CC - Narrative ROCK SOLID CIVIL
Civil Engineering and Land Development Consulting
The landing Subdivision No. 13
H-2020-0005
PROJECT NARRATIVE
The Landing Subdivision No. 13 project site is located at 660 S. Linder Rd. in Meridian, Idaho
(Project Site).The property was annexed as part of the Johnson Annexation (Order#631, 1994).The
2.43-acre parcel is currently a rural single-family residence, which is being rezoned from R-4 to R-8.The
property is to be subdivided in to eight single family buildable lots and two common lots.The site is
relatively flat with a slight slope to the southwest. The Project Site is not located within a FEMA
floodway or floodplain (Firm Panel 16001CO231H).
Approximately 330 LF of new public roadway(S. Spoonbill Ave.)with rolled curb, gutter and
attached 5' wide sidewalk will extend into the site from W.Joshua St. and will terminate with a cul-de-
sac. Stormwater runoff for all public improvements will drain via sheet flow and collect via curb and
gutter for discharge into a single catch basin.The stormwater runoff will then pass through a single
1,000-gallon sand &grease trap prior to discharging to a subsurface seepage bed.
Water was extended onto the Project Site during the development of The Landing Subdivision No.
12 (PKA Nursery Subdivision) to the north.To service the current subdivision, an 8" PVC water main will
be extended down S. Spoonbill Avenue and will terminate with a fire hydrant near the end of the cul-de-
sac. Sewer and water mains will be extended from W.Joshua St. located within The Landing Subdivision
No. 12 south along S. Spoonbill Avenue to serve all the newly platted lots.The sewer improvements will
include the installation of two sewer manholes and an 8" PVC sewer main.The sewer main will be
sleeved in steel casing under the tiled Kennedy Lateral,which borders the northern property line.
Approximately 410 linear feet of gravity irrigation user ditch will be tiled with 12" PVC to convey and
maintain historical water rights of downstream users.The Pressurized Irrigation connections are
available from the gravity irrigation line along the site's northern boundary.
STATEMENT OF CONFORMANCE
We have reviewed the conditions of approval and referenced agency letters.The submitted final
plat and civil construction documents do conform with the approved preliminary plat, UDC, acceptable
engineering, architectural and surveying practices, as well as local standards, with the following
exceptions: 1)A change to the required fencing was administratively approved (see attached email
correspondence).The fencing along Linder between the back side of the buildable lots and the common
lot was changed from wrought iron to 6' vinyl fence to be consistent with the surrounding subdivisions
and to address privacy and safety considerations; 2) Due to multiple site constraints, it was necessary to
exceed cul-de-sac length limits identified in UDC 11-6C-3B.4a.This exceedance was noted as, "the only
option", in City of Meridian Pre-Application Meeting Notes dated,June 11, 2020. Please see the
attached FFCLs with descriptions in the margins explaining how each condition has been or will be
complied with.
www.rocksolidcivii.com ROCK SOLID CIVIL,LLC 270 N.271h Street, Boise, ID 83702 dkerner@rocksolidcivil.com
tel 208.342.3277 fax 208.376.1821
Item#8.
CITY OF MERIDIAN 14
FINDINGS OF FACT,CONCLUSIONS OF LAW1�ty
AND DECISION& ORDER +
In the Matter of the Request for Preliminary Plat Consisting of Eight(8)Buildable Lots and Two
(2) Common Area Lots on 2.27 Acres of Land in the R-4 Zoning District for The Landing South,by
Jim Jewett.
Case No(s). H-2020-0005
For the City Council Hearing Date of: December 15, 2020 (Findings on December 22, 2020)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of December 15, 2020, incorporated
by reference)
2. Process Facts(see attached Staff Report for the hearing date of December 15,2020, incorporated
by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of December 15,
2020, incorporated by reference)
4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing
date of December 15, 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 THE LANDING SOUTH—PP H-2020-0005 - I - Page 147
Item#8.
7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of December 15,2020, 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 15, 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 11-6B-7C).
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 15,2020
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR THE LANDING SOUTH—PP H-2020-0005 -2-
Page 148
Item#8.
By action of the City Council at its regular meeting held on the 22nd day of December
2020.
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: 12-22-2020
City Clerk's Office
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR THE LANDING SOUTH—PP H-2020-0005 -3 - Page 149
Item#8.
VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
1 A Develepmen4 Agreement(DA) is required as a provision of rezone of this pr-opefty. P
to appfeval of the r-ezene efdinanee, a PA shall be epAer-ed into between the City of N4er-idian�
the property, e-(s) at the time f rezone or-dinanee adoption, and the developer-.
p£ierto eo mxe'i Bement-of the D A. The DA shall signed by the pfope4y ow 2P
and retufned to the Planning Division within six(6)months of the City Cotmeil
gran4ing the rezone. The D^x shall, at cerporate the following
a.
