PZ - Staff Report 12-17
STAFF REPORT
C OMMUNITY D EVELOPMENT D EPARTMENT
HEARING 12/17/2020
DATE:
TO: Planning & Zoning Commission
FROM:
Alan Tiefenbach, Associate Planner
208-489-0573
SUBJECT: AZ, PP-H-2020-0105
Cache Creek Subdivision
LOCATION: The site is located at 1560 W. Victory Rd
and 2955 S. Locust Grove Rd, in the SE
¼ of Section 19, Township 3 N., Range
1E.
I. PROJECT DESCRIPTION
Annexation of 15.18 acres of land from RUT zone in Ada County to the R-4 zone and a preliminary
plat consisting of 41 buildable lots and 4 common lots on 13.99 acres in the proposed R-4 zone.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage AZ acreage is 15.18; Pre-plat is 13.99 acres
Future Land Use Designation Low Density Residential
Existing Land Use(s) Single Family / Rural
Proposed Land Use(s) Single Family
Lots (# and type; bldg./common) 41 Single Family
Phasing Plan (# of phases) 1 phase
Number of Residential Units (type 41
of units)
Density 2.93 du / acre
Open Space (acres, total 97,139 sq. ft (16%) qualified common open space
\[%\]/buffer/qualified)
Amenities ¾ acre park, playground, benches, and pathway.
Physical Features (waterways, Small portion of 10-mile creek bisects extreme SW corner
hazards, flood plain, hillside) of property, 500-year floodplain on NW tip of property.
Neighborhood meeting date; # of August 27, 2020 – 3 attendees signed in.
attendees:
History (previous approvals) Kachina Estates Subdivision (County Subdivision)
Page 1
Description Details Page
Public Testimony Omar and Rita Green submitted letters of opposition to the
project. Primary concern is that access is occurring through
Cabella Creek Subdivision and not from S. Locust Grove
or E. Victory Rd. The Greens also requested a building
moratorium.
B. Community Metrics
Description Details Page
Ada County Highway District
Yes
Staff report (yes/no)
No
Requires ACHD
Commission Action
(yes/no)
No
Traffic Impact Study (yes/no)
Access (Arterial/Collectors/State Access is proposed from two western roads (E. Loggers Pass
Hwy/Local)(Existing and St. and E. Sagemoor St) to S. Bailey Avenue in the existing
Proposed) Cabella Creek Subdivision. S. Bailey Rd provides access to
existing local roads, which connect to S. Locust Grove Rd.
and E. Victory Rd.
Traffic Level of Service LOS “F”
Stub Street/Interconnectivity/Cross N/A
Access
Existing Road Network None
Existing Arterial Sidewalks / None
Buffers
Proposed Road Improvements Applicant will construct internal roads to 33’ template and
dedicate necessary ROW. Applicant will pay $38,425 into a
road trust for sidewalk construction associated with
scheduled ACHD improvement to S. Locust Grove Rd and
E. Victory Rd.
Distance to nearest City Park (+ 1 ½ miles to Fire Station #4 Park and Gordon Harris Park
size)
Fire Service
1.8 miles
Distance to Fire Station
< 5 minutes
Fire Response Time
77%
Resource Reliability
1
Risk Identification
Meets all requirements
Accessibility
Will not require aerial device
Special/resource needs
1,000 gph
Water Supply
Police Service
2 Miles
Distance to Police Station
730
Calls for Service
61.1% P2, 35.3% P1, .75% P3
% of calls for service split
by priority
None needed
Specialty/resource needs
111
Crimes
61
Crashes
Wastewater
N/A
Distance to Sewer
Services
S. Black Cat Trunkshed
Sewer Shed
Page 2
Description Details Page
See application
Estimated Project Sewer
ERU’s
13.98
WRRF Declining Balance
Yes
Project Consistent with
WW Master Plan/Facility
Plan
Comments Flow has been committed
Water
0
Distance to Water
Services
4
Pressure Zone
See application
Estimated Project Water
ERU’s
None
Water Quality Concerns
Yes
Project Consistent with
Water Master Plan
This development will need to be modeled at each phase to make sure each
Comments
phase meets the minimum fire flow requirements.
Ada County Schools
Hillsdale ES – 2.9 Miles
Impacted Schools
Victory MS – 2.0 Miles
Mountain View HS – 1.4 Miles
Hillsdale ES - 700
Capacity of Schools
Victory MS – 1000
Mountain View HS – 2175
Hillsdale ES - 780
# of Students Enrolled
Victory MS – 970
Mountain View HS – 2237
Hillsdale ES - 13
Estimated New Students
Victory MS – 7
Generated by Development
Mountain View HS – 9
C. Project Area Maps
Future Land Use Map Aerial Map
Page 3
Zoning Map Planned Development Map
III. APPLICANT INFORMATION
A. Applicant:
Matt Schultz – Schultz Development, 8421 S. Ten Mile Rd., Meridian, ID 83642
B. Owners:
Mark and Karen Carrington – 2955 S, Locust Grove Rd., Meridian, ID 83642
Open Door Rentals LLC – 1977 E. Overland Rd, Meridian, ID 83642
IV. NOTICING
Planning & Zoning City Council
Posting Date Posting Date
Newspaper Notification
11/27/2020
Radius notification mailed to
11/23/2020
properties within 300 feet
Public hearing notice sign posted
12/4/2020
on site
Nextdoor posting
11/23/2020
Page 4
V. STAFF ANALYSIS
A. Annexation:
The proposed annexation area is contiguous to City annexed property and is within the Area of City
Impact Boundary. To ensure the site develops as proposed by the applicant, staff is recommending a
development agreement as part of the annexation approval.
B. Future Land Use Map Designation (https://www.meridiancity.org/compplan)
This property is designated Low Density Residential on the City’s Future Land Use Map (FLUM)
contained in the Comprehensive Plan. This designation allows for dwelling units at gross densities of
less than three dwelling units per acre. The zoning to R-4 and proposed density of 2.9 du / acre is
consistent with the density parameters of the Future Land Use Map.
Comprehensive Plan Policies (https://www.meridiancity.org/compplan):
The following Comprehensive Plan Policies are applicable to this development:
“Encourage a variety of housing types that meet the needs, preferences, and financial
capabilities of Meridian’s present and future residents.” (2.01.02D)
The proposed low density single-family detached homes will contribute to the variety of
residential categories in the City; however, there is no variety in housing types proposed
within the development. R-4 and R-8 zoning and detached single-family homes are abundant
in this immediate area.
“Require pedestrian access in all new developments to link subdivisions together and
promote neighborhood connectivity”. (2.02.01D)
Five-foot detached sidewalks are proposed on both side of all streets within this development.
There is also a pedestrian connections from the sidewalk into Common Lot 3 Block 11
(containing a playground) and a pathway along the detention pond at the southwest to E.
Victory Rd.
There is a 10’ regional pathway that parallels Ten Mile Creek to E. Victory Rd in the Cabella
Creek Subdivision to the west (no part of this pathway is on the subject property), and a 10’
regional pathway that parallels Eight Mile Parallel and ends at S. Locust Grove on the east
side of S. Locust Grove. Although the proposed plat shows a 5’ sidewalk running along the S.
Locust Grove Rd frontage and sidewalks along the internal streets in this development, staff
believes there should be a mid-development connection that provides more direct pedestrian /
bicycle access. This should be directly across S. Locust Grove Rd from the Eight Mile
Pathway to the east, and the Ten Mile Creek Pathway and E. Victory Rd to the south and
west. As a condition of approval, staff recommends an east-west pathway connection be
provided directly across from the Eight Mile Lateral Pathway to Common Lot 11, Block 3.
The applicant should work with Meridian Parks and Recreation to determine whether
signage should be erected within Common Lot 11, Block 3 to direct users along this pathway
connection to the Ten Mile Pathway and Eight Mile Pathway.
“Ensure development provides safe routes and access to schools, parks, and other community
gathering places. (2.02.01G)”
See staff’s analysis regarding sidewalks and pathways above.
Page 5
“Require urban infrastructure be provided for all new developments, including curb and
gutter, sidewalks, water and sewer utilities.” (3.03.03G)
Urban sewer and water infrastructure and curb, gutter and sidewalks is required to be
provided with development as proposed.
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)
There will be two accesses to the property. Both accesses propose connectivity from local
roads within the Cabella Creek Subdivision rather than either arterial bordering the
property. In addition, the proposal includes closing 5 existing curb cuts along S. Locust
Grove Rd.
Protect and enhance existing waterways, groundwater, wetlands, wildlife habitat, air, soils,
and other natural resources. (4.05.01)
A small portion of Ten Mile Creek crosses the southwest portion of the property. The
applicant has indicated this will be contained within a common lot (Lot 4, Block 2) as a
retention facility. However, the landscape plan omits a portion of this lot although it is on the
subject property. As Ten Mile Creek is a significant natural feature and contains a regional
pathway, staff recommends as a condition of approval that the landscape plan be revised to
reflect the entirety of this lot, and to integrate this important waterway into the development
as a natural amenity.
C. Existing Structures/Site Improvements:
There two existing single-family residence on the site. The residence at the corner of E. Victory
Rd and S. Locust Grove is intended for demolition. The house at the northeast is proposed to be
retained and must connect to City utilities upon annexation of the property.
D. Proposed Use Analysis:
Single-family detached dwellings are listed as a principal permitted use in the R-4 zoning districts
in UDC Table 11-2A-2.
E. Dimensional Standards (UDC 11-2):
All proposed lots and public streets appear to meet UDC dimensional standards per the submitted
preliminary plat. This includes property sizes, required street frontages of at least 60’, and road
widths. Development of the subdivision is required to comply with the subdivision design and
improvement standards listed in UDC 11-6C-3, including but not limited to streets, common
driveways and block face. No common driveways are proposed with this subdivision. The
average lot size is 8,959 sq. ft. and the smallest lot size is 8,003 sq. ft. Minimum lot sizes are
proposed at 8,000 square feet, which complies with the requirements of the R-8 zone district.
Minimum living area for detached homes in the R-4 Zone District is 1,400 sq. ft. The proposed
home size, as indicated in the narrative, is at least 1,800 sq. ft.
Page 6
F. Access (UDC 11-3A-3):
There will be two accesses to the property. Each access will connect to a stub street in the Cabella
Creek Subdivision to the west - Loggers Pass Street and Sagemoor Street. These stub streets
terminate at S. Bailey Way which connects to either S. Ascaino Way for access to E. Victory Rd
or E. Lake Creek St. for access to S. Locust Grove. The Cache Creek Subdivision employs a
“loop” road which will be constructed at 33’ wide with detached 5’ sidewalks and 8’ landscape
strips. The applicant proposes to dedicate additional right-of-way to ACHD for construction of
this internal road. There are 5 existing driveways onto Locust Grove Road from the site. This
development includes closing the 5 existing driveways by using landscaping and 5- foot wide
detached sidewalks to match improvements on either side. However, there are two driveways
existing on either side of 2955 S. Locust Grove Dr. (Lot 18, Block 2). Staff questions why two
driveways are necessary for this existing house.
S. Locust Grove Rd. currently has 2 lanes and no curb, gutter or sidewalk. E. Victory Rd.
presently has 2 lanes with no curb, gutter or sidewalk. Both roads operate at a Level of Service
(LOS) “F”, which is considered unsatisfactory. S. Locust Grove Rd. is scheduled to be widened
to 5 lanes between E. Overland Rd. to E. Victory Rd. in 2020. E. Victory Rd. is scheduled to be
widened to 3 lanes between S. Meridian Rd. and S. Eagle Rd in 2025. A roundabout is planned
for the E. Victory Rd. / S. Locust Grove Rd. intersection in 2022.
Sufficient right-of-way presently exists for widening of both S. Locust Grove Rd. and E. Victory
Rd. However, the applicant will be required to dedicate additional right-of-way for the E. Victory
Rd. / S. Locust Grove Rd. roundabout. Because both of these roads are due to be reconstructed in
the next 5 years, ACHD has requested the applicant pay $38,425 into a road trust deposit. The
road trust deposit funds will be used by ACHD to construct sidewalks abutting the site as part of
the future intersection project.
ACHD has reviewed this application and supports the proposal with conditions.
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.
H. Pathways (UDC 11-3B-12):
The project includes 5’ detached sidewalks on both side of all streets and a pedestrian
connections from the sidewalk into Common Lot 3 Block 11 and on the east side of the retention
pond to E. Victory Rd. All sidewalks and pathways contain landscape strips on both sides of at
least 8’ with at least one (1) tree per one hundred (100) feet of pathway.
As mentioned in the pedestrian access section above, staff believes there should be a mid-
development connection that provides more direct pedestrian / bicycle access directly across S.
Locust Grove Rd from the Eight Mile Lateral and sidewalk to the east, and the Ten Mile Creek
Pathway and E. Victory Rd to the south and west. Staff recommends this pathway generally
intersect in the vicinity of Blocks 12-15 Block 2 and Lots 7-4 Block 3 to Lot 11, Block 3 (the
common open space).
I. Sidewalks (UDC 11-3A-17):
Page 7
Five-foot detached sidewalks are proposed along internal streets in accord with the standards
listed in UDC 11-3A-17. ACHD has requested the applicant pay into a road trust for sidewalk
construction along S. Locust Grove Rd and E. Victory Rd. after future road reconstruction.
J. Parkways (UDC 11-3A-17):
As ACHD will be reconstructing and widening S. Locust Grove Rd. and E. Victory Rd, the
applicant is paying into a road trust for future sidewalk installation. All internal sidewalks and the
pathways into the common lot include a landscaped area of at least 8’ located between the edge of
the street or park and a sidewalk. These parkway strips meet the minimum landscaping
requirement for pathways at one tree per 100 linear feet per UDC 11-3B-7C.
K. Landscaping (UDC 11-3B):
The area of the proposed development is 603,349 sq. ft. The development proposes 97,139 sq. ft.
(16%) of qualified common open space. There are 8’ wide parkways along all sidewalks
landscaped at 1 tree per 35 linear feet. Half of each 25’ arterial buffer is included. There is a
30,171 sq. ft. common open space. There is also a 23,992 sq. ft. retention pond which meets the
minimum requirement of at least twenty thousand (20,000) square feet and visible from a public
street(s) on at least two (2) sides.
Although the minimum required square footage of qualified common open space is satisfied, the
arterial buffer along S. Locust Grove Rd. does not meet the minimum 25’ required width east of
the existing house on Lot 18, Block 2. The applicant has noted due the existing house and the
widening of S. Locust Grove Rd. it is not feasible to provide the buffer. Staff is not convinced, as
it appears there is existing paving at the east side of the house to widen this buffer. Prior to the
City Council hearing, the applicant should either revise the plans to reflect a 25’ wide buffer, or
apply and be granted a buffer reduction through the alternative compliance process in accord with
UDC 11-5B-5.
The Landscape Plan indicates 3 trees meeting the mitigation requirements are being removed at a
total of 65 caliper inches. The applicant proposed to replace these with 33 trees of 2 caliper inches
in accord with UDC standards.
L. Qualified Open Space (UDC 11-3G):
As mentioned above, the development proposes 97,139 sq. ft. (16%) of qualified common open
space (please see attached open space exhibit). Parkways are credited along all sidewalks that
meet the minimum 8’ width requirements and are landscaped at one tree per 100 linear feet. Both
arterial buffer is given ½ credit. The 30,171 sq. ft. central common open space is landscaped with
at least one (1) deciduous shade tree per eight thousand (8,000) square feet as is the 23,992 sq. ft.
retention pond (required trees are along the periphery of this lot). Except for the width deficiency
for one portion of the S. Locust Grove Rd arterial buffer in the vicinity of Lot 18, Block 2 (as
discussed above), the proposal meets the minimum requirements of UDC 11-3G.
M. Qualified Site Amenities (UDC 11-3G):
Based on an area of 13.99 acres, 2 site amenities are required. This development includes a ¾
acre centrally located park with a playground and benches. This meets the requirements for an
open space of at least 20,000 sq. ft. from the quality of life amenity category, and a children’s
play structure from the recreational amenities category. It is staff’s opinion that this is sizable
Page 8
amenity in an excellent location. However, as mentioned in the pathways section, staff is
recommending a pathway which provides an east / west connection across the property. This
pathway should generally intersect in the vicinity of Blocks 12-15 Block 2 and Lots 7-4 Block 3
to Lot 11, Block 3 (the common open space).
N. Waterways (UDC 11-3A-6):
The FEMA maps indicate a 100-year floodplain at the extreme southwestern corner of the site
along Ten Mile Creek. An ACHD retention basin is proposed in this area (Lot 4, Block 2). No
other development is proposed within the floodplain.
Nampa Meridian Irrigation District (NMID) has mentioned Ten Mile Creek is contained within a
100’ irrigation easement, with 50’ on either side of the creek. The Plat should be revised to reflect
this easement.
As already mentioned, the landscape plan omits the portion of the property which contains the
waterway, and UDC 11-3A-9 (as well 11-3A-6) states existing natural features that add value to
development and enhance the attractiveness of the community shall be preserved or mitigated in
the design of the development. Staff recommends that prior to City Council, the applicant should
revised the landscape plan to include all of Lot 4, Block 2 and to design this waterway in as a
natural amenity.
O. Fencing (UDC 11-3A-6, 11-3A-7):
The landscape plan reflects 6’ tall vinyl fencing along the perimeter of the property and the
driveway accessing the existing residence on Lot 18, Block 2. 4’ tall vinyl fencing is shown
around Common Lot 11, Block 3 (the park). 6’ high wrought iron fencing is shown bordering the
retention pond in Lot 4, Bloc, 2. The fencing meets the requirements of 11-3A-6 and 11-3A-7.
Utilities (UDC 11-3A-21):
Public services are available to accommodate the proposed Development. All lots within the
subdivision will be provided domestic water and sanitary sewer service by the City from 8” water
and sewer mains located in the Cabella Creek Subdivision stub streets to the west.
P. Building Elevations (UDC 11-3A-19 | Architectural Standards Manual):
The Applicant has submitted sample elevations of the single-family homes for this project (see
Section VII.E).
The single-family homes are depicted as two-story structures with two-car garages, and a variety
of finish materials with stone and lap-siding combinations. The submitted sample elevations
appear to meet design requirements for single-family homes but do not include elevations of the
sides or rears of structures.
As many of the houses will be very visible from E. Victory Rd. and S. Locust Grove Rd. staff
recommends a condition that the rear and/or sides of 2-story structures on Lots 5 through 16 of
Block 2 that face E. Victory Rd. and S. Locust Grove Rd. incorporate articulation through
changes in two or more of the following: modulation (e.g. projections, recesses, step-backs, pop-
outs), bays, banding, porches, balconies, material types, or other integrated architectural
elements to break up monotonous wall planes and roof lines. Single-story structures are exempt
from this requirement. Planning approval will be required at time of building permit.
Page 9
DECISION
Q. Staff:
Staff recommends approval of the requested annexation, zoning and preliminary plat with the
conditions noted in Section IX.A per the Findings in Section IX.
Page 10
VI. EXHIBITS
A. Preliminary Plat (date: 10/9/2020)
Page 11
B. Landscape Plan Overview Sheet (date: 9/30/2020)
Page 12
common lot. Grove Rd. to from S. Locust area that connects a pathway in this Staff recommends
C. Color Landscape Plan (date: 10/14/2020)
Page 13
D. Common Open Space Exhibit (date: 9/25/20)
Page 14
E. Elevations: (date 10/14/20)
Page 15
F. Annexation Exhibit (date: 8/20/20)
Page 16
Page 17
VII. 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 and conceptual building elevations for the
single-family dwellings included in Section VII and the provisions contained
herein.
b. The rear and/or sides of 2-story structures on Lots 5 through 16 of Block 2 that
face E. Victory Rd. and S. Locust Grove Rd. incorporate articulation through
changes in two or more of the following: modulation (e.g. projections, recesses,
step-backs, pop-outs), bays, banding, porches, balconies, material types, or
other integrated architectural elements to break up monotonous wall planes and
roof lines. Single-story structures are exempt from this requirement. Planning
approval will be required at time of building permit.
c. The existing residence at 2955 S. Locust Grove Rd. (Lot 18, Block 2) will be
required to abandon the well and septic system and connect to City water and
sewer with development of the property.
2. Prior to City Council, the applicant shall revise the plans to include a pathway
connection directly across from the Eight Mile Lateral Pathway (east side of S.
Locust Grove Rd.) to the pathway shown at Common Lot 11, Block 3. Pathway
should generally intersect in the vicinity of Blocks 12-15 Block 2 and Lots 7-4
Block 3 to Lot 11.
3. Prior to the City Council hearing, the applicant shall either revise the plans to reflect a 25’
wide buffer, including along Lot 18, Block 2, or apply and be granted a buffer reduction
through the alternative compliance process in accord with UDC 11-5B-5.
4. Prior to the City Council hearing, the applicant shall revise the plans to include all of Lot 4,
Block 2 and integrate Ten Mile Creek into the site as a natural amenity.
