PZ - Staff Report 10-06 STAFF REPORT C�I
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COMMUNITY DEVELOPMENT DEPARTMENT .►A H O
HEARING October 6, 2022 Legend
DATE:
PFnjet Lorca i�or
f
TO: Planning&Zoning Commission i Iffl
FROM: Sonya Allen,Associate Planner _ -
208-884-5533 - -'
SUBJECT: H-2022-0046
Sessions Parkway—MDA,PP
LOCATION: 2700 N. Eagle Rd.,in the NW 1/4 of EB [
Section 4,T.3N.,R.IE. --
Parcel#S1104233650 ±.
I. PROJECT DESCRIPTION
Modification to the existing Development Agreement(DA) (Inst. #2017-0121321,re-recorded as
Inst. #2022-065403)to remove the commercial portion of the property from the agreement and enter
into a new DA for the proposed project with an updated conceptual development plan; and
Preliminary Plat consisting of five(5)building lots on 5.32 acres of land in the C-G zoning district
with a request for City Council approval of a right-in/right-out driveway access via N. Eagle Rd./SH-
55.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 5.32
Existing/Proposed Zoning C-G(General Retail and Service Commercial)
Future Land Use Designation Mixed Use—Regional(MU-R)
Existing Land Use(s) Vacant/undeveloped land
Proposed Land Use(s) Commercial pads with a fuel sales facility
Lots(#and type;bldg./common) 5 building/0 common
Phasing Plan(#of phases) None(to be constructed in one phase)
Number of Residential Units(type 0
of units)
Physical Features(waterways, The Finch Lateral runs along the southern boundary of the
hazards,flood plain,hillside) site within an 80'wide easement(40' from centerline each
side)as depicted on the plat.
Neighborhood meeting date: 3/23/22
Pagel
Description Details Page
History(previous approvals) AZ-03-021;AZ-15-012;MDA-15-011;DA Inst.#2022-
065403;A-2020-0115 (PBA ROS#12423)
B. Community Metrics
Description Details Page
Ada County Highway
District
• Staff report(yes/no) Yes
• Requires ACHD No
Commission Action
es/no
West Ada School District No comment have been received.
Police Department No comment have been received.
Fire Department No comments have been received.
C. Project Area Maps
Future Land Use Map Aerial Map
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A. Applicant:
Stephanie Hopkins,KM Engineering, LLP—5725 N. Discovery Way, Boise, ID 83713
B. Owners:
Meridian Investments, LLC—74 E 500 S, Ste. 200,Bountiful,UT 84010-0000
C. Representative:
Same as Applicant
III. NOTICING
Planning&Zoning City Council
Posting Date Posting Date
Notification published in
newspaper
9/21/2022
Notification mailed to property
owners within 300 feet 9/15/2022
Applicant posted public hearing
notice on site 9/21/2022
Nextdoor posting 9/15/2022
IV. COMPREHENSIVE PLAN ANALYSIS(Comprehensive Plan)
Land Use: The Future Land Use Map(FLUM)contained in the Comprehensive Plan designates this
property, and many of the surrounding properties in this vicinity along the Eagle Road corridor, as
Mixed Use—Regional(MU-R). The purpose of this designation is to provide a mix of employment,
retail,and residential dwellings and public uses near major arterial intersections. The intent is to
integrate a variety of uses together,including residential, and to avoid predominantly single use
developments such as a regional retail center with only restaurants and other commercial uses.
Developments should be anchored by uses that have a regional draw with the appropriate supporting
uses.For example, an employment center should have supporting retail uses; a retail center should
Page 3
have supporting residential uses as well as supportive neighborhood and community services. The
standards for the MU-R designation provide an incentive for larger public and quasi-public uses
where they provide a meaningful and appropriate mix to the development. The developments are
encouraged to be designed consistent with the conceptual MU-R plan depicted in Figure 3D of the
Comprehensive Plan as shown below.
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The proposed conceptual development plan for the subject 5.32-acre property depicts five(5)
commercial building pads,including one for a fuel sales facility and one for a drive-through
establishment,totaling 32,625 square feet(s.f.) of building area.Additional uses may develop on the
site as allowed by UDC Table 11-2B-2 in the C-G district. Multi-family residential uses (i.e. Village
Apartments A-2021-0231)by the same developer have been approved and are in the development
process on the parcel directly to the east.
Vehicle interconnectivity is proposed between the commercial and residential uses to the east at the
north and south boundaries of the site. Safe pedestrian access should also be provided between the
commercial uses within the site and to the future residential uses.
The proposed development should provide a variety of commercial and retail uses in close proximity
to residential uses. Kleiner City Park exists within a 1/4 mile of this site to the southeast,which is
considered a Civic use. The site is located along N. Eagle Rd./SH-55 within 1/4 of a mile of a major
arterial intersection at E. Fairview Ave. and N. Eagle Rd.Although not anchored by uses that have a
regional draw,the existing and proposed uses contribute to the variety of uses within this overall MU-
R designated area as desired and should provide services to nearby residents.
