Westborough Square Subdivision AZ 05-018
ADA COUNTY RECORDER J~ DAVID NAVARRO
BOIS E lOA HO 10/13/05 03: 42 PM
DE P UTY Neava Han ey
R feOR 0 E D - R EQ U EST 0 F
Meridian City
AMO UNT .00
58
1111111111111111111111111111111111111
105152707
DEVELOPMENT AGREEMENT
PARTIES: 1.
2~
3.
4.
5.
City of Meridian
Stetsol1 Properties, LP, Owner
Joint School District No.2, Owner
City of Meridian, Owner
and JLJ El1terprises, ItlC., Owner/Developer
THIS DEVELOPMENT AGREEMENT (tllis "Agreelnent"), is made al1d
entered into this '1-I.l;i-\t'day of <:.. Sf!?!j[!.YP/ , 2005, by and between City of Meridian, a
mllnicipal corporation of tIle State 0 Ida110, hereafter called "CITY', and Stetsoll Propeltles,
LP , Joint School District No.2, al1.d City of Meridian, hereinafter called "OWNERS" and ILJ
Enterprises, me., l1ereinafter called "OWNER/DEVELOPER",
1.
RECITALS:
1.1 WHEREAS, "OWNERS" al1d "OWNERJDEVELOPER" are tile
sole owners, in law and/or equity, of certain tract of land in tIle
COllnty of Ada, State ofldallo, described in Exllibit A for each owner,
Wl1icll is attached l1ereto and by this reference incorporated hereil1 as
if set forth in full, herein after referred to as tIle "Property"; and
1.2 WHEREAS, I.e. S 67-651 lA, Ida110 Code, provides that cities lnay,
by ordinance, require or permit as a conditioll of re-zolling that the
"Owner/Developer" mal(e a written cornmitment concerning the use
or developluellt of tIle sllbject "Property"; and
1 ~3 WHEREAS, "City" has exercised its staultory authority by tIle
enactnlent of Ordinallce 11-15-12 alld 11-16-4 A, which authorizes
development agreelnents upon tIle annexation and/or re-zolling of
lal1d; and
1.4 WHEREAS, "Owl1er/Developer" l1as sublnitted an ap.plication for
almexatiol1 and zoning of the "Property's" described ill Exllibit A,
al1d l1as requ.ested. a desigtlatioll of (R -4) Low Density, (R -8) Medimu
Density, and R -15 (Higll Density) (MUllicipal Code of the City of
Meridian); alld
1.5 \VHEREAS, "Owner/Developer" made representations at the public
hearings both before tIle Meridiall Planning & Zonillg Commission
DEVELOPMENT AGREEMENT (AZ 05-018) WESTBOROUGH SQUARE SUBDIVISION)
PAGE 1 OF 12
and before the Meridian City Council, as to 110W the subject
"Property" will be developed and what improvelue.nts will be luade;
al1d
1.6 WHEREAS, record of the proceedings for the reqllested almexatiol1
and zoning desigtlation of the Sllbj ect "Property" held before the
Planning & Zoning Connnission, and subsequently before tIle City
Council, illclu.de responses of govenllllel1t su.bdivisions providing
services witl1in tIle City of Meridian plarming jurisdiction, and
received furtller testimony and comment; and
1.7 WHEREAS, City Council, the 16th day of August, 2005, has
approved certain Findings of Fact and COllclusions of Law and
Decision and Order, set fortIl in Exhibit B, which are attached hereto
and by this reference incorporated 'hereil1 as if set fortIl in full,
hereinafter referred to as (tIle "Findings"); and
1 ~8 WHEREAS, the Fil1dings reqllire tIle "Owners" al1d
"OWl1er/Developer" to enter into a developnlel1t agreemellt before tlle
City Council takes fil1al action on annexation and. zo'ning designation;
and
1 ~9 "OWNERS" and "QWNERlDEVELOPER" deems it to be in their
best interest to be able to el1ter into this Agreemellt and acknowledges
that this Agreelnent was entered into voltlutarily and at its urgil1g and
requests; and
1 ~ 10 WHEREAS, "City" requires the "Owners" and "Owner/Developer"
to enter il1tO a developnlent agreement for the pllrpose of ensuring
tllat tIle "Property" .is developed al1d tIle sllbsequent use of the
"Property" is in accordance with the terms al1d COllditions of this
development agreement, herein being establisl1ed as a result of
evidence received by the "City" in tIle proceedillgs for zoning
designation from goverrunent subdivisions providing services witlun
tIle plmming jurisdiction and. from affected property owners and to
ensure re-zoning designation is in aCCOrdaI1Ce with tile amel1ded
Comprehensive PlaIl of the City of Meridian adopted August 6, 2002,
Resolution No. 02-382, and. tIle Zoning and Development Ordinances
codified in Meridian City Code Title 11 and Title 12.
DEVELOPMENT AGREEMENT (AZ 05-018) WESTBOROUGH SQUARE SUBDIVISION)
PAGE 2 OF 12
NOW, THEREFORE, in consideration of tIle covenants and conditio11S set
forth herein, the parties agree as follows;
2. INCORPORATION OF RECITALS: That the above recitals are
contractual and billding and are il1corporated herein as if set forth in full.
3~ DEFINITIONS: For all purposes of this Agreement tIle following words,
terms, al1d plrrases l1erein contained in tllis section shall be defined and interpreted as herein
provided for, unless tIle clear context of tIle presentation of the sanle requires otherwise:
3.1 "CITY": means and refers to tIle City of Meridian, a party to this
Agreement, wllich is a municipal Corporation and govelnment
subdivisio'n of tIle state of Idaho, organized and existing by virtue of
law of the State of Idaho, whose address is 33 East Idaho Avellue,
Meridian, Idallo 83642~
3.2 "OWNERS": means al1d refers to Stetson Properties, LP, whose
address is 6152 W. Halfmoon Lane, Eagle, Idaho 83616, Joint Sellool
District No.2, whose address is 911 Meridian Road, Meridial1, Idaho
83642, City of Meridian, 33 East Idaho Avenue, Meridia11, Idaho
83642, and JLJ Enterprises, Inc., wllose address is 516 S. Capitol
Blvd~, Boise, Idaho 83702.
3.3 "OWNER/DEVELOPER": means and JLJ Enterprises, Inc., whose
address is 516 S. Capitol Blvd., Boise, Idaho 83702, the party
developing said "Property" and shall include any subsequent
developer(s) of tIle "Property".
3.4 "PROPERTY": means and refers to tllat certain parcel(s) of
"Property" located in the County of Ada, City of Meridian as
described in Exhibit A describil1g the parcels to be annexed and
zoned R-4 (Low Density), R-8 (Medium Density) and R-15 (Rigll
Density) attached hereto and by this reference incorporated herein as
if set forth at lengtll.
4~
USES PERMITTED BY THIS AGREEMENT:
4.1 The uses allowed pursuant to this Agreelnel1t are only those uses
allowed llllder "City's" Z011ing Ordinallce codified at Meridian City
DEVELOPMENT AGREEMENT (AZ 05-018) WESTBOROUGH SQUARE SUBDIVISION)
PAGE 3 OF 12
Code Section 11-7-2 (C'I D & E) \vhicll are herein specified. as
follows:
COllstrlle/ioll alzd develop/Ilellt of eit/lel~ a COllditiollal,lse per/nit or
a plal"llled develop III ell t applicatioll s/zall be SllbJllitted to ti,e City of
Meridial'l priOJ4 to afiltzlre develop/lie/It ill tlleR-4, R-8 alzd R-15
ZOlle, Ulzd ti,e pertillellt provisiollS of tI,e City of Meridiall
COl1tprellellsive PlaIt are applicable to tltis AZ 05-018 applicatiolz.
4~2 No cllange in the uses specified in this Agreelnel1t shall be allowed
without modificat.ioll of this Agreement
5 ~ DEVELOPMENT IN CONDITIONAL USE: "Developer" l1as submitted
to "City" all application for COl1ditional use permit site plan dated April 5, 2005, and shall be
required to obtain the "City'" approval thereof, in accordance to the City's Zonil1g and
Development Ordina11ce cliteria, tllereill, provided, prior to, alld as a condition of, the
COlnmel1cemellt of construction of any bllildings or il11provelnel1ts 011 tIle "Property" that
require a COIlditional use permit
6~ CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT
PROPERTY:
6~ 1. "Owne.r/Developer" sllall develop the "Property" in accordance with the
followil1g special conditions:
l~ That tIle applicant agrees to construct a IO-foot tall berm/fel1ce or
bennlwall combinatiol1 alol1g Chinden Boulevard. TIle 11eight of tIle
bennlfence/wall shall be Ineasured from the centerline elevation of
Chinden Boulevard. TIle heigllt of the wall or fel1ce may not exceed
6-feet in l1eigllt (measured from tIle top of the berm)~ TIle slope of the
berm may not exceed a 3: 1 ratio~ TIle required. sidewalk along
Cllinden Boulevard shall be COllstructed on tIle north side of the
bennlbuffer.
7. COMPLIANCE PERIOD/CONSENT TO REZONE: This Agreelnent and
tIle comn1itments COlltailled herein sllall be terminated, and the zoning designation reversed,
upo.n a defau.lt of the "Owners" or "Owners" l1eirs, successors, assigns, to comply with
Section 6 entitled "Conditions Governing Development of Subject Property" of this
agreement wit11in two years of tIle date this Agreement is effective, and. after the "City" has
DEVELOPMENT AGREEMENT (AZ 05-018) WESTBOROUGH SQUARE SUBDIVISION)
PAGE 4 OF 12
cOlnplied witll the notice and 11earingprocedures as outlined ill Idall0 Code 967-6509, or any
sllbsequent amendnlellts or recodifications thereof.
8~ CONSENT TO DE-ANNEXATION AND REVERSAL OF
ZONING DESIGNATION:
"Owner/Developer" consents upon default to the reversal of the zoning
designation of tIle "Pro.perty' subject to and conditioned upon the following conditions
preced.ent to-wit:
8~ 1 That the "City" .provide written notice of allY failure to cOlnply witll
this Agreelnent to "Owner/Developer" and if tIle "Owl1erlDeveloper"
fails to cure suell failure witllill six (6) 'nlonths of SUCll notice~
9 ~ INSPECTION: "OwllerlDeveloper" shall, immediately IIp on cOlupletion of
any portion or the entirety of said developlnent of the "Property" as required by tllis
agreenlellt or by City ordinance or policy, n.otify the City Engineer and request the City
Engineer's inspections and written approval of SUCll completed improvements or portion
tl1ereofin accordal1ce with tIle terms and conditiollS of this Development Agreement and all
otller ordil1ances of the "City't that apply to said Development.
10.
DEFAULT:
10.1 In the event "Owl1ers", "Owner/Developer", "Owner/Developer's"
heirs, successors, assigns, or subsequellt owners of the "Property" or
any otller person acquiring an interest in the "Property", fail to
faitllfully cOluplywi.th all of the terms and conditions inclllded in this
Agreement in cOlIDection with the "Property", this Agreement may be
modified or temlinated by the "City" upon compliance witll tIle
requiremellts of the Zoning Ordinance.
lO~2 A waiver by "City" of allY default by "Owners" or
"Owner/Developer" of anyone or more of the covenants or
conditions hereof shall apply solely to the breach and breaches
waived alld shall not bar allY other rigllts or re.medies of "City" or
apply to allY subsequent breacll of any such or other covenants and
conditions.
11 ~ REQUIREMENT FOR RECORDATION: "City" sllall record eitller a
memorandum of this Agreement or this Agreement, including all of the Exhibits, at
DEVELOPMENT AGREEMENT (AZ 05-018) WESTBOROUGH SQUARE SUBDIVISION)
PAGE 5 OF 12
"OWller's" cost, and. sub.mit proof of such recording to "Owner", prior to the third reading of
tIle Meridiall Zonin.g Ordinal1ce in connection with the re-zoning of tIle "Property" by the
City CounciL If for any reason after SllCll recordatiol1, the City Council fails to adopt the
ordinance in cOlmectioll with the a1ll1exation and zoning of tIle "Property' conteluplated
hereby, tIle "City" sllall execute and record. an appropriate illstrument of release of this
Agreemel1t
12. ZONING: "City" sllall, following recordation of tIle duly approved
Agreemel1t, enact a valid and binding ordinance zoning the "Property" as specified herein.
13. REMEDIES: Tllis Agreement sllaIl be enforceable in any court of competellt
jurisdiction by eitller "City" or "Owller/Developer", or by any successor or successors in title
or by the assigtls of the parties hereto. Enforcement luay be sought by all appropriate actio11
at law or ill equity to secure the specific performance of the covenants, agreements,
conditions, al1d obligations contained hereil1.
13.1 In tIle event of a material breach of this Agreement, the parties agree
that "City" and "Owller" sIlall have tllirty (30) days after delivery of
notice of said breach to correct the same prior to the non-breaching
party's seeking of allY relnedy provided for l1erein; provided,
however, that in the case of any such default Wllich cannot witll
diligence be cured within such thirty (30) day period, if tIle defaulting
party sllalI COlnmence to elITe th.e saIne witllin such. thirty (30) day
period and thereafter sIlalI prosecute the curing of saIne with
diligence and COl1tinuity, then the time allowed to cure such failure
nlay be extended for suell period as Inay be necessary to complete tIle
curing of tIle same \vitll diligence al1d contilll1ity.
13.2 ill the event the performance of any covenant to be performed
l1ereunder by either "Owner/Developer" or "City" is delayed for
causes which are beyond the reasonable control of the party
responsible for such performance, which s11all include, without
limitation, acts of civil disobediel1ce, str.ikes or similar causes, the
time for such performal1ce shall be extended by the amount of time of
such delay~
14. SURETY OF PERFORMANCE: The "City" Inay also require surety
bonds, irrevocable letters of credit, cash deposits, certified check or negotiable bonds, as
allowed UIlder Meridian City Code S 12-5-3, to insure that installation of tIle improvements,
Wllicll the "Owller/Developer" agrees to provide, ifrequired by the "City'.
DEVELOPMENT AGREEMENT (AZ 05-018) WESTBOROUGH SQUARE SUBDIVISION)
PAGE 6 OF 12
15. CERTIFICATE OF OCCUPANCY: The "Owner/Developer" agrees that
no Certificates of Occupancy will be isslled ulltil all improvements are completed, unless tIle
"City" and "Owner/Developer" has entered into an addendum agreement stating whetl tIle
inlprovelnents will be completed in a phased developed; and in any evellt, no Certificates of
Occupal1cy sIlalI be issued in any pllase in Wllicl1 the ilnprovements have not been installed,
completed, alld accepted by the "City".
16. ABIDE BY ALL CITY ORDINANCES: That "Owners" and
"OwnerlDeveloper" agrees to abide by all ordinances of tIle City of Meridian and the
"Propelty" s11all be subj ect to de-amlexation if the owner or his assigns, heirs, or successors
sllall not Ineet the cOJlditions contail1ed.in tIle Findillgs of Fact and Conclusions of Law, this
Developl11ent Agreelnent, and. the Ordinal1ces of the City of Meridian.
17~ NOTICES: Any notice desired by tIle parties and/or required by this
Agreement shall be deemed delivered if and when personally delivered or tllree (3) days after
deposit in the Ul1ited States Mail, registered or certified mail, postage prepaid, return receipt
reqllested, addressed. as follows:
CITY:
OWNER/DEVELOPER:
c/o City Engilleer
City of Meridian
33 E. Ida110 Ave~
Meridian, ill 83642
ILJ ENTERPRISES, lNC.
516 S. Capitol Blvd
Boise, Idaho 83702
OWNERS:
STETSON PROPERTIES
6152 W. Halfmool1 Lane
Eagle, Idaho 83616
JOlNT SCHOOL DISTRICT NO.2
911 Meridian Road
Meridian, Idaho 83642
CITY OF MERIDIAN
33 E. Idallo Avel1ue
Meridian, Idall0 83642
with copy to:
City Clerk
City of Meridian
33 E. Idal10 Avenue
Meridian, ill 83642
DEVELOPMENT AGREEMENT (AZ 05-018) WESTBOROUGH SQUARE SUBDIVISION)
PAGE 7 OF 12
17 ~ 1 A party shall have the right to change its address by delivering to the
otller party a written .notification thereof in accordance with the
reqllirements of tl1is section.
18. ATTORNEY FEES: Sllould allY litigation be cOlnmenced between the
parties l1ereto concerning this Agreement, the prevailing party shall be entitled, in additiol1 to
any other relief as Inay be granted, to court costs and. reasonable attorney's fees as
determined by a Court of competellt jurisdiction~ This provision sIlal! be deemed to be a
separate contract between tIle parties and shall survive any default, terminatiol1 or forfeiture
of this Agreement
19~ TIME IS OF THE ESSENCE: TIle parties hereto aclalowledge and agree
tllat tilne is stri.ctly of the essence with respect to each and every tenn, conditio11 and
provision llereof, alld that the failllre to timely perform any of the obligatiol1S hereunder sIlaIl
constitute a breach of and a default under this Agreement by the other party so failing to
perform.
20. BINDING UPON SUCCESSORS: This Agreement shall be binding upon
and inure to the bel1efit of tIle parties' respective heirs, successors, assigns and persollaI
representatives, inclu.dil1g "City's" corporate alltllorities al1d their Sllccessors in office~ Tllis
Agree111ent sIlalI be bindillg on the "Owner" of tIle "Property", each subsequent owner and
any other perSO.ll acqlliring an interest ill the "Property". Nothing l1erein s11all in any way
prevent sale or alienatioll of th.e "Property", or portions thereof, except that any sale or
alienation shall be sllbject to tIle provisions hereof and any successor owner or owners shall
be botll benefited and bOlmd by the conditions and restrictions herein expressed~ "City"
agrees, llpon written request of "Owner", to execute appropriate and recordable evidence of
termination oftllis Agreel11ent if"City", in its sole and reasonable discretion, had determined
that "Owner" .has fully performed its obligations UTI.def this Agreement
21 ~ INVALID PROVISION: If any provision of this Agreelnent is held not
valid by a court of competellt jurisdictiol1, suell provision shall be deemed to be excised from
this Agreement and tIle invalidity tllereof shall not affect any of the other provisions
contained herein.
22. FINAL AGREEMENT: Tllis Agreemellt sets fortl1 all prolnises,
indu.cemel1ts} agreements, condition al1d llnderstandil1gs between "Owners" and
"Owner/Developer" and "City" relative to the subject matter hereof, and there are no
promises, agreemel1ts, conditions or understanding, eitller oral or written, express or implied,
betweell "Owners", "OwnerlDeveloper" and "City", other than as are stated herein. Except
DEVELOPMENT AGREEMENT (AZ 05-018) WESTBOROUGH SQUARE SUBDIVISION)
PAGE 8 OF 12
as l1erein othelWise provided, no subsequent alteratioll, amendment, change or addition to
tllis Agreement shall be bindillg u.pon the parties hereto ull1ess reduced to writing and signed
by them or tlleir successors in interest or their assigns, and pursuant, with respect to "City",
to a duly adopted ordinance or resolution of "City".
22.1 No condition govenling the uses alldJor conditions governing re-zolling of the
subj ect "Property" herein provided for can be modified or amended with.out
the approval of the City Council after the "City" has cO.ndllcted public
hearing(s) ill accordculce with tIle notice provisions provided for a zoning
designatioll alld/or aluendment in force at tIle time of the proposed
amendment.
23. EFFECTIVE DATE OF AGREEMENT: This Agreemel1t sIlall be effective
o'n tIle date the Meridian City Council sllall adopt the amendment to tIle Meridian ZOlling
Ordinance in connection with the almexation alld zoning of the "Property" and execution of
tIle Mayor and City Clerk.
ACKNOWLEDGMENTS
IN WITNESS WHEREOF, tIle parties have herein executed this agreenlent
and luade it effective as hereinabove provided.
OWNER IDEVELOPER:
STETSON PROPERTIES, LP
~
DEVELOPMENT AGREEMENT (AZ 05-018) WESTBOROUGH SQUARE SUBDIVISION)
PAGE 9 OF 12
JOINT SCHOOL DISTRICT NO.2
B~~-_
CITY OF MERIDIAN
By
CITY OF MERIDIAN
~~.......
h?{i~
STATE OF IDAHO, )
: ss:
COllnty of Ada, )
On this ).bJb day of ~t~b- ,2005, before me, the undersigned, a
Notary Public in and for said State, pers nally appeared J am.es L. Jewett 011 behalf of ILl
Enterprises, LLC, known or ide.ntified to me to be the Pn.fi.,~ \C=>~
of said corporation, who executed the instrument on behalf of said corporation, and
acknowledged to lne tllat l1e executed tIle same.
IN WITNESS WHEREOF, I have hereunto set my halld and affixed. my official
seal the d~~~ l1is certificate first above written.
~ lLv---
Not?ty P blic for Idaho , 1\ 11
Resldmg at: fA.Jw-. ~ ( 1?, ~, ..JLJ<.
" .. p\l~ I My Commission Expire: 'rJ30/~oI 0
, 0ooQoooc/$0 ~ ~ ,
DEVELOP~~~~~T (AZ 05-018) WESTBOROUGH SQUARE SUBDIVISION)
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PAGE 10 OF 12
STATE OF IDAHO, )
: ss:
County of Ada, )
On this 2L day of 5""~PI , 2005, before me, the undersigned, a
Notary Public in and for said State, personally appeared n IV\, ~ (J.., 1-- w e--~
on behalf of Stetsoll Properties, LP known or identified. to me to be tIle
I\t ~K-S \ N 'r t\J\,~~ ~ of said limited partnership, who executed the
instrul11ellt O.n bellalf of said corporation, and acknowledged to me that he executed the same
on behalf of said limited partnersllip~
IN WITNESS WHEREOF, I l1ave l1ereunto set Iny halld and. affixed my official
seal the day and year in this certificate first above wlitten.
,to"6. U 11 n ~! lllJl!fJq,
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Notary Public for Ida}lo
Residing at: A-tA. to.-
My Comnlission Expires: Il- g-- 0 Co
STATE OF IDAHO, )
ss:
County of Ada, )
On this ~I ~ day of S~ ,2005, before me, thy undersigned, a
Notary Public in and for said State, personally appeared lJ...)e.&t\de.l B~h4. n,
on behalf of JOil1t School District No.2, blown or identified. to me to be tIle
~UL~CY 6t FAU l ities of said school district, who executed the instrument
011 behalf of said corporation, and acktlowledged to me that such school district executed tIle
same.
~~~~::8::B'.,g.
,,~~ ~ \'"ill ~ WHEREOF, I have hereunto set my hand and affixed my official seal
11evJe · certificate first above written.
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DEVELOPMENT AGREEMENT (AZ 05-018) WESTBOROUGH SQUARE SUBDIVISION)
PAGE 11 OF 12
STATE OF IDAHO )
: ss
County of Ada )
On this ~ day of 8 c ,-\-Joa..u- , 2005, before me, a Notary
Public, persollally appeared Tammy de Weerd and WillialTI G. Berg, Jr., know or identified
to me to be tIle Mayor and Clerl<, respectively, of the City of Meridian, w.ho execllted the
instruolent or tIle persoll that executed the instrument of bellalf of said City, and
acknowledged to Ine tllat suell City executed the same.
IN WITNESS WHEREOF, I l1ave l1ereunto set my hand and affixed IUY
official seal tIle day and year in this certificate fi ave written.
(SEAL)
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DEVELOPMENT AGREEMENT (AZ 05-018) W.ESTBOROUGH SQUARE SUBDIVISION)
PAGE 12 OF 12
\ .,-. J
Lx\l\ b\1 A
.~..~:......
I .
',--.,
PARCEL DESCRIPTION
February 14, 2005
Project:
Project No:
Westborough Subdivision
30363
Annexation Legal
A parcel of land being all of lots 1 through 8 of West borough Subdivision) as filed in Book 87 at Page 9884
of Plats, Records of Ada County, Idaho, and a portion of the northeast ~ of Section 30, Township 4 North,
Range I East of the Boise Meridian, Ada County, Idaho, more particularly described as follows;
COMMENCING at the found 3.Su brass cap, comer record no. 8953713, marking the northwest comer of
the northeast ~ (north lA comer) of said Section 30;
Thence South 89051135,t East coincident with the north line of the said northeast 1'4 of Section 30, a distance
of 1292..00 feet to the intersection of the said north line of northeast !4 of Section 30, the centerline of
Jericho Road and the POINT OF BEGINNING;
o' .............
Thence continuing South 89051 t35lt East coincident with the said north line of the northeast Y4 of Section
30, a distance of25.00 feet to a found 5/8" rebar/no cap, marklng the northwest comer of the northeast ~ of
the northeast 1;4 (east 1/16 comer) of said Section 30;
......~r1/
Thence continuing South 89051 '3 Sf' East coincident with the said north line of the northeast 'l'4 of Section
30, a distance of 578.78 feet;
Thence South Ooo37r36u West coincident with the easterly boundary line of said Lots 6 and 7 of
Westborough Subdivision, 490.02 feet to a found 5/8" rebar/cap PLS 4431;
Thence South 89051'3511 East coincident with the northerly boundary line of said Lot 7 of Westborough
Subdivision, 237.62 feet to a found 2" aluminum cap PLS 5461;
Thence South 17019'14" East coincident with the said easterly boundary line of Lot 7 of Westborough
Subdivision, 344.32 feet to a found 5/8" rebar/cap PLS 4431;
Thence South 89052-57" East coincident with the said northerly boundary line of Lot 7 of Westborough
Subdivision, 394~49 feet to a found 5/8" rebar/cap PLS 4431 and the east line of the said northeast ~ of
Section 30;
Thence South OQo37t401l West coincident with the said east line of the said northeast ~ of Section 30) a
distance of 510~03 feet to a found 518n rebar/cap PLS 4431, marking the southeast corner of the northeast 1/4
of the. northeast ~ (north 1/16 comer) of said Section 30;
Thence North 89049'03u West coincident with the southerly boundary line of said Lots 8 and 7 of
Westborough Subdivision) 1314~Ol feet to a found SI8u rebar/cap PLS 4431} marking the southwest corner
of the said northeast Y4 of the northeast ~ (ME 1/16 comer) of Section 30;
Thence continuing North 89049'03H West, 25~OO feet to the centerline of Jericho Road;
.'-...--.
Thence North 00<>29156u East coincident with the said centerline of Jericho Road, 1327~35 feet to the
POINT OF BEGINNING.
The above described parcel contains 1271258 square feet or 29.. 18 acres, more or less.
Together with and subject to covenants, easements and restrictions of record~
, t.x'nib\tB I
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW AND
DECISION & ORDER
In the Matter of Annexation and Zoning of 29.18 Ac.res from RUT and R6 (Ada County) to
R-2 (Rural Low Density Residential), R~4 (Low Density Residential), R-15 (Medium High
Density Residential) and L-O (Limited Office District) AND Preliminary Plat Approval of
Seven (7) Buildable Lots and One (1) Common/Other Lot on 5.39 Acres AND Conditional
Use Permit Approval for a Planned Development Consisting of Forty (40) Multi-Family
Dwelling Units and Six (6) Professional Office Buildings with Reduced Lot Frontages and
Multiple Buildings on a Single Lot on 5.39 Acres for Westborough Square Subdivision, by
JLJ Enterprises, Inc.
Case No(s): AZ-05-018, PP-05~020, CUP-OS-027
For the City Council Hearing Date of: July 26, 2005
AA Findings of Fact
19 Hearing Facts
a. A notice of a public hearing was published for two (2) consecutive weeks prior to
the City Council public hearing, the first publication appearing and written notice
mailed to property owners or purchasers of record within three hundred feet (300')
of the external boundaries of the property. The notice of public hearing before the
City Council was posted upon the property under consideration more than one week
before said hearing. All other noticing was done consistent with Idaho Code 967~
6509.
The matter was duly considered by the City Council at the July 26, 2005, public
hearing(s). The applicant, affected property owners, and government subdivisions
providing services within the planning jurisdiction of the City of Meridian were
given full opportunity to express comments and submit evidence.
b. Written and oral testimony was received on this matter, as reflected in the records
of the City Clerk (for written testimony) and in the official meeting minutes (for
oral testimony)~
c. The Planning and Zoning Commission conducted a public hearing and issued a
written recom.rnendation on the subject matter to the City Council.
d. The City Council heard and took oral and written testimony and duly considered the
evidence and the record in this nlatter.
2. Process Facts
a. There has been compliance with all notice and hearing requirements set forth in
Idaho Code ~67~6509, 6512, and Meridian City Code ~~ 1 1~15-5 and 11-17-5 as
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ..05-0 18 I PP-05..020 / CUP-05-027 - PAGE J of 5
evidenced by the Affidavit of Mailing, and the Affidavit of Publication and Proof of
Posting filed with the staff report.
3. Application and Property Facts
a. In addition to the application and property facts noted in the staffreport and the
Planning & Zoning Recommendation for the subject appIication(s), it is hereby
verified that the property owner(s) ofrecord at the time ofissuance of these
findings are Stetson Properties, LP, GoldCreek Developers, LLC, Meridian Joint
School District, David Lieberman, Shaun and Dawn Luchini, Waldorf & Sons,
Brett Stigile, and Reed and Amber Kofoed.
4. Required Findings per Zoning and Subdivision Ordinance
a. See Exhibits G; H, and I for the findings required for these applications.
B~ Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land
Use Planning Act of 1975/' codified at Chapter 65, Title 67, Idaho Code (I.e. g67-
6503).
2. The Meridian City Council takes judicial notice of its Zoning, Subdivision and
Development Ordinances codified at Titles 11 and 12, Meridian City Code, and all
current zoning maps thereof. The City of Meridian has, by ordinance, established the
Impact Area and the Amended Comprehensive Plan of the City of Meridian, which was
adopted August 6, 2002, Resolution No. 02-382 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code
g11-17-9.
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not
impose expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which
shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon
the applicant, the Planning and Zoning Department, the Public Works Department and
any affected party requesting notice~
7. That this approval is subject to the Legal Descriptions in Exhibit A, the Preliminary
Plat dated July 15, 2005 as shown in Exhibit B, the Site Plan dated July 15, 2005 as
shown in Exhibit C, the Annexation and Zoning Comments as. shown in Exhibit D, the
Preliminary Plat Site Specific and Standard Conditions as shown in Exhibit E, and the
CUPIPD Site Specific and Standard Conditions as shown in Exhibit F. The conditions
CITY OF MERlDlAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S)t AZ-05-018I PP-05-020 I Cup..05-027- PAGE 2 of 5
are concluded to be reasonable and the applicant shall meet such requirements as a
condition of approval of the application.
c. Decision. and Order
Pursuant to the City Council's authority as provided in Meridian City Code g 12-3-5 and
based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby
ordered that:
1. The applicant's Preliminary Plat as evidenced by having submitted the Preliminary
Plat dated July 15, 2005 is hereby conditionally approved;
2. The applicant's Site Plan as evidenced by having submitted the Site Plan dated July
15, 2005 is hereby conditionally approved; and,
3" The Site Specific and Standard Conditions are as shown in Exhibits E and F.
D. Notice of Applicable Time Limits
1. Notice of Eighteen (18) Month Conditional Use Permit Duration
Please take notice that the conditional use permit shall be valid for a maximum period
of eighteen (18) months unless otherwise approved by the council, During this time,
the permit holder must commence the use as permitted in accordance with the
conditions of approval, satisfy the requirements set forth in the conditions of approval,
acquire building permits and commence construction of permanent footings or
structures on or in the ground~ In this context "structures" shall include sewer and
water lines, streets or building construction. The applicant has specified in the
application and to the commission and council a construction schedule and completion
date for the project.. If the completion date specified for the project is exceeded, the
conditional use application shall become null and void~ However, the applicant may
submit an application for a tUne extension on the project for city council review. The
application for time extension shall be submitted at least thirty (30) days prior to the
deadline for completion of tIle project. For projects requiring platting, the final plat
must be recorded within this eighteen (18) month period. For projects with multiple
phases, the eighteen (18) month deadline shall apply to the first phase. In the event that
the development is made in successive contiguous segments or multiple phases, such
phases shall be constructed within successive intervals of one year from the original
date of approval by the councila If the successive phases are not submitted within one
year intervals, the conditional approval of the future phases shall be null and void.
(MCC 11-17-4.B.)
2. Notice of Twelve (12) Month Preliminary Plat Duration
Please take notice that after the date of approval of the preliminary plat, the owner or
developer shall have one year within which to file the request for approval of the final
plat. After approval of final plat, the owner or developer shall have one year to begin
construction of the public utilities and one year thereafter to complete construction of
those public facilities. (MCC 12-2WR4.B & C.)
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-OS-018/ PP.05..020 J CUP-OS-027- PAGE 3 ofS
E. Notice afFinal Action and Right to Regulatory Takings Analysis
1. The Applicatlt is l1ereby notified that pursuant to Idaho Code 67-8003, the Owner may
request a regulatory taking al1alysi~~ Such request must be in writing) and must be filed
with the City Clerk not more than twenty-eight (28) days after the final decision
concerning the matter at issue. A request for a regulatory takings analysis will toll the
time period witllin which a Petition for Judicial Review may be filed.
2. Please take notice that this is a final action of the governing body of tIle City of
Meridian, purSUaJ.lt to Idaho Code ~ 67-6521 an affected person being a person who has
an interest in real property which may be adversely affected by the issuance or denial of
the conditional use permit approvallnay within twenty-eight (28) days after the date of
this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho
Code~
F. Exhibits
Exhibit A:
Exhibit B:
Exhibit C:
Exhibit D:
Exhibit E:
Exhibit F:
Exhibit G:
Exhibit H:
Exhibit I;
Legal Descriptions (4 zones)
Approved Preliminary Plat (with conditions)
Approved Site Plan (with conditions)
Amlexation and Zoning Comments
Preliminary Plat Site Specific and Standard Conditions
CUP/PD Site Specific and Standard Conditions
Zoning Amendment Findings
Preliminary Plat Findings
CUPIPD Findings
By action of the City Council at its regular meeting held on the
f%tp +- ,2005.
/6.fb. day of
VOTED ~
VOTED~
VOTED~
COUNCIL MEMBER SHAUN WARDLE
COUNCIL MEMBER CHRISTINE DONNELL
COUNCIL MEMBER CHARLIE ROUNTREE
COUNCIL MEMBER KEITH BllID
VOTED ~
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUsrONS OF LA \V AND DECISION & ORDER
CASE NO(S)~ AZ-05-018/ PP..05-020 I CUP-OS..027- PAGE 4 of5
MAYOR TAMMY de WEERD
(TIE BREAKER)
VOTED
----
Attest:
and City Attomey~
By: ,-.XL, n m J\^, D JYU
City Clerk's Office
Dated:~ 8',05
CITY OF MERIDfAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-05-018! PP-OS-020 / CUP...05-027.. PAGE S of 5
r~
EXHmIT A
Westborough Square Subdivision
AZ-05-0 18
Legal Descriptions
P MCEL DE.SCPJ1"TtOrJ
Mmill&..JOOS
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lOJ4J t..Or 1 ZONe.R.......
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ItO.) J e:6998. f'OC'R p~y daa1btd b.mtHJ~
CO!.tM~c:tNG Jt tbtJ.S"tnM ~ <<N'IIIt 1WJllii , 1 010J26] 6,. ClIliUkIJJ.w ~ItGltoornr~..ds.:non)G.
~QU: North W.':f~.r Wa$lMl~ ...a.L!ltl8J1tJtLbI:b:: orJdj ~ %. dJt:..~ Gf 1)41.1$ fc-qt
.. fbcC~ or H. JeiK!lD:Rmd;
lbtOCI: 5mxtI W1.9'j6" Wca 0Jm;~ W)1b, mc~fa'~JK uf~. kndD Itm.d. lU'.;!.S ko& tb lk
pqte.tr Uff BEGUiNlNC,
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TPc-~ !ioutb 1 \ "47'01'. ENI. 65~l.) ft.n Ul ,,'11" Rhulttp rJ.S >lot ~ u.= ~ of . Wlt"aI
t. ut\tc:
tliffl;. -bOA) tt..t I~ U1C It(; $f NM o.ne ;0. * "tM. b1.'I'\PI t uQIDIJ. U:8~ uflro 1 "58'" , lklb or
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EXHIB.l"J~ 1\iAl~
FOU
WESTBDROVG1i SUDDIVTSION
LOT 7 ZONE R-4-
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R~W APPROvA~ ^- "
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'llfPjOlAN PUBLIC
W:-,r.KS OEPT.
~~
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P AkCEL nnSCiUfPTfO":
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WMTBOAOOQR 5UD1.>lVlt;lON
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., tOJ 1 ~ l n\I'lft p.vt~uUrlJ detcr.b:.d 'u G3U.cl'\l1:
(:OMMENcrNG ftl tt.e 3~t' in&'; Ctl\ alltlil Irt'ptJ _~t\10~26~6-~ ~ ~ AOf1bq1c runu oCwd Sn:tiol\ ~oJ
Tht:I.lC~Soiili aMI j1-~ Wwt~-;dmt'Witb the P4nh lIDOQ{"Nid ~It ~'i. dulut:e aflMI.1S (eat
to lbo cecw.rJir.:. cfW. .1cricOO ltooW;
,l1w.fK."t ~OQ"1)1'.16M W~(Qbridc1J wUb:tW Ctlr'\CerU~ Qf'l'l. Jeridul R~ 476.24 feet ~,::b!.roINI
OVnr.~1NO. .
Tht-n:-a ~~ $Y30:004" E~ 3M.5o U<< t6.1 $IBI~ id).r/~'Il Pld !-461 ~ ~,aanfo~(L ,~,,~~~( Q(
tnl 5~ Rtod~. 5\ t'ru.k1 W"~ ~
rf:tn:c' ~ QlJ7W.>~ War. 799.41 rtoll~ .. SlS. n:btldr.a.p.PLS SUI CKiliuQ, lhe A\~!lt ~~ of
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191.00 Ji!(t, m~ by. clod \ame Ntluh S....4tltfl1" W~. fJIJ.11 fxr tIl & $iS'" HNr~ PIS $461j
The'&"" Notlh 7]"01.7'01" Wdt. 6S.7J f4cr:Q.. ~'S;'~.t;4p.P~ ~61 JDCr~.Ib:~Qr.. unzp:'lLI.
ClJf\I-e~
~l~ 6~.4' fM ~ lh) VC Ofl&i.1allVC \Q v.t ict\ tr.fl.'wf~'l.~l ~ fJi JI"Ul~04". '" iJJi\u tl(
20iUlO rutt fll~\ by. ~ bam:g N'cnb fCI~8'02"W~ 65.20 net 10 " Slrttbctlt.-.p w.s ~;,~
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'Jb:tt..-e 11<<1h {g151"6" l!c:rt~ 'dm. ~ (entf.llll~ tlf Pid N ~ ~ T6l.U kdtQ u-.:
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~ lb: DOrth .~ c~ol.k~ 101 ~ fa To~ir .t'p\(lnb.'R~ 1 2:u4 BeiU MmidiAn. .
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,r;;XI1IBIT MAP
FOR.
WESTBORO[lGH SllBDIVISrON
LOT 1 THRU 5 ZONE R-2
~
~~
;~
!
0:'
o
8
~
!,.(II"~'DoII "['
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~~
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~~
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~.._~,
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jJJ@@[M @@lPW
-' .. ,... ~~ . ~ ~ . .... ............
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~ _.~ 11 I......~.. I'-"~......~- I .~-........t1:...LIL ........ ~J' -
. ~... ". ,~~..:~~ .... r-~.fI'-~
01-2.I-GS
01 ~SJ~ ~ rOft'-flH Pact tc &01 S8. J C ena!"
2D8 lit 635'3
T"'1 BS P. 002/o0! F...t 27
p A~CEL DESCRtJ1TION
Pmjc'r~
Project No.:
July 2 t 2005
WBS18OltOtJGH SQUARE (R-15)
303Ci3
^ parcel of land locltcd in am northcul ~ oftb.c northcf.5t l~ at' Bcctioll. "30. Tawn.s.hip 4- Na~ R.1sn,gc. l.E.u.$ll-Bobe
Mari~Ada Cou,nty.ld2hoa p;f~IIW.!StbOfCJuth SubdivWMt. Il:eonlcd DtP~~ S>884. 988S~ i1Dd 9885, Book B7~
hutrurrJen[ 11103 t 6699Bt more p:micgJmiy ~1ir:d 'as follows~
CO:MME..1\fCIN:G a.r: the ~t C(Jm~ of Qid Scdion.3"O. muked"b)'.A 3.:Su bras~ cap. ~umt'~reci:lrd"HI010S2G~5;
lbcoee North R9"'S I . 3-St' West eoincidnu wbh.1he north tine"f l4idno:ttlu!:6J:t ~ of the oonheast ~ of &criou 30..u
dj~Wlct cr ~7.91 feet to the, POINT OF BEG11\~'1NG; . .
:rbtm:c,s.oulh 0003 7.36u WCl1a 4.90.02 fiet:
Th.cncc North 89~O 'Q.4~1 West.. 3J2.g7 t1:ct~
Ilh!QCO North ooD.29 tS6~ .Gatt. 99..73 (~
Th:nci North 2~o4 7~49~ t.Ea~ 142..67 .bi~
Thence N"orth OO~8 ~2'.' Eas~ 247.1 ~ fee\. 10 tht ~id north thU:' of the ~0L14 ~ or the no:t1he-atJt ~ of S~O:l JQ;
T~c Sout4 89l:15r3S~~ ~tc-O.tCctdcnr whh the ~jd.lIonh line of.thd rtOnb.eas( Y. oftb! l1onh<<an Y... of'Section 3Q~ a
du","cr of 27 LS9 C~I 10 tha POINT OF BEGI.NNl'S'G~
i1tc pllIC.d _hove dCscnbcd contains 3.17 acres mote or less
~rOicthcr o/fth and subject to cove.oa~J cascme\m-~ and I1:&1J1ctionl oC n:co-rd.
The basis nf'beS:lliqc (ortha above ~tioa. ic?Jamb 89'S! ~as)* Won h.rw.oen the Jt<o'.' bn.ss cap (comer-record
~1010S1fi35) riwkiult tb.. I~ almtl" otBeCt.lQn 30 and 1JIo 3. s~ bms cap (~mcr n1cotd fi895371J) ~Jo;inB" IlIe
north ~ WlMT of Sccn~ 30, both ~ Township 4 Korth, Ran.le L East. Bone ~
7~/~ T;
a t\oO- 5461
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EXHIBIT MAP
,p""on
WESTBOROUGH SQUARE
ZONE R-15
A PARCEL or UNO AU LOCArED IN 1m N!l/4 OF S2CTION 30
7'.41l.., R./E. B.Jl., ADA COUNTY. IDAllO
2005
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PARCa.DESCRrPl[ON
11;11y 'ZJ. 2005
WESTtlqR.OUOH SQL.A.RE (frO)
30363
P 1."0;( ect:
Proj eel ~ tl~:
^ pal"cel ot" 1a.nd Uxllili:d in the n~nhew. ~ oftbe conheast ~ orsCc~n 30. TClWll'ihq? 4 Sc:1h~ R.:mge t Ea$r~,Boise
M ~;dim, Ada ColWty.. Idaho, WC"rencWg Westb<<ough. Subdivisiol\ ro~tded at Ptge 98B4, .!>88:S~ wu 9gB5~ Bnok l:l,
lJulrumti!.t ~J ~316699S~ more PlnicuJvly d.~"bed D.$1'allows:
COMMENCu-.c ot tho D~rtheDsl c.o::n:l of uid S~on 30t ~I!!d by :l. 3~Su brau. CRpL c6~TCcard #10 1 O~.26:';5t
Thence "'onll 89t51 ~35" West ,otndd.C'At with the north.linc of said tlOltbcast % (I f lhe not"thcasl ~ of Sa:tfon 30, a
dhl'DJ1Q: of 1009 ,16 f~t to ~ ~OlN'r OS' ~CL'MNCi . ~
Tbenc~ Somb. O~O8._&25~' W OJ~ 247.14 feci;
~e SfJu~.22}'41 '4gu W~ 142~07 *et~
Thenc" SouTh OO.29.SG~1 Wer.. 99~ 73 feet:
Thlmce. North S9'3(J'O"'.' W'tsl. 279.82 Ietllo dJe c;:enr~U.ne of Jericho Row..l;
Thenc.(l Nonh OO'2:9~S6.. 'East ('omci~t wiIl1 the u.id cemerline-.ofTericho ROD.~ 476-?:4 eM to Ibe- no~ 1in.e o[saJd
_Sec~l,JD 30;
1"bent:c SQUIb 89+j 1 '35" But COiotidem with Ih~ said nonh line of St'CIJon ~o. 8 d:U1.ItDt~ ot'"332 .19 (~t to the POTh"'T
OIl Bt:CINNlNG; . .
Tbe P1Irce-J' above dt~1"\bfd COD.~ 3.45 aen4 I'Wh:l or 1053.
'togctbtT with _Id !ubj!tt to covcnant,\l,~ C~19, end lClniniOlti- uf ttcard.
Tl:e b~ ofbc:~ fat \b:; above dc:smpdon is ~ 890$1 :\-5". West bawcen the 3.5""bnsa c.ap (come:r record
#lOlOSZ6JSJ tnarking.lb~ nanboua comer ofStc:tion 30 and thl:' J-~ bru.s cap (c:~r NWm #89:5,)71.]) IXWlking tbt-
north ~ camel' c)f Section 30,. both in Township 4 Ncnh.. Ransc: 1 &sr...SoW:. McrldiI.n .
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D7.21-~! OJ ~ 52.em F r~W4H Pac t t c e.o II'" 10 83705
208 34t 6863
EXHIBIT MAP
FOR
~ESTBOROUGH SQUARE
ZONE L-O
A PARceL or LAND AlL LtlCA1ED IN THe NEl/4 OF SEaTON 30
t "N.. OJ E-I BN... ADA cocnrrr, /DAlto
2005
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EXHIBIT B
Westborough Square Subdivision
PP-05~020
Approved Preliminary Plat
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WESTBOROUGH
SU8DJV~SION
MerlcflG.f\ Ida ho
DC~I~f cc-r i\o'lI ..." f"I,r;:
EXHIBIT C
Westborough Square Subdivision
CUP-05~027
Approved Site Plan
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WESTBOROUGH
SUBDIVISION
fJerid.a f'\ ~ho
REVJEW 6[;1 il2'~104)5
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EXHffiIT D
Westborough Square Subdivision
AZ-05-018
Annexation and Zoning Comments
ANEXATION & ZONING FACTS AND COMMENTS
1. The subject property is within the Urban Services Planning Area. The legal
description submitted with the application shows the property as contiguous to the
existing corporate boundary of the City of Meridian. The Public Works
Department has confirmed that the submitted legal description meets the
requirements of the City of Meridian and the Idaho State Tax Commission.
2. Prior to the annexation and zonin~ ordinance approval, a Development
Al!reement mAl shall be entered into between the City of Meridian,
llropertv owner (at the time of annexation ordinance adoption). and the
developer a The aoolicant shall contact the City Attorney. Bin Nary ~ at 888...
4433 to initiate this process. The DA shall incorpOrate the following:
· That the applicant agrees to construct a lO~foot tall berm/fence or
berm/wall combination along ChiDden Boulevard. The height of the
berm/fence! wall shall be measured from the centerline elevation of
Chinden Boulevard. The height of the wall or fence may not exceed 6-
feet in height (measured from the top of the berm). The slope of the
berm may not exceed a 3:1 ratio. The required sidewalk alone- Chinden
Boulevard shall be constructed on the north side of the bennlbuffer.
EXHIBIT E
Westborough Square Subdivision
PP-05-020
Preliminary Plat Site Specific and Standard Conditions
SITE SPECIFIC CONDITIONS (PRELIMINARY PLAT)
1. The preliminary plat prepared by The Land Group, Inc., labeled sheet PP -1) dated
7-15-05, is approved with the changes listed herein~ All conditions of the
accompanying Annexation/Zoning (AZ-05-018) and Conditional Use Permit
(CUP-05-027) application shall also be considered conditions of the Preliminary
Plat (pP-05-020)a
2. The submitted landscape plan prepared by The Land Group, 1nc.~ dated 7-15-05 is
approved with the other changes noted in the conditions below:
· Construct eHbef a 35-foot wide landscape buffer OR fi 40 foot wide landscape
ffiHfeF along Chinden Boulevard (includine: the width of the sidewalk). If.the
sidev~TaIl( for Chindon BoulE"yard is constructed within tho right of v~"a)~, the buffer
shall be 3 5 feet. The 'i~"/idtk of tho landseapc buffer shall be t1 0 feet if the side~'tlalk
is constructed "lyTv1"ithin tho landscapo buffer casement/lot. In accordance with MCC
12-13~10) install 1 tree within said buffer for every 35 feet of frontage on the
Chinden Boulevard right-of~way~
· Construct a minimum ten-foot wide landscape buffer along Jericho Road (buffer
width shaH not include sidewalk width). In accordance with MCC 12-13-10,
install 1 tree within said buffer for every 35 feet of frontage on Jericho Road.
· Construct 20-foot wide landscape buffers along the south and east property lines,
and between the multi-family use and the office use., Said buffers shall contain
materials in accordance with MCC 12-13-12-3 and flffi may include impervious
surfaces such as parking areas, e:araees and/or patios.
· The applicant shall work with the City Arborist, Elroy Huff, on designing,
adopting, and implementing a protection/mitigation plan for the existing trees on
site~
· Construct a 10~foot tall berm/fence or a berm/wall cQmbination along
Chinden Boulevard. The hei2ht of the berm/fence/wall shall be measured
from the centerline elevation of Chinden Boulevard. The heig.ht of th~ wall or
fence mav not exceed 6~feet in heieht (measured from the top of the berm).
The sloDe of the berm may not exceed a 3:1 ratio. The applicant shall be
required to construct a minimum five-foot wide detached sidewalk along Chinden
Boulevard~ Said sidewalk shaD be on the north (street) side of the reauired
berm alone Chinden Boulevard.
3. Prior to signature of the final plat by the City Engineer, provide a cross
parking/cross access agreement for all of the new lots within the subdivision to
utilize the drive aisles and parking areas (including sidewalks}. Maintenance of
the drive aisles and parking areas should be provided for in a note on the face of
the fmal plat~ AND/OR in a document such as CCRs. Vehicular access to t11is site
shall be restricted to tllose approved by ACHD, ITD and the City& A note shall be
placed on the face of the final plat prohibiting vehicular access to this site from
Chinden Boulevard~
4. All irrigation ditclles, laterals or canals, exclusive of natural watenvays,
intersecting, crossing or lying adjacent and contiguous to the area beulg
subdivided shall be tiled per MCC 12-4-13.. Plans will need to be approved by the
appropriate irrigation/drainage district, or lateral users association (ditch owners),
with written approval or non-approval submitted to the Public Warks Department
If lateral users association approval can't be obtained, plans will be reviewed and
approved by the Meridian City Engineer prior to final plat signature.
5. Construct a six-foot tal] solid fence along the SOUtll and east property lines
(adjacent to the existing residences, sclloo1 and church), as proposed. A detailed
fencing plan shall be submitted upon application of the final plat. If pelmanent
fencing is not provided around the entire perimeter, temporary construction
fencing to contain debris must be installed around the perimeter prior to issuance
of building permits. All solid fences shall taper down to 3-feet maximum within
20 feet of all right-of~way~ All fencing shall be installed in accordance with MCC
12-4...} o.
6. The applicant has not indicated who will ow,n and operate the pressurized
irrigation system within this development~ Underground year-round pressurized
irrigation must be provided to all lots within this development The City of
Meridian requires that pressurized irrigation systems be supplied by a year..round
source of water. If the pressurized irrigation system within this development is to
remain a private association system, complete plans and specifications shall be
reviewed by the Public Works Department as part of the development plan review
process; A draft copy of the pressurized irrigation system O&M manual sItall be
submitted prior to plan approva1~ The applicant shall be required to utilize 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 used, the developer shall be responsible
for the payment of assessments for the common areas prior to signature on the
final plat by the City Engineer..
7. Maintenance of all common areas, including but not limited to: drive aisles,
parking areas, landscaping, etc., shall be tIle responsibility of the Westborough
Square Owners' Association~
8. Westborough subdivision has designed and installed a private sewer lift station as
part of an earlier phase~ When public works reviewed and accepted the plans for
this lift station, staff was approving it for only the five lots for which it was
proposed and five commercial lots. With the added multiple family dwelling
units engil1eering staff has some reservations on the ability of this lift-station to
service tIle proposed extra volume of effluent.
The applicant shall install a flow lnomtor to measure the true amount of flow that
is being generated by tlus developmellt Thereby enabling engineering staff to
determine how many lots of this may be developed until gravity sewer becomes
available. The applicant shall be responsible to Construct all required sewer mains
to service this proj ect, main sizing and routing to he coordulated with Public
Works.
9. Water service to this site is being proposed via an extension of water Inains
located Jericho road" A water co1ll1ection to Locust Grove road may be required
to achieve adequate fire flow for the proposed development The ap.plicant shall
construct water mains to and through this proposed development Applicant shall
execute City of Meridian standard forms of easements, for any mains that are
required to provide service.. Coordinate main size and routing with Public Works~
10. Water service to this site is being proposed via an extension of water mains
located in Jericho road~ A water connection to Locust Grove road may be
required to achieve adequate fire flow for the proposed development The
applicant shall construct water mains to and through this proposed development,
coordinate main sizing and routing with Public Warks department Applicant
shall execute City of Meridian standard forms of easements, for any mains that
are required to provide service.
11 ~ The preliminary plat depicts three seepage beds being installed within 20- feet of a
proposed building. Per DEQ regulations there shall be a minimum 20-foot of
separation between an underground storm drainage facility and any building. The
applicant shall make the necessary adjustments to comply.
12. All sewer and water mains not in the ACHD right-of-way must be centered in a
20-foot wide utility easement.
GENERAL CONDITIONS (PRELIMINARY PLAT)
1 ~ All grading of the site shall be performed in conformance with MCC 11-12~3H.
2. Sidewalks shall be installed within the subdivision and on the perimeter of the
subdivision pursuant to MCC 12-13-10-81'
3. A letter of credit or cash surety in the amount of 110% will be required for all
fencing, landscaping, pressurized irrigation, sanitary sewer, water, etc~, prior to
signature on the final plat.
4. Street signs are to be in place, water system shall be approved and activated,
fencing installed, drainage lots constructed, 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.
5. All development improvements, including but not limited to sewer, fencing,
micro-paths, l)ressurized irrigation and landscaping shall be installed and
approved prior to obtaining certificates of occupancy.
6. 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
7. Applicant s11all be responsible for application and compliance with and NPDES
Permitting that may be required by the Environmental Protection Agency.
8. Applicant shall be responsible for application and compliance with any Section
404 Permitting that may be required by the Army Corps of Engineers.
9. A detailed landscape and fencing plan, in compliance with the landscape and
subdivision ordinance and as noted ill this report, shall be subtnitted for the
subdivision with the final plat application,
10. Coordinate frre hydrant placement with the City of Meridian Public Works
Department
11. Two-hundred~fifty and one-hundred~watt~ high-pressure sodium streetlights will
be required at locations designated by the Public Works Department All
streetlights shall be installed at subdividerls expense~ Typical locations are at
street intersections and/or fire hydrants. Final design locations and quantity are
determined after power designs are completed by Idaho Power Company. The
street light contractor shall obtain design and permit from the Public Works
Department prior commencing installations.
12. Submit any up-dated groundwater/soils monitoring data, as collected and
analyzed by a soils scientist, to the Public Works Department for review. Any
drainage areas (detention/retention basins) must be designed to ensure that water
.will percolate or discharge with a period of time not to exceed 24~hours for all
storms up to and including a 1 OO~year stonn events. Side slopes within drainage
areas shall not exceed 3:1~ Any portion of a drainage area not improved with
sod/grass seed (or other approved landscaping) shall not count towards the
required open space area. The project engineer should pay close attention to the
results of field studies determining the groundwater, soil type & and
characteristics during the design and construction phases. The engineer shall be
required to certify that the street centerline elevations are set a minimum of 3-feet
above the highest established normal groundwater elevation~ This is to ensure
that the bottom elevation of the crawl spaces of homes is at least I-foot above
groundwater.
13. The applicant shall coordinate mailbox locations with the Meridian Post Office.
14. Any existing domestic wells and/or septic systems within this project will have to
be removed fi:OlD their domestic service per City Ordinance Section 9-1-4 and
9~4-8. Wells may be used for non-domestic purposes such as landscape irrigation.
15. