Wadsworth Meridian Subdivision H-2020-0104 Findings Item#12.
CITY OF MERIDIAN
FINDINGS OF FACT,CONCLUSIONS OF LAW C�f[EFI
DIAN:-~'
AND DECISION&ORDER
In the Matter of the Request for Preliminary Plat approval consisting of five(5) commercial
building lots on 3.29 acres in the C-G zoning district for ownership purposes,by Wadsworth
Development.
Case No(s).H-2020-0104
For the City Council Hearing Date of: December 22, 2020 (Findings on January 5, 2021)
A. Findings of Fact
1. Hearing Facts(see attached Staff Report for the hearing date of December 22,2020, incorporated
by reference)
2. Process Facts(see attached Staff Report for the hearing date of December 22,2020, incorporated
by reference)
3. Application and Property Facts(see attached Staff Report for the hearing date of December 22,
2020, incorporated by reference)
4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing
date of December 22, 2020,incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use
Planning Act of 1975,"codified at Chapter 65,Title 67,Idaho Code(I.C. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code codified as
Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by
ordinance, established the Impact Area and the Comprehensive Plan of the City of Meridian,
which was adopted December 17,2019,Resolution No. 19-2179 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A.
4. Due consideration has been given to the comment(s)received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision,which shall be
signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant,the
Community Development Department,the Public Works Department and any affected party
requesting notice.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Wadsworth Meridian Subdivision—FILE#H-2020-0104)
- I Page 266
Item#12.
7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of December 22,2020,incorporated by reference. The conditions are concluded to
be reasonable and the applicant shall meet such requirements as a condition of approval of the
application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon
the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that:
1. The applicant's request for Preliminary Plat is hereby approved per the conditions of approval
in the Staff Report for the hearing date of December 22,2020, attached as Exhibit A.
D. Notice of Applicable Time Limits
Notice of Preliminary Plat Duration
Please take notice that approval of a preliminary plat, combined preliminary and final plat, or
short plat shall become null and void if the applicant fails to obtain the city engineer's signature
on the final plat within two(2)years of the approval of the preliminary plat or the combined
preliminary and final plat or short plat(UDC 11-6B-7A).
In the event that the development of the preliminary plat is made in successive phases in an
orderly and reasonable manner, and conforms substantially to the approved preliminary plat,
such segments, if submitted within successive intervals of two(2)years,may be considered for
final approval without resubmission for preliminary plat approval(UDC 11-6B-7B).
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-6B-7.A,the Director may authorize a single extension of time to obtain the City
Engineer's signature on the final plat not to exceed two(2)years. Additional time extensions up
to two(2)years as determined and approved by the City Council may be granted. With all
extensions,the Director or City Council may require the preliminary plat, combined
preliminary and final plat or short plat to comply with the current provisions of Meridian City
Code Title 11. If the above timetable is not met and the applicant does not receive a time
extension,the property shall be required to go through the platting procedure again(UDC 1I-
6B-7C).
Notice of Conditional Use Permit Duration
Please take notice that the conditional use permit,when granted, shall be valid for a maximum
period of two(2)years unless otherwise approved by the City. During this time,the applicant
shall commence the use as permitted in accord with the conditions of approval, satisfy the
requirements set forth in the conditions of approval, and acquire building permits and
commence construction of permanent footings or structures on or in the ground. For
conditional use permits that also require platting,the final plat must be signed by the City
Engineer within this two(2)year period.
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-5B-6.G.1,the Director may authorize a single extension of the time to commence the
use not to exceed one(1)two (2)year period. Additional time extensions up to two(2)years as
determined and approved by the City Council may be granted. With all extensions,the Director
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Wadsworth Meridian Subdivision—FILE#H-2020-0104)
-2-
Page 267
Item#12.
or City Council may require the conditional use comply with the current provisions of Meridian
City Code Title 11(UDC 11-513-6F).
Notice of Development Agreement Duration
The city and/or an applicant may request a development agreement or a modification to a
development agreement consistent with Idaho Code section 67-6511A. The development
agreement may be initiated by the city or applicant as part of a request for annexation and/or
rezone at any time prior to the adoption of findings for such request.
A development agreement may be modified by the city or an affected party of the development
agreement. Decision on the development agreement modification is made by the city council in
accord with this chapter. When approved, said development agreement shall be signed by the
property owner(s) and returned to the city within six(6)months of the city council granting the
modification.