The proposed commercial development is not integrated with the future residential
development to the east,nor is there a common usable gathering area with a plaza or green
space as desired in mixed use designated areas.The rear of the fuel facility/convenience store
faces the backage road and the rear of Buildings C,D and E face the residential development
which creates a wall effect. Staff recommends the site plan is revised to more closely align with
Page 4
the purpose statement and Figure 3D above, and the development guidelines in the
Comprehensive Plan for Mixed Use and MU-R designated areas as noted below. Staff suggests
rotating the fuel facility/convenience store pad so the rear of the building isn't facing east to
better integrate with the other commercial pads and residential development. Similarly,some
or all of the buildings along the eastern boundary should be rotated and/or relocated and a
shared plaza area/green space added for better integration of uses and consistency with the
mixed-use guidelines.
In reviewing development applications,the following items will be considered in all Mixed-Use
areas: (Staff's comments in italics)
• A mixed-use project should include at least three types of land uses. Exceptions may be
granted for smaller sites on a case-by-case basis. This land use is not intended for high
density residential development alone.
The larger overall mixed-use designated area includes a mix of residential, commercial,
office and civic uses. This project may only include commercial(i.e. retail, restaurant, etc)
and residential uses (Village Apartments) as proposed, which may be adequate because it's a
smaller site.
• Where appropriate,higher density and/or multifamily residential development is encouraged
for projects with the potential to serve as employment destination centers and when the
project is adjacent to US 20/26, SH-55, SH-16 or SH-69.
Multi family residential uses (i.e. Village Apartments) were approved on the parcel directly
to the east, which provide housing options for the commercial and employment uses along the
Eagle Road/SH-55 corridor.
• Mixed Use areas are typically developed under a master or conceptual plan; during an
annexation or rezone request, a development agreement will typically be required for
developments with a Mixed-Use designation.
A new conceptual development plan is proposed to replace the existing plan in the
development agreement approved with the annexation.
• In developments where multiple commercial and/or office buildings are proposed,the
buildings should be arranged to create some form of common,usable area, such as a plaza or
green space.
The proposed conceptual development plan does not include any common usable area as
desired. Staff recommends the concept plan is revised to include shared common, usable
area, such as a plaza or green space within the commercial portion of the development or
between the residential and commercial uses.
• The site plan should depict a transitional use and/or landscaped buffering between
commercial and existing low-or medium-density residential development.
No low-or medium-density residential uses abut this site; however, a minimum 25 foot wide
buffer, landscaped per the standards in UDC 11-3B-9C, is required along the eastern
boundary of the site in the C-G district adjacent to future residential uses.
• Community-serving facilities such as hospitals, clinics, churches, schools,parks, daycares,
civic buildings, or public safety facilities are expected in larger mixed-use developments.
No community-servingfacilities are proposed with this development; however, these uses do
exist within a fairly close proximity to the site and this is a smaller development.
Page 5
• Supportive and proportional public and/or quasi-public spaces and places including but not
limited to parks,plazas, outdoor gathering areas,open space, libraries,and schools are
expected; outdoor seating areas at restaurants do not count.
No such uses are proposed in this development. At a minimum,Staff recommends a
plaza/outdoor gathering open space area is provided within the commercial development or
between the commercial and residential development to the east.
• Mixed use areas should be centered around spaces that are well-designed public and
quasi-public centers of activity.Spaces should be activated and incorporate permanent
design elements and amenities that foster a wide variety of interests ranging from
leisure to play.These areas should be thoughtfully integrated into the development and
further placemaking opportunities considered.
The proposed development plan doesn't incorporate any of these design elements or
amenities;the concept plan should be revised accordingly.
• All mixed-use projects should be accessible to adjacent neighborhoods by both vehicles and
pedestrians. Pedestrian circulation should be convenient and interconnect different land use
types. Vehicle connectivity should not rely on arterial streets for neighborhood access.
The proposed development is accessible to the adjacent future residential development to the
east(i.e. Village Apartments) by vehicle via two (2)driveways, one at north end and one at
the south end of the site. Separate pedestrian walkways should also be provided for
pedestrian safety that provide a connection to the multi-use pathway along Eagle Rd. and
between buildings within the commercial development.
• A mixed-use project should serve as a public transit location for future park-and-ride lots,bus
stops, shuttle bus stops and/or other innovative or alternative modes of transportation.
Public transit isn't available in this vicinity.
• Alleys and roadways should be used to transition from dissimilar land uses, and between
residential densities and housing types.
The three (3) eastern building pads back up to a drive aisle with a row ofparking on either
side associated with the multi family development.
• Because of the parcel configuration within Old Town,development is not subject to the
Mixed-Use standards listed herein.
This guideline is not applicable as the property is not in Old Town.
In reviewing development applications,the following items will be considered in MU-R areas:
• Development should generally comply with the general guidelines for development in all
Mixed-Use areas.
See analysis above.
• Residential uses should comprise a minimum of 10%of the development area at gross
densities ranging from 6 to 40 units/acre.
Between this site and the adjacent site to the east being developed by the same developer,
residential uses exceed 10%of the development area at a gross overall density of 20.12
units/acre.
Page 6
• There is neither a minimum nor maximum imposed on non-retail commercial uses such as
office, clean industry, or entertainment uses.
