PZ - Staff Report 9-15 STAFF REPORT
E IDIAN�--
COMMUNITY DEVELOPMENT DEPARTMENT p
HEARING September 15,2022 Legend
DATE: Continued om:August 18, and Set
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.f g P • I Pro�c= Laco�or
2022)
TO: Planning&Zoning Commission
FROM: Sonya Allen,Associate Planner
208-884-5533
SUBJECT: Kingstown
H-2022-0045
LOCATION: 2610 E. Jasmine St., generally located in
the south 1/2 of Section 32, TAN.,R.IE.
(Parcel#R4582530400)
I. PROJECT DESCRIPTION
Annexation of 8.20 acres of land with an R-8 zoning district; and preliminary plat consisting of 28 building
lots and 6 common lots on 8.20 acres of land in the R-8 zoning district for Kingstown Subdivision.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 8.20 acres
Future Land Use Designation Medium Density Residential(MDR)
Existing Land Use Single-family residential(SFR)/ag
Proposed Land Use(s) SFR
Current Zoning Rural Urban Transition(RUT)in Ada County
Proposed Zoning R-8(Medium Density Residential)
Lots(#and type;bldg/common) 28 building/6 common
Phasing plan(#of phases) 2
Number of Residential Units(type 28 single-family detached units
of units)
Density(gross&net) 3.42 units/acre(gross)
Open Space(acres,total[%]/ 1.23 acres(or 15%)
buffer/qualified)
Page 1
Amenities Picnic area in a 5,000+square foot area; and dog waste station
Physical Features(waterways, None
hazards,flood plain,hillside)
Neighborhood meeting date 4/7/22
History(previous approvals) None
B. Community Metrics
Description Details Page
Ada County Highway
District
• Staff report Yes
(yes/no)
• Requires No
ACHD
Commission
Action
es/no
• Existing There are(3)existing stub streets to this property(i.e.N. Conley Ave.,N.Rogue
Conditions River Ave.,and E.Jasmine St.)
• CIP/IFYWP • Locust Grove Road is scheduled in the IFYWP to be widened to 3-lanes from Ustick Road to
McMillan Road. The design year is scheduled in 2025 and the construction date has not been
determined.
Wainwright Drive is scheduled In the IFYWP for the installation of wayfinding and bikeway
signage in 2024.
The intersection of Ustick Road and Locust Grove Road is listed in the CIP to be widened to
7-lanes on the north leg,6-lanes on the south,6-lanes east,and 6-lanes on the west leg,and
replace/modify the signal between 2026 and 2030.
Access(Arterial/Collectors/State Access is proposed via the extension of existing stub streets from adjacent
H /Local)(Existin and Proposed) neighborhoods.
Proposed Road Improvements None
Fire Service See Section IX.C
Police Service No comments received.
West Ada School District No comments received.
Distance(elem,ms,hs)
Capacity of Schools
#of Students Enrolled
Wastewater
• Distance to Sewer Services Directly adjacent
• Sewer Shed
• Estimated Project Sewer See application
ERU's
• WRRF Declining Balance
• Project Consistent with WW Yes
Master Plan/Facility Plan
• Impacts/Concerns See Public Works' Site-Specific Conditions in Section IX
Water
• Distance to Services Directly adjacent
Page 2
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III. APPLICANT INFORMATION
A. Applicant:
Nicolette Womack,Kimley-Horn—950 W. Bannock St., Ste. 1100,Boise, ID 83702
B. Owner:
Robert Hilton, High Lakes,LLC PO Box 1436, McCall,ID 83638
C. Representative:
Same as Applicant
IV. NOTICING
Planning&Zoning City Council
Posting Date Posting Date
Newspaper notification
published in newspaper 8/17/2022
Radius notification mailed to
property owners within 300 feet 8/11/2022
Public hearing notice sign posted
8/8/2022
on site
Nextdoor posting 8/11/2022
V. COMPREHENSIVE PLAN ANALYSIS
LAND USE: This property is designated as Medium Density Residential(MDR) on the Future Land Use Map
(FLUM)contained in the Comprehensive Plan. This designation allows for dwelling units at gross densities
of 3 to 8 dwelling units per acre.
