PZ - Staff Report 4-1 STAFF REPORT C:�*%-
W IDIAN --
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 4/1/2021 Legend
DATE: -- ® ® 0
Project Location '
TO: Planning&Zoning Commission
Efl
' _ a
FROM: Joe Dodson,Associate Planner
208-884-5533
SUBJECT: H-2020-0122 ® 6
3175 N. Ten Mile Rezone
LOCATION: The site is located at 3175 N. Ten Mile ® EL
Road,the southwest corner of the Ten
Mile and Ustick Road intersection,in the
NE 1/4 of the NE 1/4 of Section 3, —
Township 3N.,Range 1 W. ®® �®
I. PROJECT DESCRIPTION
Request to rezone a 1.16 acre property from R-4 to the L-O zoning district commensurate with a
provision within the Meridian Comprehensive Plan for the purpose of constructing an approximate
10,000 square foot office building in lieu of residential development,by Mason&Associates.
IL SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 1.16
Future Land Use Designation Medium Density Residential(3-8 du/ac)
Existing Land Use(s) Vacant land
Proposed Land Use(s) Commercial—Office
Lots(#and type;bldg./common) One(1)building lot
Phasing Plan(#of phases) Proposed as one phase
Neighborhood meeting date;#of October 7,2020—1 attendee and 1 letter received
attendees:
History(previous approvals) AZ-10-005 (ACHD Ten Mile);DA Inst.#111024535
B. Community Metrics
Description Details Page
Ada County Highway District
• Staff report(yes/no) Yes
• Requires ACHD Commission No
Action es/no
Page 1
Description Details Page
Access(Arterial/Collectors/State Two accesses are proposed,both to the adjacent Arterial
Hwy/Local)(Existing and Streets—Access on Ustick is limited to a Right-in only by
Proposed) ACHD;Access to Ten Mile is proposed as a right-in/right-
out access.
Stub Street/Interconnectivity/Cross No stub street connections are available due to site location
Access and existing development. Cross-access is not feasible or
proposed.
Existing Road Network Yes
Existing Arterial Sidewalks/ Existing sidewalk;buffer is not properly vegetated currently
Buffers
Proposed Road Improvements No road improvements are proposed or required.
Fire Service
• Distance to Fire Station 0.5 miles from Fire Station#2
• Fire Response Time This project lies within the Meridian Fire response time goal
of 5 minutes.
• Accessibility Proposed project meets all required access,road widths,and
turnarounds.If right-in only access is removed,Fire desires it
to become an emergency-only access.
Police Service _
• Concerns None
Wastewater
• Distance to Sewer Services N/A
• Sewer Shed Ten Mile Trunkshed
• Estimated Project Sewer See application
ERU's
• WRRF Declining Balance 14.08
• Project Consistent with WW Yes
Master Plan/Facility Plan
• Impacts/Concerns •Flow is committed
•Services are installed to site from W.Niemann Drive from
the West.
Water
• Distance to Services 0'
• Pressure Zone 2
• Estimated Project Water See application
ERU's
• Water Quality Concerns None
• Project Consistent with Water Yes
Master Plan
• Impacts/Concerns •There is no water infrastructure shown in this application.
•There are two existing water stubs: one to the north off of
Ustick;and one to the east off of Ten Mile.Any stub that is
not used is required to be abandoned.
Page 2
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IV. NOTICING
Planning& Zoning City Council
Posting Date Posting Date
Newspaper Notification 3/12/2021
Radius notification mailed to
properties within 500 feet 3/9/2021
Site Posting 3/20/2021
Nextdoor posting 3/9/2021
V. STAFF ANALYSIS
A. Future Land Use Map Designation(https:llwww.meridiancioy.or /g compplan)
Medium Density Residential(MDR)—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 somewhat of a residentially zoned outparcel due to the fact it located on a hard
corner of two arterial streets and has no local street access to be utilized. The Meridian
Comprehensive Plan has a provision to allow properties less than two acres in size (subject site
is 1.16 acres) that have the access constraints to request a Rezone from a residential district to
the Limited Office (L-O) district. The existing site constraints and this provision of the
comprehensive plan are the reasons for the Rezone request.