The Applicant is unsure at this point what commercial uses will develop on this site other
than a fuel sales facility and convenience store and a drive-through establishment.
• Retail commercial uses should comprise a maximum of 50%of the development area.
To ensure retail commercial uses don't exceed 50% of the development area and for a
transition in uses,Staff recommends the concept plan is revised to depict non-retail
commercial, office and/or civic uses for a minimum of 50% of the development area
between the residential and retail commercial uses.
Where the development proposes public and quasi-public uses to support the development,the
developer may be eligible for additional area for retail development(beyond the allowed 50%),
based on the ratios below:
• For land that is designated for a public use, such as a library or school,the developer is
eligible for a 2:1 bonus. That is to say, if there is a one-acre library site planned and
dedicated,the project would be eligible for two additional acres of retail development.
• For active open space or passive recreation areas, such as a park,tot-lot, or playfield,the
developer is eligible for a 2:1 bonus. That is to say, if the park is 10 acres in area,the site
would be eligible for 20 additional acres of retail development.
• For plazas that are integrated into a retail project,the developer would be eligible for a
6:1 bonus. Such plazas should provide a focal point(such as a fountain, statue, and water
feature), seating areas, and some weather protection. That would mean that by providing
a half-acre plaza,the developer would be eligible for three additional acres of retail
development.
No public or quasi public uses are proposed with this development. If the concept plan is
revised to include such uses, the developer may be eligible for additional area for retail
development(beyond the allowed 50%).
Sample uses,appropriate in MU-R areas,include: All MU-N and MU-C categories,
entertainment uses,major employment centers, clean industry, and other appropriate
regional-serving most uses. Sample zoning include: R-15,R-40,TN-C, C-G, and M-E. The
proposed commercial/retail/restaurant and fuel sales facility uses are allowed uses in the
existing C-G zone, although they are not "regional serving"uses.
The following Comprehensive Plan Policies are also applicable to this development: (Staff's
analysis in italics)
• "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. Urban services are available to be provided
upon development.
Page 7
• "Encourage compatible uses and site design to minimize conflicts and maximize use of land."
(3.07.00)
The proposed commercial uses should be compatible with adjacent commercial uses to the
north and south; and with the future multi family residential uses to the east if non-retail,
office and/or civic uses are provided as a buffer and transition in uses as recommended.
• "Encourage and support mixed-use areas that provide the benefits of being able to live, shop,
dine,play, and work in close proximity,thereby reducing vehicle trips, and enhancing overall
livability and sustainability."(3.06.02B)
The proposed commercial uses and fuel sales facility should provide nearby services and
employment options to the residents of the adjacent multi family developments, reducing
vehicle trips on area roadways.
V. UNIFIED DEVELOPMENT CODE ANALYSIS(UD0
A. Development Agreement Modification(MDA):
The Applicant proposes a modification to the existing Development Agreement(DA) for Village
Apartments(AZ-15-012;MDA-15-011—DA Inst. #2022-065403)to remove the commercial
portion of the property, consisting of 5.32 acres of land, from the agreement and enter into a new
DA for the proposed project with an updated conceptual development plan.
The existing conceptual development plan depicts three(3)retail/commercial building pads along
the frontage of N. Eagle Road,two(2)of which are drive-through establishments,and one(1)
larger retail building east of the building pads fronting on Eagle Rd. totaling 28,500 square feet
(s.f.). A driveway is depicted at the northeast corner of the site for vehicular connectivity with the
residential development to the east. A driveway is not depicted to the property to the south (fka
Great Wall)because when that property developed, access was not required to be provided to this
property because of the Finch Lateral, a large irrigation facility that separates the two properties.
The properties to the south of the Finch Lateral were to have a backage road along their east
boundaries for access via E. River Valley St.
Since that time,this developer and the property owner to the south have been working together to
construct a backage road between the two properties along Eagle Rd. and the Finch Lateral has
been piped. A new access via Eagle Rd./SH-55 is proposed with this application,which will
replace the existing temporary access on the Great Wall/Copper Canary property,if approved by
the City and ITD. The temporary access was allowed to remain until such time as access became
available from the south via E. River Valley St. If non-residential uses develop on the property to
the south of the Copper Canary(fka Great Wall)property at 3280 E. River Valley St. as currently
entitled,the backage road will extend to E. River Valley St.; however, if residential uses develop
on that property, only an emergency access will be provided from the north to that property per
the development agreement(Copper Canary Inst. #2022-048293).
The proposed development plan depicts five(5)building pads totaling 32,625 s.f.A fuel sales
facility with a convenience store is proposed on the northwest pad,a drive-through is proposed on
the pad directly to the south, and three(3)other pads are proposed along the east boundary of the
site adjacent to the future multi-family residential development to the east. As noted above in
Section IV, Staff recommends changes to the concept plan for better integration between uses in
accord with the mixed use and MU-R guidelines in the Comprehensive Plan.