A modification to the development agreement may be initiated prior to signature of the
agreement by all parties and/or may be requested to extend the time allowed for the agreement
to be signed and returned to the city if filed prior to the end of the six(6)month approval
period.
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. Please take notice that this is a final action of the governing body of the City of Meridian.
When applicable and pursuant to Idaho Code § 67-6521,any affected person being a person
who has an interest in real property which may be adversely affected by the final action of the
governing board may within twenty-eight(28)days after the date of this decision and order
seek a judicial review as provided by Chapter 52,Title 67,Idaho Code.
F. Attached: Staff Report for the hearing date of December 22,2020
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Wadsworth Meridian Subdivision—FILE#H-2020-0104)
-3- Page 268
Item#12.
By action of the City Council at its regular meeting held on the 5th day of January
2021.
COUNCIL PRESIDENT TREG BERNT VOTED
COUNCIL VICE PRESIDENT BRAD HOAGLUN VOTED
COUNCIL MEMBER JESSICA PERREAULT VOTED
COUNCIL MEMBER LUKE CAVENER VOTED
COUNCIL MEMBER JOE BORTON VOTED
COUNCIL MEMBER LIZ STRADER VOTED
MAYOR ROBERT SIMISON VOTED
(TIE BREAKER)
Mayor Robert E. Simison
Attest:
Chris Johnson
City Clerk
Copy served upon Applicant, Community Development Department,Public Works Department and City
Attorney.
By: Dated: 1-5-2021
City Clerk's Office
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Wadsworth Meridian Subdivision—FILE#H-2020-0104)
-4- Page 269
Item#12.
Exhibit A
STAFF REPORT E COMMUNITY
N --
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 12/22/2020 Legend
DATE: I�l
U Project Location
TO: Mayor&City Council
FROM: Joe Dodson,Associate Planner
208-884-5533 ®-
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SUBJECT: H-2020-0104
Wadsworth Meridian Subdivision ' ' IBM 'J
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LOCATION: The site is located at 3085 E. Ustick -
Road, at the southwest corner of S. Eagle
Road and E. Ustick Road,in the NE 1/4 of
the NE 1/4 of Section 5,Township 3N.,
Range 1 E. '
I. PROJECT DESCRIPTION
Request for Preliminary Plat approval consisting of five (5)commercial building lots on 3.29 acres in
the C-G zoning district for ownership purposes,by Wadsworth Development.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 3.29(C-G zoning district)
Future Land Use Designation Mixed Use Regional
Existing Land Use(s) Vacant
Proposed Land Use(s) Commercial
Lots(#and type;bldg./common) 5 building lots
Physical Features(waterways, Milk Lateral runs along southern boundary of property;
hazards,flood plain,hillside) portion of irrigation casement that is on the subject site is
being respected and was verified during CZC approval.
Neighborhood meeting date;#of July 27,2020—One(1)attendee(representative of Kohls)
attendees:
History(previous approvals) H-2019-0082(DA Modification to remove the subject site
from an existing DA and enter into a new one specific to
this site;DA Inst.#2019-121599);A-2019-0376(CZC for
parking lot,landscaping,and other relevant site
improvements);A-2020-0163(CZC and Design Review
approval of an urgent care facility on the SEC pad site).
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Item#12.
B. Community Metrics
Description Details Page
Ada County Highway District
• Staff report(yes/no) Yes;Comply with letter noting review that occurred with
urgent care CZC(A-2020-0163).
• Requires ACHD Commission No
Action es/no
Access(Arterial/Collectors/State Access is proposed via a proposed shared driveway into
Hwy/Loca1)(Existing and Proposed) the development from E.Ustick Rd.No direct access is
proposed or allowed to E.Ustick Rd.or N.Eagle Rd.
Stub Street/Interconnectivity/Cross Subject site has existing cross-access agreements in place
Access for adjacent properties to the west and south.All of these
properties will be accessed via drive aisles.
Existing Road Network No
Existing Arterial Sidewalks/ The required sidewalks and landscaping is currently under
Buffers construction commensurate with the approved CZC plans
(A-2019-0376).
Proposed Road Improvements Applicant is not required to perform any road
improvements because Ustick and Eagle are at their full-
build out at this time.
Fire Service
• Distance to Fire Station 1.2 miles from Fire Station#3
• Fire Response Time This project lies within the Meridian Fire response time
goal of 5 minutes.
• Resource Reliability Fire Station#3 reliability currently 80%
• Risk Identification Risk Factor 3—commercial
• Accessibility Proposed project meets all Fire required access,road
widths,and turnarounds.