The L-O zoning district and office uses are not inherently allowed or compatible within the MDR
future land use designation. However, with the allowed provision, office uses may occur with
added requirements that deal with mitigating any noxious uses or incompatibilities of having an
office near single-family residential. The Applicant has submitted a site plan that shows
compliance with all dimensional standards for a commercial development and within the L-O
zoning district. With the proposed site plan and proposed use of a dental office(a principally
permitted use within the L-O zoning district)Stafffinds the proposed Rezone and use to be
generally consistent with the Meridian Comprehensive Plan.
Part of the site design shows a landscape buffer adjacent to the abutting residential which is a
requirement of the existing Development Agreement(DA)for the subject site. This DA was
required when the property was annexed into the City for ACHD in 2010. As Staff analyzed the
subject application and site history, Staff realized that a Development Agreement Modification is
also required due to the original DA being for a residential development and not a commercial
development. Therefore, the proposed Rezone and office use are not generally consistent with the
existing DA. DA Modifications only require Council action so,following the Commission hearing
the Staff recommends the Applicant submit a DA Modification application to run concurrently
with this Rezone application for the purpose of entering into a new DA, subject to proposed
development plan and new DA provisions in Section VIII.A below.
Staff ,finds the proposed project and site design to be generally consistent with the Comprehensive
Plan.
B. Comprehensive Plan Policies(https://www.meridiancity.orglcompplan):
The applicable Comprehensive Plan policies are cited below with Staff analysis in italics.
Page 4
"Require all new development to create a site design compatible with surrounding uses through
buffering, screening,transitional densities, and other best site design practices"(3.07.01A). The
proposed commercial project sets the building as far away from the existing residential as is
physically possible. In addition, the Applicant is showing the required landscape buffer adjacent
to the existing homes to the south and west. Because of the proposed layout and landscape
buffering, the proposed building and use should be compatible with the surrounding residential
uses, especially after Staff's recommended revisions discussed in later sections regarding the
fencing and landscape buffer width.
"Establish and maintain levels of service for public facilities and services,including water, sewer,
police,transportation, schools,fire, and parks" (3.02.01 G).All public utilities are available for
this project site due to the existing stubs abutting the site,per Public Works comments. This
project also lies within the Fire Department response time goal by being within half a mile of a
Fire Station. School capacity is not a factor in a commercial development.A project of this small
size should not impact the abutting transportation corridors but the Applicant's proposal to
utilize an entrance that is part of a turn-lane for the main intersection is not supported by code.
Staff finds that the existing development of the immediate area and proposed use create
conditions for adequate levels of service to and for this proposed project.
"Support the inclusion of small-scale neighborhood commercial areas within planned residential
developments as part of the development plan,where appropriate." (3.06.02A). The proposed use
directly abuts residential homes but has no shared accesses with these homes. However, there is
easy pedestrian access to the proposed dental office from the adjacent subdivisions via the local
and arterial sidewalks. Locating a neighborhood commercial use like that of a dental office near
residential with easy pedestrian and vehicle access meets the intent of this comprehensive plan
policy.
"Require appropriate building design, and landscaping elements to buffer, screen,beautify, and
integrate commercial,multifamily,and parking lots into existing neighborhoods."(5.01.02D).
With the proposed building elevations showing a 22'high building at its maximum and the
required landscape buffer to the adjacent residential uses, the proposed use should be integrated
with the existing neighborhood.
"Require pedestrian access in all new development to link subdivisions together and promote
neighborhood connectivity."(2.02.011)).Proposed project is maintaining the existing detached
sidewalks along Ustick and Ten Mile and shows sidewalk connections from building entrance to
the arterial sidewalks. The proposed pedestrian accesses should be adequate for the proposed
use.
"Ensure that new development within existing residential neighborhoods is cohesive and
complementary in design and construction."(2.02.02F).As discussed, the Applicant is proposing
a commercial development that places the building the furthest away from the residential it can
be and proposes a 20 foot wide landscape buffer adjacent to the homes. The site design and
landscaping should provide for a use that is complementary to the existing homes.
Staff finds this development to be generally consistent with the Comprehensive Plan in order
support the proposed office use.
C. Existing Structures/Site Improvements:
There are no existing structures on site. Subject site has two water stubs to the property and a
sewer service line stubbed to it from the west through a driveway located on an adjacent City
owned property.No other site improvements are known at this time.