Two driveway accesses are proposed at the north boundary—one via the existing curb cut,which
will serve as a backage road along Eagle Rd. and will connect to the property to the south, and
one new curb cut closer to Eagle Rd.,which would provide direct access to the fuel sales
Page 8
facility/convenience store. Staff is concerned the access driveway nearest Eagle Rd.will
create conflicts due to its proximity to the intersection and to the backage road; therefore,
Staff recommends the access driveway is removed and access is provided solely via the
backage road.Two(2)driveways to the east are proposed for interconnectivity with the future
residential development. Staff recommends the driveway connection to the access driveway
from Eagle Rd. at the southern boundary along the east side of Building B is removed to
reduce conflicts with two access points so close together and vehicles backing out from
parking stalls on either side. Typically, Staff would prefer the alignment of the backage road to
be more linear and direct but the access points to the north and south are not in alignment. The
"jog"in the roadway will result in traffic calming and reduced speeds,which is desired,
especially if the access via Eagle Rd. is approved which will intersect the backage road.
A cross-access easement(Inst. #2016-003980)exists with the property to the north for access via
Eagle Road for this property.A reciprocal cross-access easement should also be recorded
granting cross-access between the subject property and the abutting property to the south
(Parcel#S1104233802); and the abutting property to the east(Parcel#S1104233730).
Copies of the recorded agreements should be submitted to the Planning Division prior to
signature on the final plat by the City Engineer.
Staff has reviewed the provisions of the existing DA and finds provisions#5.1 f,which requires a
buffer to residential uses; #5.1g,which requires pedestrian connections to be provided between
the residential portion of the site and future commercial development; and#5.1h,which requires
traffic calming to be provided between the residential and commercial development, still apply to
development of the subject property. Therefore, Staff recommends these provisions are carried
over to the new DA along with new provisions as noted herein and in Section VIII.A.
B. Preliminary Plat(PP):
A Preliminary Plat is proposed consisting of five (5)building lots on 5.32 acres of land in the C-
G zoning district.As part of the plat,the Applicant requests City Council approval of an access
via N. Eagle Rd./SH-55, located on the abutting property to the south(Parcel#S1104233802).
Consent has been granted from the abutting property owner for this request as part of this
application.
Existing Structures/Site Improvements:
There are no existing structures on this site;the previous structures have been removed.
Dimensional Standards:
Development of the proposed lots is required to comply with the dimensional standards of the C-
G zoning district in UDC Table 11-2B-3.
Subdivision Design and Improvement Standards(UDC 11-6C-3):
Development of the subdivision is required to comply with the subdivision design and
improvement standards listed in UDC 11-6C-3.
Access(UDC 11-3A-3)
There are two(2)existing accesses on this site associated with the previous residential use(s) and
one(1)temporary access on the abutting property to the south via N. Eagle Rd./SH-55 that are
proposed to be removed and replaced with one (1)new right-in/right-out driveway access on the
abutting property to the south as depicted on the plans and as shown below.
Per UDC 11-3H-4,the use of existing approaches via the state highway are not allowed to
continue if the intensity of the use increases. With the change in use to commercial,the intensity
of the use will increase;therefore,the existing approaches are not allowed to remain and must be
abandoned and removed as proposed.New approaches directly accessing a state highway are only
Page 9
allowed at the section line road and the half mile mark between section line roads,which does not
apply in this case. City Council may consider and approve modifications to the standards in
UDC 11-311-4 upon specific recommendation of the Idaho Transportation Department
(ITD) or if strict adherence is not feasible, as determined by City Council.
ITD issued a letter of acceptance of the revised traffic striping conceptual drawings, dated
November 13,2019, for SH-55/Eagle Rd. from River Valley St.to approximately 1,500 feet
north for the proposed right-in/right-out access via Eagle Rd. The letter states the drawings
address all of ITD's safety concerns but only acknowledges the acceptance of the conceptual plan
—final approval of the proposed access and associated improvements is determined once all
documentation has been provided and the permit is signed. Final approval of the access has not
yet been granted been ITD.
A Traffic Impact Study(TIS)was submitted for the Village Apartments and Sessions Parkway
developments,prepared by Kittelson&Associates in 2021. The study finds a northbound right-
turn lane on Eagle Road into the site as proposed is warranted and should be constructed as
proposed.
A curb cut exists at the northern boundary of the site for access via Eagle Rd./SH-55 through an
existing vehicular&pedestrian cross-access easement(Inst. #2016-003980).A cross-
access/ingress-egress easement should be provided to the properties to the south and east
for interconnectivity and access.A recorded copy of said agreements should be submitted
prior to signature on the final plat by the City Engineer.
PROPOSED
VEHICLE ACCESS
TO COMMERCIAL
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EXISTING
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BE CLOSED
Page 10
Pathways(UDC 11-3A-8):
A multi-use pathway is depicted on the Pathways Master Plan and required by UDC 11-3H-4C.3
along N. Eagle Rd./SH-55. The pathway should be detached from the curb and constructed per
the standards listed in UDC 11-3A-8. If the pathway is located outside of the right-of-way,a
14-foot wide public pedestrian easement should be submitted to the Planning Division and
recorded prior to signature on the final plat by the City Engineer.Pedestrian lighting and
landscaping shall be installed along the pathway consistent with the Eagle Road Corridor
Study and comply with the specifications listed in UDC 11-3H-4C.3.