Police Service
• Distance to Station 3.5 miles from Meridian Police Department
• Response Time Approximately 2.5 minute response time to an emergency.
• Call Data Between 10/1/2019-9/30/2020,the Meridian Police
Department responded to 1,379 calls for service within a
mile of the proposed development.The crime count on the
calls for service was 98. See attached documents for
details.
Between 10/1/2019-9/30/2020,the Meridian Police
Department responded to 92 crashes within a mile of the
proposed development. See attached documents for
details.
• Additional Concerns None
Wastewater
• Distance to Sewer Services 0
• Sewer Shed Five Mile Trunkshed
• Estimated Project Sewer See application
ERU's
• WRRF Declining Balance 13.98
Project Consistent with WW YES
Master Plan/Facility Plan
• Impacts/Concerns Flow is committed
Water
• Distance to Water Services 0'
• Pressure Zone 3
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Item#12.
Description Details Page
• Estimated Project Water See application
ERU's
• Water Quality Concerns None
• Project Consistent with Water YES
Master Plan
• Impacts/Concerns No comments
C. Project Area Maps
.Future Land Use Map .Aerial Map
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.Zoning Map -Planned Development Map
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Project Location I Project Location
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Item#12.
III. APPLICANT INFORMATION
A. Applicant:
Brad Watson,Wadworth Development— 166 E. 14000 South, Ste. 210,Draper,UT 84020
B. Owner:
Nate Ballard,Wadworth Development— 166 E. 14000 South, Ste. 210, Draper, UT 84020
C. Representative:
Kristen McNeill, The Land Group,Inc.—462 E. Shore Drive, Suite 100,Eagle, ID 83616
IV. NOTICING
Planning& Zoning City Council
Posting Date Posting Date
Newspaper Notification 10/30/2020 12/4/2020
Radius notification mailed to
properties within 300 feet 10/30/2020 11/23/2020
Site Posting 11/5/2020 12/10/2020
Nextdoor posting 10/30/2020 11/23/2020
V. STAFF ANALYSIS
The subject property was annexed in 2003 as part of a larger annexation area(AZ-03-018).
There was a Development Agreement(DA) associated with this annexation which was modified
in 2019 to remove this property from that DA(H-2019-0082) and enter into a new one serving
just this site(DA Inst.#2019-121599).The Applicant does not have to subdivide the property in
order to develop it but is choosing to for future ownership purposes.The Applicant is required
to comply with all existing DA provisions.Each building site will be evaluated for compliance
with all applicable previous approvals at the time of Certificate of Zoning Compliance (CZC)
application submittal on each building lot.
A. Future Land Use Map Designation(https://www.meridiancity.org/compplan)
Mixed Use regional—In general,the purpose of mixed-use designations is to provide for a
combination of compatible land uses within a close geographic area that allows for easily
accessible and convenient services for residents and workers. The intent is to promote
developments that offer functional and physical integration of land uses,to create and enhance
neighborhood sense of place,and to allow developers a greater degree of design and use
flexibility.
Specifically,the purpose of the regional designation is to provide a mix of employment,retail,
and residential dwellings and public uses near major arterial intersections. The intent is to
integrate a variety of uses together,including residential,and to avoid predominantly single use
developments such as a regional retail center with only restaurants and other commercial uses.
Developments should be anchored by uses that have a regional draw with the appropriate
supporting uses.
The subject site is located at the southwest corner of the intersection of E. Ustick Road(an
arterial street) and N. Eagle Road/SH SS. Staff and the Applicant understand the importance of
providing more commercial uses in this area, especially on an undeveloped corner. To the east
and across Eagle Road are two large commercial centers; to the north is an additional
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Item#12.
commercial center. These surrounding areas provide a plethora of commercial uses that are used
at a regional level. Directly to the west of the subject site is intended to be a high-end indoor gym
(Villasport) and further to the south of the site is existing residential and some community serving
commercial.As these lots get developed over time, Staff believes that they will continue to add to
the City's commercial base and will likely be a higher benefit to users of the future Villasport and
residents to the southwest of this site. Staff is of the opinion that there is less need for these five
relatively small commercial lots to serve a regional base than those sites to the north and east. In
addition, this project, in conjunction with the approved uses to the west, should satisfy the
comprehensive plan and mixed-use policies.
B. Comprehensive Plan Policies(https://www.meridianciV.or /�compplan):
Some applicable Comprehensive Plan policies are cited below with Staff analysis in italics.