5. The Ten Mile Creek Nampa Meridian Irrigation District easement shall be reflected on the
Preliminary Plat and Landscape Plan.
6. The applicant shall coordinate with Meridian Parks and Recreation to determine
whether signage shall be installed to direct users to the pathway connection
paralleling Retention Basin Lot 4, Block 2 to the Ten Mile Pathway to the
southwest, and the connection to the Eight Mile Pathway across S. Locust Grove
Rd.
7. All 5 (five) existing driveways onto Locust Grove Road shall be closed with landscaping and
5- foot wide detached sidewalks to match improvements on either side as proposed.
Page 18
8. The Preliminary Plat included in Section VII, dated 10/29/20, is approved with the conditions
listed in 2, 3, 4 and 5 and with the addition that Note 6 be revised to include Lots 11 and 12,
Block 3 instead of Lots 1 and 3 (regarding common lots).
9. The Landscape Plan included in Section VII, dated 9/30//2020, is approved with the
conditions listed in 2, 3, 4 and 5 with the addition that the Landscape Requirements box on
Page L-1 be changed to indicate a 25’ buffer along S. Locust Grove Rd.
10. 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.
11. The applicant shall comply with all provisions of 11-3A-3 with regard to access to streets.
12. The applicant shall comply with the sidewalk and parkway standards as set forth in UDC 11-
3A-17.
13. The development shall comply with standards and installation for landscaping as set forth in
UDC 11-3B-5 and maintenance thereof as set forth in UDC 11-3B-13.
14. The plat shall comply with the provisions for irrigation ditches, laterals, canals and/or
drainage courses, as set forth in UDC 11-3A-6. Ten Mile Creek shall remain protected during
construction on the site.
15. Pathway and adjoining fencings and landscaping shall be constructed consistent with the
standards as set forth in UDC 11-3A-7A7, 11-3A-8 and 11-3B-12C.
16. The applicant shall preserve any existing trees on the subject property that are four-inch
caliper or greater; or mitigate for the loss of such trees as set forth in UDC 11-3B-10C.
17. The development shall comply with all subdivision design and improvement standards as set
forth in UDC 11-6C-3, including but not limited to driveways, easements, blocks, street
buffers, and mailbox placement.
18. 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.
19. The Applicant shall have a maximum of two (2) years to obtain City Engineer’s signature on
a final plat in accord with UDC 11-6B-7.
20. The Applicant shall comply with all conditions of ACHD.
B. PUBLIC WORKS DEPARTMENT
SITE SPECIFIC CONDITIONS:
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. A future install agreement
and deposit is required for the Type 1 streetlights on Locust Grove and part of Amity Road due
to upcoming ACHD roadway construction. Contract the Transportation and Utility Coordinator
for additional information.
2. This development will need to be modeled at each phase to make sure each phase meets the
minimum fire flow requirements.
3. The geotechnical investigative report for this development, prepared by SITE Consulting, LLC,
Page 19
dated 12/11/2020 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.
GENERAL CONDITIONS:
1. Sanitary sewer service to this development is available via extension of existing mains adjacent
to the development. The applicant shall install mains to and through this subdivision; applicant
shall coordinate main size and routing with the Public Works Department, and execute standard
forms of easements for any mains that are required to provide service. 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. Water service to this site is available via extension of existing mains adjacent to the
development. The applicant shall be responsible to install water mains to and through this
development, coordinate main size and routing with Public Works.
3. 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.
4. Upon installation of the landscaping and prior to inspection by Planning Department staff, the
applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A.
5. A letter of credit or cash surety in the amount of 110% will be required for all incomplete
fencing, landscaping, amenities, pressurized irrigation, prior to signature on the final plat.
6. The City of Meridian requires that the owner post with the City a performance surety in the
amount of 125% of the total construction cost for all incomplete sewer, water 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 applicant shall be required to enter into a Development Surety
Agreement with the City of Meridian. 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.
7. 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, and water infrastructure for a
duration of two years. This surety amount will be verified by a line item final cost invoicing
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.
8. In the event that an applicant and/or owner cannot complete non-life, non-safety and non-health
improvements, prior to City Engineer signature on the final plat and/or prior to occupancy, a
surety agreement may be approved as set forth in UDC 11-5C-3C.
9. 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.
10. 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.
Page 20
11. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
12. Developer shall coordinate mailbox locations with the Meridian Post Office.
13. All grading of the site shall be performed in conformance with MCC 11-1-4B.
14. 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.