Staff recommends a pedestrian plan is submitted that depicts pedestrian walkways between
the building pads in the proposed commercial development and the future residential
development to the east,and to the commercial properties to the north and south,for safe
pedestrian access and interconnectivity. Connectivity should also be provided to the multi-
use pathway along Eagle Rd.Pedestrian walkways should be distinguished from the
vehicular driving surfaces through the use of pavers,colored or scored concrete,or bricks
in accord with UDC 11-3A-19B.4.
Sidewalks(UDC 11-3A-17):
In lieu of a detached sidewalk, a detached multi-use pathway is required to be constructed along
N. Eagle Rd./SH-55 in accord with the standards listed in UDC 11-3A-8 and the Pathways Master
Plan.
Landscaping(UDC 11-3B):
A minimum 35-foot wide street buffer is required along N. Eagle Rd./SH-55, an entryway
corridor, landscaped per the standards listed in UDC 11-3B-7C. The final plat should depict the
buffer in a common lot or on a permanent dedicated buffer easement,maintained by the
property owner,or business owner's association per UDC 11-3B-7C.2a.
A minimum 25-foot wide buffer is required by UDC Table 11-2B-3 in the C-G district along the
eastern boundary of the site adjacent to future residential uses, landscaped per the standards in
UDC 11-3B-9C. This buffer may be installed at the time of lot development. Landscape buffers
are required to facilitate safe pedestrian access between residential and commercial
development as set forth in UDC 11-3B-9C.3; the plan should be revised accordingly.
Storm Drainage:
An adequate storm drainage system is required in all developments in accord with the City's
adopted standards, specifications and ordinances. Design and construction is required to follow
Best Management Practices as adopted by the City. The Applicant submitted a Geotechnical
Engineering Evaluation for the proposed subdivision that was prepared in 2015 with the Village
Apartments application. Stormwater integration is required in accord with the standards listed in
UDC 11-3B-11 C.
Pressure Irrigation(UDC 11-3A-157:
Underground pressurized irrigation water is required to be provided for each and every lot in the
subdivision as required in UDC 11-3A-15.
Utilities(UDC 11-3A-21):
Utilities are required to be provided to the subdivision as required in UDC 11-3A-21.
Waterways(UDC 11-3A-6611:
The Finch Lateral runs along the project's south boundary and has been piped in accord with
UDC 11-3A-6B. The lateral lies within an 80-foot wide easement—40' from centerline on each
side—structures should not encroach within this easement and trees should be placed outside of
the easement. This project is not within the flood plain.
Page 11
Fencing(UDC 11-3A-6 and 11-3A-7)•
All fencing is required to comply with the standards listed in UDC 11-3A-7.
Building Elevations(UDC 11-3A-19 I Architectural Standards Manual):
Conceptual building elevations were not submitted for the proposed commercial development.
All structures should comply with the design standards in the Architectural Standards
Manual.
VI. DECISION
A. Staff:
Staff recommends approval of the proposed preliminary plat with the conditions noted in Section
VIII,per the Findings in Section IX; and approval of the development agreement modification
contingent upon revisions to the concept plan as discussed above and noted in Section VIII,
consistent with the development guidelines for the mixed use and specifically the MU-R
designation in the Comprehensive Plan. Staff recommends the Commission continue this
project to a subsequent date in order for the Applicant to amend the concept plan as
recommended.
Page 12
VII. EXHIBITS
A. Existing Development Agreement Provisions and Conceptual Development Plan
5. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY:
5.1 Owrrer/Developer shall develop the Property in accordance with the following
special conditions:
a. Any existing domestic wells and/or septic systems within this project shall be
removed irorn their domestic service prior to development.
b. Development of this site shall be generally consistent with the overall site
plan,landscape plan and buildingelevations included in Exhibit A of the
Staff Report attached to the Findings of Fact attached hereto as Hxhibit
"C" and the conditions of approval included in Exhibit B of the Staff
Report attached to the Findings of Fact attached hereto as Exhibit"C"
c. The Milk Lateral which cusses the noiKlxmq corner of this site shall be
piped in accord with TJDC 11-3A-6A.
d. A 35-foot wide street buffer, is required to he constructed along N. Eagle
Road,an entryway corridor,with the second phase(commercial portion)of
development; and a 20-foot wide street buffer is.equired to be constructed
along N. Records Avenue,a collector street,with the firsf phase(residential
portion) of development and prior to issuance of the fi"l Certificate of
Occupancy for each phase.Landscaping is required to be installed within the
buffer in accord with the standards listed in UDC 11-3B-7C.
e, A 10-foot wide multiuse pathway is required to he constructed within the
street buffer along N. Eagle Road within a public use easement; pedestrian
lighting and landscaping is alsorequired to be installed as set forthinUDC 1I-
3hI-4C. These improvements are required to be constructed with the second
phase(commercial portion)of development and prior to issuance of the fir v
Certificate of Occupancy for that portion of the site.
f. Upon development of the retaillcornmercial portion of the property, a 25-foot
wide h►ffer is mouimd to he installed adiacent to the residential uses in
accord with the standards listed in UDC 11-3B-9C,unless otherwise modified
by City Council.
g. Pedestrian connections am required to be provided between the residential
portion of the site and die future commercial. development on the western
portion of this site and the residential developments to the north and south.
h. Traffic calming shall be provided within the site between the
residential and couvnercial development and in N. Records Avenue (as
allowed by ACI-1D).