Page 5
D. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual):
The Applicant submitted conceptual building elevations of the proposed single-story commercial
building. The submitted elevations show a single story building approximately 22' to top of plate
in the area of the building that directly abuts the intersection;this area is meant to hold the corner
of this intersection. The remaining portions of the building are approximately 17.5' in height.
Overall the building is shown with varying parapet heights, a stone material banding along the
bottom of the building,horizontal wall modulation, and a main field material that appears to be
stucco. The south facing elevation also shows awnings and windows nearly the length of the
building lending itself to a modern storefront feel.
New commercial buildings require Administrative Design Review prior to building permit
submittal so Staff will perform a more complete analysis of the proposed elevations at the time
of that application submittal. Staff recommends the north facing elevation incorporate an
additional field material to satisfy one or more of the architectural standards.
E. Proposed Use Analysis:
The proposed use is a dental office within a proposed commercial building approximately 10,000
square feet in size. This use is a permitted use within the requested L-O zoning district per UDC
Table 11-2B-2.
The existing DA provision that requires a 20'landscape buffer adjacent to the three existing
residences to the south and west. The submitted site plan shows this buffer with adequate
landscaping and therefore compliance with this provision. A number of the parking spaces are
facing directly towards one of the homes and there is an existing wood fence located along the
shared property lines. Because the proposed use would have more vehicular traffic than
residential, Staff finds that the proposed landscaping and existing wood fencing may not be
enough screening to mitigate light and noise pollution from the proposed dental office and
parking lot. City of Meridian does not allow double fencing so if any solid fencing were to be
required it would have to replace the existing fencing and may require this Applicant work with
the adjacent homeowner if the fence is not owned by this land owner, convoluting the process and
end result. The Applicant should work with the adjacent homeowners to replace the wood fencing
with privacy vinyl fencing.
F. Dimensional Standards(UDC 11-2):
The proposed site plan shows compliance with all UDC dimensional standards per the submitted
plan for the proposed L-O zoning district as outlined in UDC Table 11-2B-3.
The submitted site plan shows parking space at the required 19'depth and 9'width with all drive
aisles being at least 25'wide to accommodate two-way traffic and adequate space for emergency
services. In addition, the main drive aisle in the center of the site is at least 41'wide which is well
beyond the required width.
As noted above, the Applicant is showing the DA required 20'landscape buffer but Staff believes
there is a better use of the site area when the drive aisle width is also considered. For example, to
further mitigate any issues with the proposed office use and parking spaces abutting the
residential homes, the Applicant could widen the landscape buffer that abuts 3079 N. Firelight
Place (the home at the southwest corner of the site). The Applicant could widen this buffer to 30'
wide and pull the proposed parking spaces even further from the fence. Increasing the buffer
width and therefore requiring additional landscaping is a better alternative to replacing the
existing fencing. Staff recommends that a wider landscape buffer be required to help minimize
noise and light pollution.
Page 6
G. Access(UDC 11-3A-3, 11-3H-4):
Access to the site is proposed via two connections to the adjacent arterials—one right-in only
access is proposed to Ustick and one right-in/right-out access is proposed to Ten Mile. The
proposed access to Ustick does not meet ACHD policies but was a negotiated access at the time
the property sold. The proposed access to Ten Mile does meet ACHD policy and is recommended
for approval by ACHD within their staff report. See their report in Section VIII.D for more
detailed information on the ACHD site specific conditions of approval.
Staff supports the proposed and limited access to Ten Mile Road commensurate with the
approval from ACHD. In addition to the access to Ustick not meeting ACHD policy, the City
can restrict access for the development further despite ACHD previously granting the access
with the sale of the property. The proposed access to Ustick is proposed as an entrance only
into site but there would be no true way to restrict vehicles from utilizing it as an exit as well.
In addition, this access point is directly within a right-hand turn lane on Ustick which furthers
the safety issues associated with this access point. Therefore, through UDC 11-3A-3,Staff
recommends the proposed Ustick access not be approved and instead utilize it as an emergency
only access barricaded with knockdown bollards, to be approved by Meridian Fire.
H. Parking(UDC 11-3C):
Off-street parking is required to be provided in accord with the standards listed in UDC Table II-
3C-6B for nonresidential uses. Commercial uses require I space for every 500 square feet of
gross floor area.