The subject property is an enclave surrounded by single-family residential properties on land also designated
MDR on the FLUM. The Applicant proposes a 28-lot subdivision for single-family residential detached
homes at a gross density of 3.42 units per acre,which is within the desired density range of the MDR
designation.
TRANSPORTATION: The Master Street Map(MSM)does not depict any collector streets across this
property.
Goals,Objectives,&Action Items: Staff finds the following Comprehensive Plan policies to be applicable
to this application and apply to the proposed use of this property(staff analysis in italics):
• "Encourage a variety of housing types that meet the needs, preferences, and financial capabilities of
Meridian's present and future residents."(2.01.02D)
The proposed single-family detached dwellings with a mix of lot sizes will contribute to the variety of
housing options in this area and within the City as desired. Single-family detached homes exist to the
north, west and south and are also in the development process to the east; multi family apartments
exist in close proximity to this site to the southeast.
Page 4
• "Permit new development only where it can be adequately served by critical public facilities and
urban services at the time of final approval, and in accord with any adopted levels of service for
public facilities and services."(3.03.03F)
City water and sewer service is available and can be extended by the developer with development in
accord with UDC 11-3A-21.
• "Avoid the concentration of any one housing type or lot size in any geographical area;provide for
diverse housing types throughout the City."(2.01.01 G)
This area consists primarily of single family detached homes with some multi family apartments to
the southeast; only single-family detached homes are proposed within this development. The
proposed development offers a variety of lot sizes from 4,000 to 11,730 square feet(sf.) with the
existing home on a 22,912 sf. lot.
• "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)
Although the gross density for the overall development at 3.42 units/acre is within and at the low end
of the desired density range in the MDR designation, the lot sizes proposed in the first phase along
the north boundary are not compatible in size and provide a poor transition to existing lots. The
proposed lots in Phase I are mostly 4,000 square feet(or 0.09 acre), while the abutting existing lots
in Zebulon Heights and Champion Park subdivisions are 0.25+ acre in size. The transition from
proposed to existing homes along the north boundary range from a 2:1 to a 5:1 transition. A better
transition in lot sizes should be provided. No buffering or screening is proposed.
The lot sizes proposed along the eastern boundary in Phase II are much larger/wider and range
from a 1:1 to 1:4 transition.A better transition in lot sizes should be provided in this area as well.
No buffering or screening is proposed.
The transition/lot configuration to the south and west is adequate as the lots are turned
perpendicular to the existing lots.
• "Encourage compatible uses and site design to minimize conflicts and maximize use of land."
(3.07.00)
The proposed and existing adjacent uses are all single-family residential, which should be generally
compatible with each other; however, the lot sizes proposed along the north and east boundaries are
not compatible with abutting residential lot sizes and may present conflicts due to not enough
transition in lot sizes.
• "Support infill development that does not negatively impact the abutting, existing development.
Infill projects in downtown should develop at higher densities, irrespective of existing
development." (2.02.02C)
The proposed infill development will likely negatively impact abutting homeowners to the north and
future homeowners in this development along the eastern boundary in Phase II as there is not a
compatible transition in lot sizes in these areas. Staff recommends the Commission and Council
consider testimony from these homeowner's in determining if the proposed development will
negatively impact the abutting existing development(see letters of public testimony from neighbors).
• "Ensure development is connected to City of Meridian water and sanitary sewer systems and the
extension to and through said developments are constructed in conformance with the City of
Meridian Water and Sewer System Master Plans in effect at the time of development."(3.03.03A)
The proposed development will connect to City water and sewer systems with development of the
subdivision;services are required to be provided to and though this development in accord with
Page 5
current City plans.