Page 13
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1 OVERALL SITE PLAN EXHIBIT
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MMY-LWEEMBR
Page 14
B. Proposed Conceptual Development Plan(NOT APPROVED)
C-G _ _ _ C-G ...� y
iaa �x.• I L'IgHRY MAP �E
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SESSI DNS PARKWAY S U BDIMSIDN-OD N CE PTUAL SffE PLAN �L
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Page 15
C. Proposed Preliminary Plat(date: June 2022)
PRELIMINARY PLAT SHOWING PNEOMIMART UTQETA
SESSIONS PARKWAY SUBDIVISION i
SITUATED IN THE SOUTHWEST114 OF THE NORTHWEST 1/4 OF SEMON 4,TOWNSH I P 3
NORTH,RANGE 1 EAST,R.M.,CITY OF MERIDIAN,ADA COUNTY,IDAHO.
2022
J I — LINA BIA5910__—__--_ �•c•y ��:�w x e..e.e.•.a:...�
LG31 eLacx 1 +�1eE.anc 1 eoort IG3 PAGE IlBl1l®E
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BGGE 101 PAG f 13353-13255 800E IOl PACE 13353L'255 �__
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Page 16
D. Landscape Plan(date: June 2022)
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LANDSCAPE PLAN
Page 17
E. Access Exhibit
PROPOSED
VEHICLE ACCESS
TO COWESCIAL
pRNE AISLE
—}� PRIVATE URNE
i—
m
11 O z
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2 w
E XISTING r I G
APPROACHES
TO BE 2
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w
N 7
PROPOSED ' BLOCK1
(;BNSOL➢ATE)
ACCES$
mll TO
EAGLE ROAD
P.fVAQ DR1Vf'
Ir lkmBA•CHAOE
ROAD TO K I
S011hi : E N G!N E E R�1 N G
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FORMER s' r��PPE�XIO
EAISTIrv6 GREAT WALL
VEHICLE AESTAIIRA L I
ACCESS TO 1
EAGLE ROAD
BE CLOSED
KTN\VEHICLE ACCESS EXHIBIT
90 ISO 270
PN n Scale_T'=go,
Page 18
F. Legal Description&Exhibit Map for Property Subject to New Development Agreement
Im
May 14r 2020
Project No.17-169
Legal 0"trlptlon
l''ar�el 6
A parcel of land situated in the Southwest 114 of the Northwest 114 of S"66n 4,TpwrrshIII 3 Ndrlh.
Range 1 East,Boise Meridian,City of Me6dian,Ada County,Idaho,and being mare particularly
described d5 follows_
Cornmenelrng at a found brass tap marking the Northwest corner of said Section 4,wh-icb bears
NW36'00"E a d ista me of Z f 11.39 feet from d found brass ea p marking the Vilest 11 4 corner of sald
Section 4;
Thence fsfllowlrig the westerly Ilne afsald Northwest 114,S0Q'3600'W a dlstanoe of 1385,13 feet;
Thence leaving skid wetterly line,%0'51'36"E a dlstanrL%of 70-01 feet to a found 5{8dnch rebar
marking the southwest corner of Southeast Corner Marketplace Subdivision No,1 errd[*in the POINT
OF BEGINNING.
Thence fallowing the southerly boundary line of said Southeast Corner Marketplace 5ubdivi5;i4n mg-T,
S89'-116"1=a distance of 4n.48 feet to a set 519•inch rebar,
Thence leaving said southerly Subdivision%boundary line,SW27'57'W a distance of 565.51)feet to a set
5f8-inch rebar on the northerly subdivision boundary line of Each 5ubdivi5ion;
Thence fallowing the northerly subdivislon boundary line the following two(2)courses,
1. N GVJZ'S2"w a distance of 251-�7 Feet to a found alumJnum cap;
2, 584.26'08"W a&Stairite of 17-13 feet to a fecund 518aeieh rebar marking the northwest inarner of
said Bach Subdivision,
Thence leaving saW"rtherlyf 5-vW�w tan bqurrdery lie7er S$4'26'i)rVV a distance of 114-63 feet to a
found 5/9-inch rebar;
TherlCe Nn'04'OTW a dlstanee of 144-05 feet to a found 5/8 0 rebar on the easterly right-of-way
Hire of N.Eagle Road;
Thence foliowing said easterly right-of-way line,NW39WE a distance of 391.77 feet to the POINT OF
BEGINPOW
Said parcel contains 231,902 Sq.Ft.15324 acres.},more or less,and is 5ubjierttuall existing easements
a nd f qr fthts-of-way of record-
All subdivislons,deedsr record of surveysr&nd other instruments of record referenced herein are
recorded documents of the cx3urrty in whlthe these described lands are situated in.
AL L A
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662
u5 -o
4233 West State Weel 8alse,Ida 3 4 * 106,639,69#9 • krna.�gllp-{ern
Page 19
RECORD OF SURVEY
PROPERTY BOUNDARY ADJUSTMENT FOR ROS No.