The Applicant's submitted site plan shows a total of 42 parking spaces which exceeds the 20
spaces that are required at a minimum for the proposed building size of approximately 10,000
square feet.
I. Sidewalks(UDC 11-3A-17):
5-foot wide detached sidewalks are existing along both arterial streets(Ustick and Ten Mile)in
accord with UDC 11-3A-17 and ACHD standards.No changes to these sidewalks are required or
proposed. The Applicant is also showing sidewalk connections from the front of the building to
the arterial sidewalks,as required by code.
Staff finds the existing and proposed sidewalks meet UDC requirements.
J. Landscaping(UDC 11-3B):
The Applicant is proposing landscaping regulated by three code sections due to their locations,
Buffers Along Streets,Parking Lot Landscaping, and Landscape Buffers to Adjoining Uses (UDC
11-3B-7, 11-3B-8, & 11-3B-9,respectively).
The Applicant is proposing a 20'landscape buffer to the abutting residential uses as required by
the existing Development Agreement. However, the requested L-O zoning district also requires
this buffer per the dimensional standards of the zone.As noted in Section V.F, Staff recommends
this buffer be enlarged to 30'to place the proposed parking spaces further away from the
residences. The proposed parking lot landscaping appears to meet UDC requirements as outlined
in UDC 11-3B-8. The submitted site plan does not show landscaping between the existing
detached sidewalk and back of curb. This area of the site is also required to be landscaped in
accord with UDC 11-3B-7. Staff is recommending a condition of approval to correct this with the
CZC submittal.
Page 7
K. Pressurized Irrigation(UDC 11-3A-15):
The Applicant is required to provide a pressurized irrigation system for the required landscape
buffers in accord with 11-3A-15. This irrigation will provide for healthier and sustained
landscaping that is an integral buffer between the proposed use and the existing residences.
VI. DECISION
A. Staff:
Staff recommends approval of the requested Rezone per the recommended DA provisions in
Section VII and the Findings in Section IX of this staff report.
B. Commission:
Enter Summary of Commission Decision.
C. City Council:
To be heard at future date.
Page 8
VII. EXHIBITS
A. Rezone Exhibit and Legal Description
Ma_5c)n Professional Engineers,Land Surveyors and Planners
924 V St.So.Nampa,ID 83651
A'5 S cp C f a tc's 1 C. Ph(208)454-0256 Fax(208)467-4130
e-mail:dholzh ginasonandr5sociales.us
FOR: McCarter-Moorehouse
JOB NO.:AU1920
DATE: October 15,2020
PROPERTY DESCRIPTION
A parcel of land being a portion of Government Lot 1 of Section 3,Township 3 North,Range 1 West
East,Boise Meridian,Ada County Idaho,more particularly described as follows:
Commencing at the northeast corner of Government Lot 1,said corner being S 89'07'06"E a distance
of 2640.66 feet from the N114 of Section 3;
'thence N 99'07'22"W a distance of 285.88 feet along the north boundary of Government Lot 1;
Thence S 00'23' 5 1"W a distance of 61.00 feet to a point on the northerly right of way of Ustick Road;
Thence S 89'07'22"E a distance of 30.12 feet along the northerly right of way of Ustick Road to the
POINT OF BEGINNING;
Thence S 89'07'22"E a distance of 167.57 feet along the northcrly right of way of Ustick Road;
Thence S 47'20'44"E a distance of 42.40 feet along the northerly right of way of Ustick Road to a
point on the westerly right of way of Ten Mile Road;
Thence S 00'24'09"W a distance of 27 5.5 7 feet along the westerly right of way of Ten Mile Road to a
point on the northerly boundary of Firelight Estates;
Thence along the northerly boundary of Firelight Estates the following courses and distances;
Thence N 89'36' 15"W a distance of 113.16 feet;
Thence N 00'23' 5 1"E a distance of 110.07 feet;
Mason &
AssvCia tc.5 1'
Professional Engineers,Land Surveyors and Planners
Page 1 otl
Page 9
Thence N 89'07'59"W a distance of 85.77 feet to the northwest corner of Lot 8 Block 2 of Firelight
Estates;
Thence N 00'23'5 1"E a distance of 194.72 feet along the easterly boundary of Lot 2 Block 5 of
Englewood Creek Estates Subdivision No. I extended to the POINT OF BEGINNING.