• "Require pedestrian access in all new development to link subdivisions together and promote
neighborhood connectivity."(2.02.01D)
A 10 foot wide multi-use pathway connection is required between N. Conley Ave. and N. Rogue
River Ave. in accord with the Pathways Master Plan. This pathway will provide a link between
Champion Park and Zebulon Heights subdivisions.
• "Require urban infrastructure be provided for all new developments, including curb and gutter,
sidewalks,water and sewer utilities."(3.03.03G)
Urban sewer and water infrastructure and curb, gutter and sidewalks are required to be provided
with development of the subdivision.
• "Eliminate existing private treatment and septic systems on properties annexed into the City and
instead connect users to the City wastewater system; discourage the prolonged use of private
treatment septic systems for enclave properties."
If annexed, the existing home will be required to abandon the existing septic system and connect to
the City wastewater system.
• "Maximize public services by prioritizing infill development of vacant and underdeveloped parcels
within the City over parcels on the fringe."(2.02.02)
Development of the subject infill parcel will maximize public services.
VI. STAFF ANALYSIS
A. ANNEXATION(AZ)
The Applicant proposes to annex 8.20 acres of land with an R-8 zoning district. A legal description and
exhibit map for the annexation area is included in Section VIII.A. This property is within the City's Area
of City Impact boundary.
A preliminary plat and conceptual building elevations were submitted showing how the property is
proposed to be subdivided and developed with 28 single-family residential detached dwelling units at a
gross density of 3.42 units per acre(see Sections VIII.B, E).
Single-family detached dwellings are listed as a principal permitted use in the R-8 zoning district per
UDC Table 11-2A-2. Future development is subject to the dimensional standards listed in UDC Table
11-2A-6 for the R-8 zoning district.
This partially developed property is an enclave surrounded by existing and future single-family
residential detached homes to the north(Zebulon Heights), south and west(Champion Park) and those in
the development process to the east(Delano). As noted above in Section V, development of infill
properties is supported provided it doesn't negatively impact the abutting, existing development.
Because of the lack of adequate transition in lot sizes to the north,the proposed development will
likely negatively impact abutting property owners.Additionally,the lack of transition in lot sizes
along the east boundary will likely negatively impact the future owner of Lot 4, Block 3. Therefore,
changes to the development plan are necessary to provide a better transition in lot sizes in these
areas.Letters of testimony have been submitted by some of the adjacent existing residents
requesting a better transition in lot sizes and density is provided.
One option would be to"down-zone"to R-4,which would require minimum lot sizes of 8,000 s.f.
instead of 4,000 s.f.,and a minimum street frontage of 60 feet instead of 40 feet,which would be
result in larger,wider lots for greater compatibility with existing abutting lots.However,with the
amount of right-of-way being provided with the extension of three(3) existing stub streets,the
Page 6
retention of the existing home, and the provision of the required common open space,this would
bring the gross density of the development below the minimum desired in the MDR designation.
Another option would be to stay with the R-8 zoning and reconfigure the lots along the north
boundary in Phase I so that wider lots are provided in that area resulting in larger,fewer lots for a
better transition; and add lots in Phase II resulting in smaller,narrower lots for a better transition
to existing abutting properties—Staff prefers this option as the density should still be consistent
with the MDR designation and the zoning would be consistent with that to the south,west and
east. Staff recommends the Applicant make these changes to the plat& submit revised plans at
least 15 days prior to the City Council hearing.A draft should be submitted to Staff prior to the
Commission hearing demonstrating how these changes would affect the overall density and
transition to adjacent properties.
The City may require a development agreement(DA)in conjunction with an annexation pursuant to
Idaho Code section 67-6511A. If this property is annexed, Staff recommends a DA is required with
the provisions discussed herein and included in Section IX.A.