15. The 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.
16. 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.
17. 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.
18. Street light plan requirements are listed in section 6-7 of the Improvement Standards for Street
Lighting (http://www.meridiancity.org/public_works.aspx?id=272). All street lights shall be
installed at developer’s expense. Final design shall be submitted as part of the development
plan set for approval, which must include the location of any existing street lights. The
contractor’s work and materials shall conform to the ISPWC and the City of Meridian
Supplemental Specifications to the ISPWC. Contact the City of Meridian Transportation and
Utility Coordinator at 898-5500 for information on the locations of existing street lighting.
19. 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 signature of the final plat by the City Engineer.
20. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
21. 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 Water Department at
(208)888-5242 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.
22. Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9 4 8. Contact the Central District Health Department for
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abandonment procedures and inspections.
23. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 9-1-28.C.1). 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 development plan approval.
24. 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.
C. COMMUNITY DEVELOPMENT SCHOOL IMPACTS
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=216460&dbid=0&repo=MeridianC
ity
D. ACHD
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=216615&dbid=0&repo=MeridianC
ity
E. MERIDIAN POLICE DEPARTMENT
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=216639&dbid=0&repo=MeridianC
ity
F. MERIDIAN FIRE DEPARTMENT (MFD)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=215854&dbid=0&repo=MeridianC
ity
G. ADA COUNTY
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=215861&dbid=0&repo=MeridianC
ity
H. DEPARTMENT OF ENVIRONMENTAL QUALITY
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=216380&dbid=0&repo=MeridianC
ity
I. NAMPA & MERIDIAN IRRIGATION DISTRICT
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=217644&dbid=0&repo=MeridianC
ity
VIII. 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:
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1. The map amendment complies with the applicable provisions of the comprehensive plan;
Staff finds annexation of the subject site with an R-4 zoning designation is consistent with the
Comprehensive Plan MDR FLUM designation for this property if the Applicant complies with the
provisions in Section VII.
2. The map amendment complies with the regulations outlined for the proposed district, specifically
the purpose statement;
Staff finds the lot sizes and layout proposed will be consistent with the purpose statement of the
residential districts in that a range of housing opportunities will be provided consistent with the
Comprehensive Plan.
3. The map amendment shall not be materially detrimental to the public health, safety, and welfare;
Staff finds that the proposed zoning map amendment should not be detrimental to the public
health, safety, or welfare. Staff recommends the Commission and Council consider any oral or
written testimony that may be provided when determining this finding.
4. The map amendment shall not result in an adverse impact upon the delivery of services by any
political subdivision providing public services within the city including, but not limited to, school
districts; and
Staff finds that the proposed zoning amendment will not result in any adverse impact upon the
delivery of services by any political subdivision providing services to this site.
5. The annexation (as applicable) is in the best interest of city
Staff finds the proposed annexation is in the best interest of the City if the property is developed
in accord with the provisions in Section VII.
B. Preliminary Plat (UDC 11-6B-6)
In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the
decision making body shall make the following findings: (Ord. 05-1170, 8-30-2005, eff. 9-15-
2005)
1. The plat is in conformance with the comprehensive plan and is consistent with this unified
development code; (Ord. 08-1372, 7-8-2008, eff. 7-8-2008)
Staff finds the proposed plat is generally in conformance with the UDC if the Applicant
complies with the conditions of approval in Section VII.
2. Public services are available or can be made available and are adequate to accommodate the
proposed development;
Staff finds public services can be made available to the subject property and will be adequate
to accommodate the proposed development.
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3. The plat is in conformance with scheduled public improvements in accord with the city's
capital improvement program;
Staff finds the proposed plat is in substantial conformance with scheduled public
improvements in accord with the City’s CIP.
4. There is public financial capability of supporting services for the proposed development;
Staff finds there is public financial capability of supporting services for the proposed
development.
5. The development will not be detrimental to the public health, safety or general welfare; and
Staff finds the proposed development will not be detrimental to the public health, safety or
general welfare.
6. The development preserves significant natural, scenic or historic features. (Ord. 05-1170, 8-
30-2005, eff. 9-15-2005)
A portion of Ten Mile Creek is on the subject property. As mentioned above, the applicant
should revise the plans to integrate this creek into the development as a natural amenity.
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