This parcel contains 1.16 acres more or less.
SUBJECT TO:All existing rights of way and casements of record or implied appearing on the above-
described parcel of land.
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Page 10
PARCEL EXHIBIT
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MERIDIAN,IDAHO
2020
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VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
1. Prior to the City Council hearing,the Applicant shall apply for a concurrent Development
Agreement Modification application to run concurrently with this Rezone application and
replace the existing Development Agreement.At a minimum the following DA provisions
shall be included in the new DA:
a. Show the access to Ustick as an emergency only access;
b. The proposed access to N. Ten Mile Road shall be limited to a right-in/right-out only
access;
c. At the time of Certificate of Zoning Compliance application submittal,the landscape
plan shall show landscaping between the detached sidewalks and the back of curb
abutting the adjacent arterial streets,Ustick and Ten Mile Roads,per UDC 11-3B-7;
d. Show the required landscape buffer adjacent to the existing residential uses to be 30
feet wide instead of 20 feet;
e. The allowed uses on the subject site shall be limited to professional services,personal
services, and healthcare and social services.
B. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1 There is no water infrastructure shown in this application. There are however two existing
water stubs, one to the north off of Ustick Road, and one to the east off of Ten Mile Road.
Any stubs that are not to be used will need to be abandoned per Meridian Public Works
Standards.
1.2 Sanitary sewer service is available in W.Niemann Drive to the West.
1.3 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water(MCC 12-13-8.3). By entering into a development agreement with the City of
Meridian,the applicant agrees to use the City of Meridians recycled water supply as the
source of irrigation water.Further,the applicant agrees to provide for secondary backup
water to provide service when recycled water is not available. Once development plans have
been submitted to the city for review,the city will model the recycled water system and make
a final determination regarding our ability to supply reclaimed water to the development. If
the city can serve the development with recycled water then recycled water must be utilized
as the irrigation source of water, a secondary or backup source must also be provided. If the
city can't serve the development then the primary source of irrigation water should come
from surface water irrigation sources if available. The applicant shall be responsible to
construct the recycled irrigation system in accordance with Department of Environmental
Quality(DEQ)recycled water rules and regulations,and Division 1200 of the City of
Meridian Supplemental Specifications and Drawings to the Idaho Standards for Public Works
Construction.These requirements do not wave the applicants responsibilities or obligations to
irrigation districts.
1.4 A street light plan will need to be included in the final plat and or building permit application.
Street light plan requirements are listed in section 6 of the City's Design Standards.
Page 15
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.
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. hi 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.
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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
proj ect.
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,
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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. NAMPA-MERIDIAN IRRIGATION DISTRICT(NMID)
https:llweblink.meridiancily.orglWebLinkIDocView.aspx?id=224336&dbid=0&repo=MeridianC
ity
D. ADA COUNTY HIGHWAY DISTRICT(ACHD)
https:llweblink.meridiancily.orglWebLinkIDocView.aspx?id=224863&dbid=0&repo=MeridianC
ity
IX. FINDINGS
A. Annexation and/or Rezone(UDC 11-5B-3E)
Required Findings: Upon recommendation from the commission,the council shall make a
full investigation and shall, at the public hearing,review the application.In order to grant
an annexation and/or rezone,the council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive
plan;
Staff finds the proposed zoning map amendment to rezone the property from the R-4 zoning
district to the L-O zoning district and subsequent development is consistent with the
Comprehensive Plan, if the applicant complies with the requirements outlined above.
2. The map amendment complies with the regulations outlined for the proposed districts,
specifically the purpose statement;
Staff finds the proposed zoning map amendment and the proposed use comply with the
applicable regulations, specifically the purpose statement of the requested L-O zoning
district.
3. The map amendment shall not be materially detrimental to the public health,safety,
and welfare;
Staff finds the proposed zoning map amendment should not be detrimental to the public
health, safety and welfare, if the applicant complies with the requirements outlined above.
4. The map amendment shall not result in an adverse impact upon the delivery of services
by any political subdivision providing public services within the city including,but not
limited to,school districts; and
Staff finds the proposed zoning map amendment will not result in an adverse impact on the
delivery of services by any political subdivision providing public services within the City.
5. The annexation(as applicable)is in the best interest of city.
Not applicable; application is for a Rezone.
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