B. PRELIMINARY PLAT(PP):
The proposed preliminary plat consists of 28 building lots and 6 common lots on 8.20 acres of land in
the proposed R-8 zoning district. Proposed lots range in size from 4,000 to 57,541 square feet(s.f.) (or
0.09 to 1.32 acres). The proposed gross density of the subdivision is 3.42 units per acre.The subdivision
is proposed to develop in two (2)phases as shown in Section VIII.B.
Existing Structures/Site Improvements: There is an existing home and several outbuildings on the
property that are proposed to remain until development of Phase 2.With development of Phase 2, all of
the existing structures will be removed except for the existing home,which will remain on Lot 3,Block
3. Prior to the City Engineer's signature on the second phase final plat, all existing structures that
do not conform to the setbacks of the district are required to be removed.
Dimensional Standards (UDC 11-2): The proposed plat and subsequent development is required to
comply with the dimensional standards listed in UDC Table 11-2A-6 for the R-8 zoning district. The
proposed plat appears to comply with the dimensional standards of the district.
Access: Access is proposed from the extension of existing local stub streets(i.e.N. Conley Ave.,N.
Rogue River Ave. and E.Jasmine St.)from the south,north and east.
Landscaping(UDC 11-3B): No street buffers are required per UDC Table 11-2A-6 for internal local
streets. Common open space landscaping is proposed as shown on the landscape plan in Section VIII.C.
There is a total of 176 existing trees on the site totaling 2,232.5 caliper inches(see existing tree
inventory and plan in Section VIII.D). A total of 1,520 caliper inches are proposed to remain with 712.5
caliper inches proposed to be removed. A total of 391 caliper inches are required for mitigation as set
forth in UDC 11-3B-IOC.5; a total of 170 is provided,which is 221 less than required. Staff
recommends one(1)2-inch caliper tree is provided in the front and back yards of each building lot
toward the mitigation requirement,which would leave 109 caliper inches remaining that could be
provided in common lots,or Alternative Compliance could be requested to this standard for the
remaining mitigation trees (see UDC 11-513-5 for more information).
Landscaping is required along all pathways per the standards listed in UDC 11-3B-12C; the
landscape plan should be revised accordingly.
Page 7
Common Open Space& Site Amenities(UDC 11-3G-3): A minimum of 15% (or 1.23 acres based on
8.20 acres) qualified open space is required to be provided in this development per the standards listed in
UDC 11-3G-3.
An open space exhibit was submitted that depicts 1.23 acres(15%) common open space for the
development(see Section VIII.E). Three(3)of the six(6)common open space lots (i.e. Lot 6, Block 2
and Lots 1 &5,Block 3) are open grassy areas of at least 5,000 square feet(s.f.) in area and qualify
toward the minimum standards. Lot 1,Block 1 does not qualify; however,if the sidewalk is detached
in this lot and an 8-foot wide landscaped parkway is provided,it would qualify per UDC 11-3G-
3B.4.
Although Lot 15,Block 1 and Lot 11,Block 2 meet most of the quality standards for open space
areas listed in UDC 11-3G-3A,these areas do not demonstrate integration into the development as
a priority and appear to be"leftover"areas that aren't developable as building lots and don't meet
the qualified open space standards listed in UDC 11-3G-3B.Lot 15,Block 1 could qualify toward
the open space requirement if an additional 70 s.f.is added to the lot in accord with UDC 11-3G-
3B.1a.Lot 11,Block 2 could qualify if 715 s.f.is added to the common lot in accord with UDC 11-
3G-3B.1a; or,a community garden could be added to the existing lot in accord with UDC 11-3G-
3B.1; or, a minimum 20' x 20' plaza could be added to the existing lot,including hardscape,
seating,lighting in accord with UDC 11-3G-3B.1. The plans should be revised as recommended by
Staff to meet the minimum qualified open space standards.
Based on the area of the plat, a minimum of one(1)point of site amenity is required per the standards
listed in UDC 11-3G-4B. The Applicant proposes amenities consisting of a dog waste station on Lot 15,
Block 1 and a picnic area with a shelter and table and bench seating on Lot 6,Block 2,totaling 2.5
points, exceeding the minimum standard.