Futefe development of this site shall be generally eonsistent with the
preliminary plat, landscape plan and eoneeptual building elevations ineluded i-n-
Seel o N111 and thepf:ovisioasn+ai ea her-ein
b. Tl tw F 1 ,l 1 ,l toll ,l t z� r ,low
v�ixc-cvx o rc�ixix�cidlJxc�c a5v cxxi}}gs&�'��'zcgci��'caz6 c6�3p y�c��i zheacaign
standards listed in the Ar-ehiteetufal Standafds Manual. An appheation for-
Division pr4of to s4fnittal of appliea4iofis for-building pet:Fflits f04-:the-se,units.
2. The final plat shall include the following revisions:
.Included
let.
c. The easement for the Kennedy Lateral shall be clearly depicted on the plat; if the
easement encroaches onto adjacent buildable lots more than 10 feet in width,the
easement area shall be included in a common lot that is a minimum of 20-feet wide and
outside of a fenced area,unless modified by City Council at a public hearing with notice
to surrounding property owners as set forth in UDC 11-3A-6E.
d. Note#2—" It is greaenedas R 9 Medium Dens esde+tlalDist+iet."
3. The landscape plan included in Section VIII.A.3, dated �1''°�20 10/5/2020, shall be revised
as follows prior to submittal of the final plat application:
a. Depict wrought iron fencing as proposed by the Applicant along common open space lots
to distinguish common from private areas in accord with UDC 11-3A-7A.7a.
b. Depict an additional 6-7 17 caliper inches of trees within common areas on the site as
mitigation for removal of existing trees in accord with the standards listed in UDC 11-
313-10C.5. The 50-inch caliper silver maple along Linder Rd. is required to be retained on
the site and protected during construction,unless required to be removed by ACHD.
c. Include mitigation calculations in the Landscape Calculations table based on the City
Arborist's inspection, in accord with the standards listed in UDC 11-3B-1OC.5; a total of
6-7 17 caliper inches of trees is required for mitigation.f
d. Depict shrubs within the street buffer as set forth in UDC 11-313-7C.3a.
4. Future development shall be consistent with the minimum dimensional standards listed in
UDC Table 1 I-2A-5 for the R-9 R-4 zoning district.
Page 17
Page 166
Item#8.
5. Off-street parking is required to be provided in accord with the standards listed in UDC Table
11-3C-6 for single-family detached and twe family duplex dwellings based on the number of
bedrooms per unit. Parking pads for each unit shall be widened to 20-feet as set forth in
UDC Table 11-3C-6 for 3-bedroom units.
6. An e*hibit shall be s4fnit4edy�,ith the final plat applieation that depiets the setbaeks, ,
building envelope, and ofientation of the lots and stmetefes accessed via the conunon
fFontage and is taking aeeess via the publie stfeet,the dfiveway shall be depieted on the
opposite side of the shared property line from the eemmen driveway as set forth in UDC 11
6C-J-a
6C3D.
8. A perpetual ingress/egress easement shall be filed with the Ada County Reeorder-for-all
eommon driveways,whieh shall ineltid . . it for-maif4eaaaee of a paved sttr-4�iee
the r-eeer-ded easement shali be submitted to the Planning Division with the final Plat f0f City
Engineer- to
9. Address signage shall be pfovided at the publie stfeet for-homes aeeessed via eoffffoon
10. A 14-foot wide public pedestrian easement for a future detached pathway along S. Linder Rd.
is required to be submitted to the Planning Division with the final plat for City Engineer
signature; coordinate the details of the easement with Kim Warren,Park's Department.
11. All existing structures shall be removed prior to signature on the final plat by the City
Engineer.
B. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1 , only sewer-serviees(r-eminder-that a maximum 0
thfee ser-viees are allowed inte a manhole, with a minimum 30 degrees of angle sepa+atian).
1.2 Terminate the water main at the south end of the cul-de-sac with a fire hydrant. Wate
serviees only in the eemmon drives,not w4er- •
1.3 The geotechnical opinion submitted with this application was from March 2017, and was not
derived from an on-site study. It was indicated in that opinion that an on-site geotechnical
investigation would be conducted in April of 2017. The applicant shall submit the results of
the April 2017 investigation, as well as current monitoring reports, as part of the final plat
application.
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.
Page 18
Page 167
Item#8.
2.2 Per Meridian City Code(MCC),the applicant shall be responsible to install sewer and water
mains to and through this development. Applicant may be eligible for a reimbursement
agreement for infrastructure enhancement per MCC 8-6-5.
2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public
right of way(include all water services and hydrants). The easement widths shall be 20-feet
wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via
the plat,but rather dedicated outside the plat process using the City of Meridian's standard
forms. The easement shall be graphically depicted on the plat for reference purposes. Submit
an executed easement(on the form available from Public Works), a legal description
prepared by an Idaho Licensed Professional Land Surveyor,which must include the area of
the easement(marked EXHIBIT A) and an 81/2"x 11"map with bearings and distances
(marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a
Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this
document. All easements must be submitted,reviewed, and approved prior to development
plan approval.