G -Meridian Investments, C.
A PARCEL OF LAND 9l3uATE01N il* 7TI 3WWf5T 114 pF'fHE NpRTH'NESEST 1/d OF 5ECHON4,
TDWN5HIP 3NORTH.RANGES FAST.E.".MY OF MERIDIAN,ADA LiII CY.IpAHp•
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Page 20
VIII. CITY/AGENCY COMMENTS & CONDITIONS
Prior to action by the Commission on this application,Staff recommends revisions to the
conceptual development plan consistent with the development guidelines in the Comprehensive
Plan for the Mixed Use and specifically the Mixed Use—Regional FLUM designation,as
follows:
• Submit a pedestrian plan that depicts pedestrian walkways between the building pads in the
proposed commercial development and the future residential development to the east,and to
the commercial properties to the north and south, for safe pedestrian access. Connectivity
should also be provided to the multi-use pathway along Eagle Rd.Pedestrian walkways
should be distinguished from the vehicular driving surfaces through the use of pavers,
colored or scored concrete, or bricks in accord with UDC 11-3A-19B.4.
• Depict common,usable area such as a plaza or green space for an outdoor gathering area
either centrally within the commercial portion of the development or between the residential
and commercial uses in accord with the Comprehensive Plan.
• Mixed use areas should be centered around spaces that are well-designed public and quasi-
public centers of activity. Spaces should be activated and incorporate permanent design
elements and amenities that foster a wide variety of interests ranging from leisure to play.
These areas should be thoughtfully integrated into the development and further placemaking
opportunities considered.
• Depict a minimum 25-foot wide buffer to residential uses along the eastern boundary of the
site in accord with UDC Table 11-2B-3 for the C-G district.
• Depict non-retail commercial, office or civic uses for a minimum of 50%of the development
area between the residential and commercial retail uses to provide a transition in uses and to
ensure retail commercial uses do not exceed 50% of the development area in accord with the
Comprehensive Plan for MU-R designated areas. Where the development proposes public
and quasi public uses to the support the development, the developer may be eligible for
additional area for retail development based on the ratios noted on pg. 3-17 of the
Comprehensive Plan.
• The driveway connection to the access driveway from Eagle Rd. at the southern boundary of
the site along the east side of Building B should be removed to reduce conflicts with two
access points so close together and vehicles backing out from parking stalls on either side of
the driveway.
• Remove the access driveway nearest Eagle Rd. at the northern boundary of the site; sole
access to fuel sales facility/convenience store should be provided via the backage road.
• Rotate the fuel facility/convenience store so that the rear of the building isn't facing east to
better integrate with the other commercial uses and residential development to the east.
• Rotate and/or relocate Buildings C,D and E to better integrate with the adjacent residential
uses. A shared plaza/gathering area/green space will aid in integration of uses for consistency
with the mixed-use guidelines.
• The site plan should be revised to more closely align with Figure 3D in the Comprehensive
Plan for MU-R designated areas(pg. 3-17).
• Make any revisions necessary to the plat and landscape plan based on changes to the
conceptual development plan.
Page 21
A. PLANNING DIVISION
1. The subject property shall no longer be subject to the terms of the Development Agreement
(DA) (Inst. #2022-065403,MDA-15-012)for Village Apartments and shall instead be subject
to a new agreement. The new DA shall be signed by the property owner and returned to the
Planning Division within six(6)months of the City Council granting approval of the
amendment. The specific provisions for the new DA are as follows:
a. Development of this site shall be generally consistent with the conceptual development
plan approved by City Council and the conditions of approval included in Section VIII.A.
b. The subject property shall be subdivided prior to submittal of the first Certificate of
Zoning Compliance application for the site.
c. A 25-foot wide buffer shall be installed along the eastern boundary of the site adjacent to
the future residential uses, landscaped per the standards listed in UDC 11-3B-9C,unless
otherwise modified by City Council. Construction of the buffer may take place with lot
development.
d. Pedestrian connections shall be provided between the subject property and the future
residential development to the east,the commercial properties to the north and south and
to the multi-use pathway along N. Eagle Rd./SH-55 in accord with the approved
pedestrian plan.
e. Traffic calming shall be provided within the site between the subject property and the
residential development to the east.
f. Provide trash enclosures within the development capable of housing containers for both
solid waste and recyclable materials in accord with MCC 4-1-4.
2. The final plat shall include the following:
a. Include the recorded instrument of the existing 30-foot wide City of Meridian sewer and
water main easement graphically depicted on the plat.
b. Depict the street buffer along N. Eagle Rd./SH-55 in a common lot or on a permanent
dedicated buffer easement,maintained by the property owner, or business owner's
association per UDC 11-313-7C.2a.
c. Include a note stating direct lot access via N. Eagle Rd./SH-55 is prohibited except for
the access approved with the plat.Note: The proposed access via Eagle Rd. is required to
be approved by City Council and ITD.
d. Include a note stating all lots in the subdivision are subject to a cross-access/ingress-
egress easement as graphically depicted on the plat.
e. Depict a 14-foot wide public pedestrian easement for the multi-use pathway along N.