"Require appropriate building design, and landscaping elements to buffer, screen,beautify, and
integrate commercial,multifamily, and parking lots into existing neighborhoods."(5.01.02D).
This subdivision has received previous approvals that have analyzed the required landscape
buffers and site design.All perimeter landscaping will be constructed outside of each individual
lot and outside of the platting process. The approved landscaping meets all code requirements
and helps to beautify the property while keeping the building lots visible. The landscaping also
creates the required buffer to the two adjacent busy streets. In addition, each future building site
will add to the perimeter landscaping to enhance each of their sites. There are no directly
adjacent residences and likely, the subject site will not be directly viewable from the nearest
residential neighborhood once other properties redevelop in the near future. The Applicant chose
to construct the parking on the interior of all the proposed building lots which helps screen the
parking lot from public view.
"Require all new development to create a site design compatible with surrounding uses through
buffering, screening,transitional densities, and other best site design practices"(3.07.01A).As
noted above, the site design hides the parking lot from adjacent uses to the extent possible and
allows each building to be integrated into the surrounding properties. Commercial zoning exists
in all directions around the subject site which lends itself to not requiring any major buffer to a
residential development. Staff finds the approved site design meets the best design practices
outlined in plan.
"Encourage the development of supportive commercial near employment areas."(3.06.02C).No
end users are not known at this time for the proposed lots along the north of the subject site.
However, the most recent approval on site was for an urgent care facility in the southeast corner
and the expected building to the west of the urgent care facility is planned to be a multi-tenant
building. The urgent care facility will be its own small employment center and very likely, other
buildings within this commercial subdivision will spring up to be a supportive use to it. In
addition, a large gym is approved(but not yet constructed) on the adjacent property to the west—
it is very likely businesses will open up in this subdivision in response to that larger employer as
well.
"Require pedestrian circulation plans to ensure safety and convenient access across large
commercial and mixed-use developments."(3.07.02A). Where feasible, each building site will
have pedestrian connections to one another and will have connections to the sidewalks along the
adjacent major roadways on the north and east sides of the overall site. So long as these
connections are required with each CZC review, Staff believes the subject site will have adequate
pedestrian circulation especially due to the relatively small size of this commercial development.
Staff finds this development to be generally consistent and in alignment with the
Comprehensive Plan.
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Item#12.
C. Existing Structures/Site Improvements:
The subject site is vacant at this time with basic site improvements completed(grading). All
improvements along Ustick and Eagle Roads are existing. With the approved CZC,utilities and
drainage will be completed. In addition,when each building lot develops, each development will
be analyzed for compliance with city code.
D. Proposed Use Analysis:
The uses allowed on the subject site are those listed in UDC Table 11-2B-2 for the C-G zoning
district. There has been an approved CZC on the property located on the building lot in the
southeast corner of the site for an urgent care facility;this is a principally permitted use in the C-
G district. Each future use will be analyzed for compliance when they are proposed over time.
E. Dimensional Standards(UDC 11-2):
The submitted Preliminary Plat proposes five(5)commercial building lots that vary in size from
0.39 acres to 1.02 acres. The C-G zoning district does not have a minimum lot size requirement
but does have required landscape buffers and land use buffers. Because there are no adjacent
residential districts,there are no required land use buffers. In addition, all landscape buffers are
previously approved with the CZC for the overall site improvements(A-2019-0376). When future
buildings are proposed on each building lot, Staff will analyze each building for compliance with
other dimensional standards of the C-G zoning district.
The proposed preliminary plat appears to meet the UDC requirements for the C-G zoning district
outlined in UDC Table 11-2B-3.
F. Access(UDC 11-3A-3, 11-3H-4):
Access to and for this development will be via a shared driveway constructed with the Villasport
improvements limited to a right-in/right-out access—this Applicant will be required to construct
this shared driveway access for their development if it this site develops before the Villasport
project. There are no public streets as part of this commercial development and therefore no stub
streets are proposed. Instead,there are private drive-aisles as are standard for commercial
developments. The Applicant has an existing cross-access agreement with the adjacent
commercial properties(Inst. #106169335).
The Applicant's plat and subsequent plans show the shared driveway access with the Villasport
project as a named private lane, N. Cajun Lane. Further to the south of the subject site, there is a
private street with this name and the commercial drive aisle will be a continuation of this driving
surface but in fact will not be a named street. Therefore, the Applicant needs to revise the plat to
show this lane as a drive aisle and not a named private street. In addition, because the Applicant
is proposing to subdivide this property, cross-access between the five proposed lots is also
required. In the recorded Covenant, Conditions, and Restrictions (Inst. #2020-075457) this cross-
access is discussed and dictated for each lot and future user. The Applicant should note this and
the instrument number on the plat for transparency.