Pathways: The Pathways Master Plan depicts a multi-use pathway across this site connecting from the
pathway along N. Conley Ave. at the south boundary to the pathway along Rogue River at the north
boundary. In accord with the Plan,a 10-foot wide multi-use pathway should be provided within a
14-foot wide public pedestrian easement; only a 5-foot wide sidewalk is proposed. Staff
recommends the plat is revised to include a minimum 20-foot wide common lot to the south of Lot
1,Block 2 to provide a pathway connection from the existing pathway on the east side of Conley
Ave.to the south to the common area on Lot 6,Block 2. This will be safer than running the
pathway along the front of the building lots along Conley and Eagle View. Staff further
recommends the multi-use pathway be extended through the common area on Lot 1,Block 3 and
Lot 2,Block 3 and connect to the existing pathway to the north. The landscape plan should be
revised to include this pathway and an easement should be submitted and recorded prior to the
City Engineer's signature on the final plat.
Sidewalks(11-3A-17): Five-foot wide attached sidewalks are proposed within the development in
accord with UDC standards.
Waterways: The Nourse Lateral runs off-site along the northern boundary of the site. Staff did not
receive a response from Settler's Irrigation District on whether or not an easement exists on this property
for the lateral. If it does, it should be depicted on the plat and no encroachments allowed within the
easement area.
Utilities(UDC 11-3A-21): Connection to City water and sewer services is required in accord with UDC
11-3A-21. The existing home proposed to remain on Lot 3,Block 3 is required to connect to City water
and sewer service within 60 days of it becoming available as set forth in MCC 9-1-4 and 9-4-8.
Street lighting is required to be installed in accord with the City's adopted standards, specifications and
ordinances.
Page 8
Pressurized Irrigation System (UDC 11-3A-15): Underground pressurized irrigation water is required
to be provided to each lot within the subdivision as set forth in UDC 11-3A-15.
Storm Drainage(UDC 11-3A-18):An adequate storm drainage system is required in all developments
in accord with the City's adopted standards, specifications and ordinances.Design and construction shall
follow best management practice as adopted by the City as set forth in UDC 11-3A-18.
Building Elevations: Five(5) conceptual building elevations were submitted that demonstrate what
future homes in this development will look like (see Section VIII.F). A mix of single-story, single-story
with a bonus room and 2-story homes are proposed. All of the floor plans for the proposed elevations
depict a width of 40-feet for the homes which will not fit on at least 19 of the proposed lots and
meet the required side yard building setbacks of 5 feet on each side—a minimum lot width of 50
feet would be needed in order to accommodate the proposed homes.With 30-foot wide homes,the
elevations will be very garage dominated; the narrow lots will also not accomodate very much on-
street parking,which is always a concern. Some of these issues should be alleviated with the lot
configuration changes recommended by Staff.Prior to the Commission hearing, Staff recommends
conceptual elevations are submitted for homes that will fit on all of the proposed lots.
VII. DECISION
A. Staff:
Staff recommends approval of the proposed annexation with the requirement of a Development
Agreement, and preliminary plat per the provisions in Section IX in accord with the Findings in Section
X.