Eagle Rd./SH-55 if the pathway is located outside of the right-of-way; include the
recorded instrument number of the easement.
3. The landscape plan depicted in Section VII.D shall be revised with submittal of the final plat,
as follows:
a. Depict landscaping within the 25-foot wide buffer along the eastern boundary of the site
adjacent to residential uses in accord with the standards listed in UDC 11-3B-9C.1; and
safe pedestrian connections between commercial and residential uses as set forth in UDC
11-3B-9C.3. Construction of the buffer may take place with lot development.
Page 22
b. Depict landscaping within the 35-foot wide street buffer along N. Eagle Rd./SH-55 in
accord with the updated standards listed in UDC 11-3B-7C.3; and pedestrian lighting and
landscaping consistent with the Eagle Road Corridor study per UDC 11-3H-4C.3.
4. A reciprocal cross-access/ingress-egress easement shall be recorded between the subject
property and the abutting property to the south(Parcel# S1104233802) in accord with UDC
11-3A-3A.2. A recorded copy of the agreement shall be submitted to the Planning Division
prior to signature on the final plat by the City Engineer.
5. A reciprocal cross-access/ingress-egress easement shall be recorded between the subject
property and the abutting property to the east(Parcel#51104233730)in accord with UDC
11-3A-3A.2. A recorded copy of the agreement shall be submitted to the Planning Division
prior to signature on the final plat by the City Engineer.
6. Submit details for the pedestrian lighting required along the multi-use pathway adjacent to N.
Eagle Rd./SH-55 that demonstrate compliance with the specifications set forth in UDC 11-
3H-4C.3.
7. If the multi-use pathway along N. Eagle Rd./SH-55 is located outside of the right-of-way,
submit a 14-foot wide public pedestrian easement to the Planning Division for City Council
approval and recordation prior to the City Engineer's signature on the final plat.
8. Future development shall be consistent with the dimensional standards listed in UDC Table
11-2B-3 for the C-G zoning district.
B. PUBLIC WORKS
Site Specific Conditions of Approval
1. Terminate water main with hydrant
2. Provide easement from end of water main to north property line for potential future
connection.
3. Additional 271 gpd flow committed to model. WRRF declining balance is 14.35 MGD.
4. Max Slope of 8" line is 8%.
5. Adjust manhole#1 so it is not located in the curb/gutter.
6. Ensure that the existing manhole is not located in a curb/gutter.
7. For sewer and water in parallel,if sewer depth is greater than 15 feet, locate the water main 5
feet from the edge of easement and center the sewer main between the water main and other
edge of easement.
8. Pedestrian decorative lighting will be required for sidewalk frontage along Eagle Road.
General Conditions of Approval
9. 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.
10. 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.
11. 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
Page 23
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.
12. 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.
13. 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.
14. 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.
15. 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.
16. 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.
17. 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.
18. 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.
19. 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 I I-5C-3B.
20. 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.
21. 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.
22. Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
23. Developer shall coordinate mailbox locations with the Meridian Post Office.
24. 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.
Page 24
25. 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.
26. 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.
27. 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.
28. 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.meridianciU.oM1publ ic_works.aspx?id=272.
29. 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.
30. 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. PARK'S DEPARTMENT
https:llweblink.meridiancioy.orglWebLinkIDocView.aspx?id=272579&dbid=0&repo=MeridianC
i &cr--1
D. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID)
https:llweblink.meridiancioy.orglWebLinkIDocView.aspx?id=273745&dbid=0&repo=MeridianC
iu
E. ADA COUNTY HIGHWAY DISTRICT(ACHD)
https://weblink.meridianciby.org/WebLink/Doc View.aspx?id=272564&dbid=0&r0o=MeridianC
ity
IX. FINDINGS
A. Preliminary Plat:
In consideration of a preliminary plat,combined preliminary and final plat, or short plat, the
decision-making body shall make the following findings:
1. The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed plat and subsequent development will be in substantial compliance
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with the adopted Comprehensive Plan in regard to land use and transportation if the Applicant
complies with the provisions in the staff report. (Please see Comprehensive Plan Policies in,
Section IV of this report for more information)
2. Public services are available or can be made available and are adequate to accommodate the
proposed development;
Stafffinds that public services will be provided to the subject property with development. (See
Exhibit B of the Staff Report for more details from public service providers)
3. The plat is in conformance with scheduled public improvements in accord with the City's
capital improvement program;
Because City water and sewer and any other utilities will be provided by the development at
their own cost, Staff finds that the subdivision will not require the expenditure of capital
improvement funds.
4. There is public financial capability of supporting services for the proposed development;
Staff finds there is public financial capability of supporting services for the proposed
development based upon comments from the public service providers(i.e.,Police,Fire,ACHD,
ITD, etc.). (See Section VIII for more information)
5. The development will not be detrimental to the public health, safety or general welfare; and,
Staff is not aware of any health,safety, or environmental problems associated with the platting
of this property. ACHD and ITD considers road safety issues in their analysis.
6. The development preserves significant natural, scenic or historic features.
Staff is unaware of any significant natural, scenic or historic features that exist on this site that
require preserving.
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