2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-
round source of water(MCC 12-13-8.3). The applicant should be required to use any
existing surface or well water for the primary source. If a surface or well source is not
available, a single-point connection to the culinary water system shall be required. If a
single-point connection is utilized,the developer will be responsible for the payment of
assessments for the common areas prior to prior to receiving development plan approval.
2.5 All existing structures that are required to be removed shall be prior to signature on the final
plat by the City Engineer. Any structures that are allowed to remain shall be subject to
evaluation and possible reassignment of street addressing to be in compliance with MCC.
2.6 All irrigation ditches, canals, laterals,or drains, exclusive of natural waterways,intersecting,
crossing or laying adjacent and contiguous to the area being subdivided shall be addressed
per UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code
42-1207 and any other applicable law or regulation.
2.7 Any existing domestic well system within this project shall be removed from domestic
service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering
Department at(208)898-5500 for inspections of disconnection of services. Wells may be
used for non-domestic purposes such as landscape irrigation if approved by Idaho
Department of Water Resources Contact Robert B. Whitney at(208)334-2190.
2.8 Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment
procedures and inspections(208)375-5211.
2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and
activated,road base approved by the Ada County Highway District and the Final Plat for
this subdivision shall be recorded,prior to applying for building permits.
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.
Page 19
Page 168
Item#8.
2.12 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process,prior to the issuance of a plan
approval letter.
2.13 It shall be the responsibility of the applicant to ensure that all development features comply
with the Americans with Disabilities Act and the Fair Housing Act.
2.14 Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.17 Compaction test results shall be submitted to the Meridian Building Department for all
building pads receiving engineered backfill,where footing would sit atop fill material.
2.18 The design engineer shall be required to certify that the street centerline elevations are set a
minimum of 3-feet above the highest established peak groundwater elevation. This is to
ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above.
2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation
district or ACHD. The design engineer shall provide certification that the facilities have
been installed in accordance with the approved design plans. This certification will be
required before a certificate of occupancy is issued for any structures within the project.
2.20 At the completion of the project,the applicant shall be responsible to submit record
drawings per the City of Meridian AutoCAD standards. These record drawings must be
received and approved prior to the issuance of a certification of occupancy for any structures
within the project.
2.21 A street light plan will need to be included in the civil construction plans. Street light plan
requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A
copy of the standards can be found at
http://www.meridiancity.org/public_works.aspx?id=272.
2.22 The City of Meridian requires that the owner post to the City a performance surety in the
amount of 125%of the total construction cost for all incomplete sewer,water and reuse
infrastructure prior to final plat signature. This surety will be verified by a line item cost
estimate provided by the owner to the City. The surety can be posted in the form of an
irrevocable letter of credit, cash deposit or bond. Applicant must file an application for
surety,which can be found on the Community Development Department website. Please
contact Land Development Service for more information at 887-2211.
2.23 The City of Meridian requires that the owner post to the City a warranty surety in the
amount of 20%of the total construction cost for all completed sewer,water and reuse
infrastructure for duration of two years. This surety will be verified by a line item cost
estimate provided by the owner to the City. The surety can be posted in the form of an
irrevocable letter of credit, cash deposit or bond. Applicant must file an application for
surety,which can be found on the Community Development Department website. Please
contact Land Development Service for more information at 887-2211.
C. FIRE DEPARTMENT
https:llweblink.meridiancit y.orglWebLinkIDocView.asyx?id=184871&dbid=0&repo=MeridianC
hty
Page 20
Page 169
Item#8.
D. POLICE DEPARTMENT
https://weblink.meridianciV.org/WebLink/DocView.aspx?id=188196&dbid=0&repo=MeridianC
ky
E. PARK'S DEPARTMENT
https://weblink.meridiancity.orglWebLinkIDocView.aspx?id=184643&dbid=0&repo=MeridianC
Ry
City Arborist's Comments:
https://weblink.meridiancity.orglWebLinkIDocView.aspx?id=189344&dbid=0&repo=MeridianC
ilty
F. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO(COMPASS)
No comments were received.
G. BOISE PROJECT BOARD OF CONTROL
hgps://weblink.meridiancity.orgj ebLink/DocView.aspx?id=183794&dbid=0&r0o=MeridianC
ky
H. NAMPA&MERIDIAN IRRIGATION DISTRICT
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=184912&dbid=0&repo=MeridianC
ky
I. CENTRAL DISTRICT HEALTH DEPARTMENT
https://weblink.meridianci(E.orgj ebLink/DocView.aspx?id=184497&dbid=0&repo=MeridianC
ky
J. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=184485&dbid=0&repo=MeridianC
hty
K. IDAHO TRANSPORTATION DEPARTMENT(ITD)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=183952&dbid=0&repo=MeridianC
hty
L. WEST ADA SCHOOL DISTRICT(WASD)
https://weblink.meridiancitE.org/WebLink/DocView.aspx?id=185551&dbid=0&repo=MeridianC
ity
M. ADA COUNTY HIGHWAY DISTRICT(ACHD)
https://weblink.meridiancit E.org/WebLink/DocView.aspx?id=185685&dbid=0&repo=MeridianC
hty
Page 21
Page 170