Page 9
VIII. EXHIBITS
A. Annexation Legal Description and Exhibit Map
A Description for
R-8 Zone
March 4,2022
All of Lut 4, Block 1. Ja,,nlin Acres Subdivisiopi as filed in B+x,k 59 of Plats at
Pages 5829 and 5830, records of Ada County, Idaho, Iocate4 in the Northeast 114 of
the Southeast 114 and the Northwest 114 of the Southeast 114 of Section 32, Township
4 North, Range 1 East of the Boise Meridian, Ada County, Idaho more particularly
d 4dft,d A$�f#Ilovos:
BEGINNING at the Center 1/4 corner of said Section 32 f rom which the 114
oorner common to Sections 32 and 33,TAN., R.1E_,8_M_, bears North 39°39'12"East,
2,657.16 feet;
thence on the east-west centerline of said Section 32 coincident with the south
boundary Ilne of Zebulon Heights Subdivision No.2 as filed In Book 99 of Plats at
Pages 12772 Through 12774, records of Ada County, Idaho,North 89039'12'East,
903.13 feet to the westerly boundary lino of Delano Subdivision No. 1 as filed in Book
121 of Plats at Pages 19124 through 19128, records of Ada County, Idaho;
thence on said westerly boundary line the following two(2)courses and
distanoes:
South 01 b 191061 West, 611.26 feet;
South 101107146'West,60.01 feet to the northerly boundary Iine of
Champlon Park Subdivision No_3 as filed in Book 93 of Plats at Pages
11149 through 11153,records of Ada County, Idaho;
thence on said northerly boundary line the following five (5)courses and
d Islances:
North 63109'48" West, 177.b2 feet;
North 70°46'48" West, 121.52 feet;
North 78'20'48" West, 160.92 feet;
North 66'09'48" West,263.74 feet;
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Page 10
North 6:5W48"Vilest, 72.27 feet to the Northeast corner of Lot 18, Block 17
of Champion Park Subdivision No.2 as flled in Book 89 of Plats all.Pages
10374 through 10377, records of Ada County, Idaho;
thence on the northerly boundary line of said Champion Park Subdivision No. 2
the followirkU fuur (4) urrurses wid disiarirus
North 6502048" Wort, 38.74 foot;
North 53012'48" West, 164.82 feet:
North 29045'48" West, 43.31 feet;
North 13°05'48" Nest, 107,13 feet to the east-west centerline of said
Section 32 coincident Mth the south boundary line of Heritage Subdivision
No_2 as filW in Book 23 of Plats at Pages 1452 and 1453, records of Ada
l ounly, Idaho;
theme on said south boundary line, North 89°54'08' East, 90,32 feet to the
to the REAL POINT Of BEGINNING.
Containing 8.200 acres,more or less.
End of Description.
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Page 12
B. Preliminary Plat,Existing Conditions&Phasing Plan(dated: 6/15/22)
PRELIMINARY PLAT NOTES J L
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Page 24
IX. CITY/AGENCY COMMENTS & CONDITIONS
Per the discussion in Section VI, Staff recommends the Applicant reconfigure the lots along the north
boundary in Phase I so that wider and fewer lots are provided in that area; and the lots in Phase II are
reconfigured and lots are added so that lots are smaller and narrower for a better transition to
existing abutting properties. Conceptual building elevations should also be submitted for the 40-foot
wide lots that fit on the lots. The plat,conceptual elevations and other associated plans shall be revised
accordingly& submitted at least 15 days prior to the City Council hearing.Conceptual elevaitons and
a draft of the revised plat should be submitted to Staff prior to the Commission hearing demonstrating
how these changes would affect the overall density and transition to adjacent properties.
A. PLANNING DIVISION
1. A Development Agreement(DA) is required as a provision of annexation of this property. Prior to
approval of the annexation ordinance, a DA shall be entered into between the City of Meridian,the
property owner(s)at the time of annexation ordinance adoption,and the developer.
Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to
commencement of the DA. The DA shall be signed by the property owner and returned to the
Planning Division within six(6)months of the City Council granting the annexation. The DA shall,
at minimum, incorporate the following provisions IF City Council determines annexation is in the
best interest of the City:
a. Future development of this site shall be generally consistent with the preliminary plat, landscape
plan,common open space/site amenity exhibit and conceptual building elevations included in
Section VIII and the provisions contained herein.
b. The existing home on Lot 3,Block 3 shall be required to connect to City water and sewer service
within 60 days of it becoming available and disconnect from private service, as set forth in MCC
9-1-4 and 9-4-8.