G. Parking(UDC 11-3C):
Off-street parking is required to be provided in accord with the standards listed in UDC 11-3C-6B
for nonresidential uses at the ratio of one (1) space per 500 square feet of gross floor area. In
addition,if any restaurants are proposed,the parking ratio is one(1) space per 250 square feet of
gross floor area.With the approved CZC, 109 parking spaces were approved but did not show
any parking directly adjacent to the future commercial buildings on the north end of the site.
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Item#12.
The revised site plan provided by the Applicant shows some changes to the parking lot that differ
from the currently approved site plan. One of these changes include three additional trash
enclosures for a total of four but none are proposed within the center parking area which is
appreciated. The new locations of the trash enclosures should help minimize any blind corners
when traversing the site. In addition, the Applicant is now showing reconfiguration of some of the
parking spaces and additional parking adjacent to the northern building lots. These changes
show a net positive gain of 16 additional parking spaces. Again, as each pad site is developed,
the required number of spaces will be checked and the Applicant will be required to comply with
code requirements. As noted above,parking for the whole site will be available for each building
site per the recorded CC&Rs.
Because the overall parking plan has changed since the original approval of the CZC, the
Applicant will need to obtain approval of a new CZC outlining the changes made to the site
improvements prior to obtaining any more building permits.
H. Pathways (UDC 11-3A-8):
The required multi-use pathway along Eagle Road will be constructed under the approved CZC
from 2019 unless that expires and a new CZC will be required to be approved.No other pathways
are proposed or required. Through the approved CZC, the Applicant is also required to construct
the multi-use pathway with decorative street lamps as outlined in UDC 11-3H-4C.
A portion of the multi-use pathway will be widened to 14 feet in width to accommodate a wide
enough surface for city vehicles to access the city sewer main that the Applicant must pull from
the corner of Ustick and Eagle. Public Works has reviewed approved this change from the
approved CZC utility plans.
I. Sidewalks(UDC 11-3A-17):
Minimum 5-foot wide sidewalks are required adjacent to all commercial buildings as outlined in
UDC 11-3A-17. The one building site with an approval (American Family Urgent Care) showed
compliance with this requirement. In addition, each building site will be analyzed for compliance
with this requirement. The Applicant is required to construct 5-foot wide detached sidewalk
within the landscape buffer to Ustick Road per the conditions of approval in the existing CZC.
This sidewalk will connect to the multi-use pathway at the intersection of Ustick and Eagle
Roads.
J. Landscaping(UDC 11-3B):
A 25-foot wide street buffer is required adjacent to E. Ustick Road, an arterial street,landscaped
per the standards listed in UDC 11-3B-7C. A 35-foot wide street buffer is required adjacent to N.
Eagle Road/SH 55, landscaped per the standards listed in 11-3B-7C.
All landscape buffers have been reviewed and approved with the existing CZC.
K. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual):
The Applicant has not submitted conceptual elevations for the future commercial pad sites
because end users are not yet known. Future commercial buildings are required to obtain
certificate of zoning compliance and administrative design review approval and each building
will be analyzed against the UDC and Architectural Standards Manual at that time.
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Item#12.
VI. DECISION
A. Staff:
Staff recommends approval of the requested preliminary plat application per the Findings in
Section IX of this staff report.
B. The Meridian Planning&Zoning Commission heard these items on November 19,2020.At the
public hearing,the Commission moved to recommend approval of the subject Preliminary
request.
I. Summary of Commission public hearing_
a. In favor: Tamara Thompson, The Land Group
b. In opposition:None
C. Commenting: Tamara Thompson
d. Written testimony: None
e. Staff presenting application: Joseph Dodson, Current Associate Planner
f. Other Staff commenting on application:None
2. Key issue(s) testimony
a. None
3. Key issue(s)of discussion by Commission.
a. None
4. Commission change(s)to Staff recommendation:
a. None
5. Outstandin issue(s)ssue(s) for City Council:
a. None
C. The Meridian Citv Council heard these items on December 22,2020.At the public hearing,the
Council moved to approve the subject Preliminary Plat request.
I. Summary of the City Council public hearing:
a. In favor: Tamara Thompson, The Land Group -Applicant Representative
b. In opposition: None
c. Commenting: Tamara Thompson
d. Written testimony:None
e. Staff presenting application: Joseph Dodson
f Other Staff commenting on application: None
2. Key issue(s)of public testimony:
a. None
3. Key issue(s)of discussion by City Council:
a. None
4. City Council change(s)to Commission recommendation.
a. None
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VIL EXHIBITS
A. Preliminary Plat(dated: 09/28/2020)
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B. Updated Site Plan(date: 11/13/2020)
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C. Landscape Plans(date: 10/09/2020)
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public access easement. Easement checklist must accompany all easement submittals.
Coordinate with Kim Warren from the City of Meridian Parks Department.
13.
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.
1.2 The geotechnical investigative report prepared by Material Testing&Inspection dated July
25,2019 indicates some very specific construction considerations. The applicant shall be
responsible for the adherence of these recommendations to help ensure structural integrity.
2. General Conditions of Approval
2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to
provide service outside of a public right-of-way. Minimum cover over sewer mains is three
feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials
shall be used in conformance of City of Meridian Public Works Departments Standard
Specifications.
2.2 Per Meridian City Code(MCC),the applicant shall be responsible to install sewer and water
mains to and through this development. Applicant may be eligible for a reimbursement
agreement for infrastructure enhancement per MCC 8-6-5.
2.3 The applicant shall provide easement(s)for all public water/sewer mains outside of public
right of way(include all water services and hydrants). The easement widths shall be 20-feet
wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via
the plat,but rather dedicated outside the plat process using the City of Meridian's standard
forms. The easement shall be graphically depicted on the plat for reference purposes. Submit
an executed easement(on the form available from Public Works), a legal description
prepared by an Idaho Licensed Professional Land Surveyor,which must include the area of
the easement(marked EXHIBIT A)and an 81/2"x 11"map with bearings and distances
(marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a
Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this
document. All easements must be submitted,reviewed, and approved prior to development
plan approval.
2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-
round source of water(MCC 12-13-8.3). The applicant should be required to use any
existing surface or well water for the primary source. If a surface or well source is not
available,a single-point connection to the culinary water system shall be required. If a
single-point connection is utilized,the developer will be responsible for the payment of
assessments for the common areas prior to prior to receiving development plan approval.
2.5 All existing structures that are required to be removed shall be prior to signature on the final
plat by the City Engineer. Any structures that are allowed to remain shall be subject to
evaluation and possible reassignment of street addressing to be in compliance with MCC.
2.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting,
crossing or laying adjacent and contiguous to the area being subdivided shall be addressed
per UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code
42-1207 and any other applicable law or regulation.
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Item#12.
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.
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.
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Item#12.
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)
hyps://weblink.meridianciU.or,g/WebLink/DocView.aspx?id=215566&dbid=0&repo=Meridian C
ky
D. POLICE DEPARTMENT(MPD)
https://weblink.meridianciU.or,glWebLinkIDocView.aspx?id=216305&dbid=0&repo=MeridianC
hty
E. CENTRAL DISTRICT HEALTH DEPARTMENT(CDH)
https://weblink.meridianciU.or lWebLink/DocView.aspx?id=215841&dbid=0&repo=MeridianC
hty
F. ADA COUNTY HIGHWAY DISTRICT(ACHD)
https://weblink.meridiancily.orglWebLinkIDocView.aspx?id=216454&dbid=0&repo=MeridianC
ity
IX. FINDINGS
A. Preliminary Plat Findings:
In consideration of a preliminary plat,combined preliminary and final plat,or short plat,
the decision-making body shall make the following findings:
1. The plat is in conformance with the Comprehensive Plan;
City Council finds that the proposed plat, with Staffs recommendations, is in substantial
compliance with the adopted Comprehensive Plan regarding land use, density, transportation,
and pedestrian connectivity. (Please see Comprehensive Plan policies and analysis in, Section
V of this report for more information)
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Item#12.
2. Public services are available or can be made available and are adequate to accommodate
the proposed development;
City Council 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, City Council 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;
City Council finds there is public financial capability of supporting services for the proposed
development based upon comments from the public service providers(i.e.,Police,Fire,ACHD,
etc). (See Section VII for more information.)
5. The development will not be detrimental to the public health, safety or general welfare;
and,
City Council 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 but has not
provided comments at this time.
6. The development preserves significant natural,scenic or historic features.
City Council is unaware of any significant natural, scenic or historic features that exist on this
site that require preserving.
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