 It shall be the responsibility of the applicant to ensure that all development features comply
with the Americans with Disabilities Act and the Fair Housing Act.
2.14 Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
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.
Page 31
2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation
district or ACHD. The design engineer shall provide certification that the facilities have
been installed in accordance with the approved design plans. This certification will be
required before a certificate of occupancy is issued for any structures within the project.
2.20 At the completion of the project,the applicant shall be responsible to submit record
drawings per the City of Meridian AutoCAD standards. These record drawings must be
received and approved prior to the issuance of a certification of occupancy for any structures
within the project.
2.21 A street light plan will need to be included in the civil construction plans. Street light plan
requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A
copy of the standards can be found at
http://www.meridiancity.org/public_works.aspx?id=272.
2.22 The City of Meridian requires that the owner post to the City a performance surety in the
amount of 125%of the total construction cost for all incomplete sewer,water and reuse
infrastructure prior to final plat signature. This surety will be verified by a line item cost
estimate provided by the owner to the City. The surety can be posted in the form of an
irrevocable letter of credit, cash deposit or bond. Applicant must file an application for
surety,which can be found on the Community Development Department website. Please
contact Land Development Service for more information at 887-2211.
2.23 The City of Meridian requires that the owner post to the City a warranty surety in the
amount of 20%of the total construction cost for all completed sewer,water and reuse
infrastructure for duration of two years. This surety will be verified by a line item cost
estimate provided by the owner to the City. The surety can be posted in the form of an
irrevocable letter of credit,cash deposit or bond. Applicant must file an application for
surety,which can be found on the Community Development Department website. Please
contact Land Development Service for more information at 887-2211.
C. FIRE DEPARTMENT(MFD)
https://weblink.meridianciU.org/WebLink/DocView.aspx?id=190297&dbid=0&r0o=MeridianC
ky
D. POLICE DEPARTMENT(MPD)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=190779&dbid=0&r0o=MeridianC
E. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ)
https://weblink.meridiancily.org/WebLink/DocView.aspx?id=191217&dbid=0&r0o=MeridianC
ky
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F. CENTRAL DISTRICT HEALTH DEPARTMENT(CDH)
https:llweblink.meridianciU.org/WebLink/DocView.aspx?id=190615&dbid=0&r0o=MeridianC
hty
G. ADA COUNTY HIGHWAY DISTRICT(ACHD)
https:llweblink.meridiancily.org/WebLink/Doc View.aspx?id=194266&dbid=0&repo=MeridianC
Ry
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;
Commission finds the proposed zoning map amendment to R-8 and proposed use are
consistent with the Comprehensive Plan, if all provisions of the Development Agreement and
conditions of approval are complied with.
2. The map amendment complies with the regulations outlined for the proposed districts,
specifically the purpose statement;
Commission finds the proposed zoning map amendment and use of detached single-family
dwellings complies with the regulations outlined for the requested upzone to the R-8 zoning
district, specifically the purpose statement.
3. The map amendment shall not be materially detrimental to the public health,safety,
and welfare;
Commission 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
Commission 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.
The property is already annexed into the City of Meridian. Therefore, Commission finds that
this finding is not applicable.
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;
Commission finds that the proposed plat, with Staffs recommendations, is in substantial
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compliance with the adopted Comprehensive Plan in regard to land use, density,
transportation, and pedestrian connectivity. (Please see Comprehensive Plan analysis and
other analysis 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;
Commission 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, Commission finds that the subdivision will not require the expenditure of capital
improvement funds.
4. There is public financial capability of supporting services for the proposed development;
Commission finds there is public financial capability of supporting services for the proposed
development based upon comments from the public service providers(i.e.,Police,Fire,ACHD,
etc). (See Section VIII for more information.)
5. The development will not be detrimental to the public health, safety or general welfare;
and,
Commission is not aware of any health, safety, or environmental problems associated with the
platting of this property. ACHD considers road safety issues in their analysis and approves of
the project.
6. The development preserves significant natural, scenic or historic features.
Commission is unaware of any significant natural, scenic or historic features that exist on this
site that require preserving.
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