2. The final plat shall include the following revisions:
a. Depict an easement for the Nourse Lateral,which runs off-site along the northern boundary of
this property, if it encroaches on this property.
b. Depict a minimum 20-foot wide common lot along the south side of Lot 1,Block 2 for a multi-
use pathway connection from Conley Ave. through the common areas on Lot 6,Block 2 and Lot
1,Block 3 to the pathway along the east side of Rogue River Ave. See Park's Department
comments &diagram in Section IX.E.
d. Increase the size of Lot 15,Block 1 by 70 square feet to meet the qualified open space standard
of 5,000 square feet in UDC 11-3G-3B.1a.
3. The landscape plan submitted with the final plat shall include the following revisions:
a. Depict a 10-foot wide multi-use pathway from the existing pathway along N. Conley Ave. at the
south boundary to the existing pathway along N. Rogue River Way at the north boundary as
required by the Park's Dept. with landscaping along the pathway in accord with the standards
listed in UDC 11-3B-12C. See Park's Department comments &diagram in Section IX.E.
b. Provide one(1) 2-inch tree in the front and back yards of all building lots and an additional 109
caliper inches of trees on the site in common areas in accord with the mitigation standards listed
Page 25
in UDC 11-3B-IOC.5; or,apply for Alternative Compliance to this standard(see UDC 11-5B-5
for more information).
c. Depict a detached sidewalk with an 8-foot wide parkway and landscaping per the standards
listed in UDC 11-3B-7C on Lot 1,Block 1 in order for the lot to count toward the minimum
qualified open space requirement.
d. Depict a minimum 20-foot wide common lot along the south side of Lot 1,Block 2 containing a
10-foot wide multi-use pathway connection from Conley Ave. through the common areas on Lot
6,Block 2 and Lot 1,Block 3 to the pathway along the east side of Rogue River Ave. Depict 5-
foot wide landscape strips on each side of the pathway planted in accord with the standards
listed in UDC 11-3B-12C.
e. Increase the size of Lot 15,Block 1 by 70 square feet to meet the qualified open space standard
of 5,000 square feet in UDC 11-3G-3B.Ia.
f. Lot 11,Block 2 does not meet the qualified open space standards listed in UDC 11-3G-3B—the
plans should be revised to comply through one of the following options: 1) add 715 s.f.to the
common lot in accord with UDC 11-3G-3B.1a; or, 2)include a community garden in the
common lot; or, 3)include minimum 20' x 20' plaza in the common lot, including hardscape,
seating, and lighting in accord with UDC 11-3G-3B.1.If the lot is enlarged, the plat shall also
be amended accordingly.
4. Prior to the City Engineer's signature on the final plat for Phase 2,all existing structures that do not
conform to the setbacks of the R-8 zoning district shall be removed.
5. Prior to the City Engineer's signature on the final plat for Phase 1,a 14-foot wide public pedestrian
easement shall be submitted to the Planning Division and recorded for the multi-use pathway as
required by the Park's Department.
6. Submit a detail of the proposed shelter on Lot 6,Block 2 with the final plat application.
B. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1 Sewer must connect to the north through Rogue River Ave and not from the south. This is a
different sewer shed.
1.2 Sewer does not need to be provided to and through to parcel to the east. Provide sewer mains to
eastern boundary only as needed for development.
1.3 Ensure no sewer services cross infiltration trenches
1.4 Dead-End runs of sewer need a slope of 0.60%
1.5 Must include callouts to remove water blow-offs.
1.6 Water main connecting north and south properties must to be 12".
1.7 Ensure no permanent structures(trees,bushes,buildings, carports,trash receptacle walls, fences,
infiltration trenches, light poles,etc.)are built within water/sewer easements.
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
Page 26
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 9-1-28.C). 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 wells that will not continue to be used must be properly abandoned according to Idaho Well
Construction Standards Rules administered by the Idaho Department of Water Resources. The
Developer's Engineer shall provide a statement addressing whether there are any existing wells
in the development, and if so,how they will continue to be used, or provide record of their
abandonment.
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 27
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 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.
2.17 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.
2.18 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.
2.19 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.
2.20 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.
2.21 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.
2.22 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.meridianciU.ory WWebLinkIDocView.aspx?id=267776&dbid=0&repo=MeridianCitE&cr
=1
Page 28
D. POLICE DEPARTMENT
No comments at this time.
E. PARK'S DEPARTMENT
https://weblink.meridiancity.org/WebLink/Doc View.asp x?id=267942&dbid=0&repo=Meridian City &
https://weblink.meridiancity.org/WebLink/DocView.asp x?id=2 72212&dbid=0&repo=Meridian City
F. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID)
https://weblink.meridianciU.orglWebLinkIDocView.aspx?id=269309&dbid=0&repo=MeridianCiU
G. ADA COUNTY DEVELOPMENT SERVICES(ACDS)
https://weblink.meridiancioy.org/WebLink/DocView.aspx?id=269136&dbid=0&repo=Meridian City
H. WEST ADA SCHOOL DISTRICT(WASD)
No comments were received from WASD.
I. ADA COUNTY HIGHWAY DISTRICT(ACHD)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=269137&dbid=0&repo=MeridianCity&cr
=1
X. FINDINGS
A. Annexation and/or Rezone(UDC 11-513-3E)
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 Applicant's request to annex the subject property with R-8 zoning and develop single-
family detached dwellings on the site at a gross density of 3.42 units per acre is consistent with the
density desired in the MDR designation for this property. However, the layout of the preliminary plat
proposed with the annexation does not provide an adequate transition in lot sizes to abutting
properties to the north in Phase I or in Phase II as discussed above in Sections V and VI.
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Staff finds the proposed map amendment to R-8 and development generally complies with the
purpose statement of the residential districts in that it will contribute to the range of housing
opportunities available in the City consistent with the Comprehensive Plan.
3. The map amendment shall not be materially detrimental to the public health, safety,and
welfare;
Stafffinds the proposed map amendment should not be detrimental to the public health, safety and
welfare as the proposed residential uses should be compatible with adjacent single-family
residential homes/uses in the area.
Page 29
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
Stafffinds City services are available to be provided to this development. Comments were not
received from WASD on this application so Staff is unable to determine impacts to the school
district.
5. The annexation(as applicable)is in the best interest of city.
Stafffinds the proposed annexation is in the best interest of the city if revisions are made to the
development plan as recommended.
B. Preliminary Plat(UDC 11-613-6)
In consideration of a preliminary plat,combined preliminary and final plat, or short plat,the decision-
making body shall make the following findings: (Ord. 05-1170, 8-30-2005, eff. 9-15-2005)
1. The plat is in conformance with the comprehensive plan and is consistent with this unified
development code; (Ord. 08-1372, 7-8-2008, eff. 7-8-2008)
Stafffinds the proposed plat is generally in conformance with the UDC and the Comprehensive Plan
if the Applicant revises the development plan to provide a better transition in lot sizes to abutting
properties.
2. Public services are available or can be made available ad are adequate to accommodate the proposed
development;
Stafffinds public services can be made available to the subject property and will be adequate to
accommodate the proposed development.
3. The plat is in conformance with scheduled public improvements in accord with the city's capital
improvement program;
Stafffinds there are no roadways, bridges or intersections in the general vicinity that are in the
IFYWP or the CIP.
4. There is public financial capability of supporting services for the proposed development;
Stafffinds there is public financial capability ofsupporting services for the proposed development.
5. The development will not be detrimental to the public health, safety or general welfare; and
Stafffinds the proposed development will not be detrimental to the public health, safety or general
welfare.
6. The development preserves significant natural, scenic or historic features. (Ord. 05-1170, 8-30-2005,
eff. 9-15-2005)
Staff is unaware of any significant natural, scenic or historic features that need to be preserved
with this development.
Page 30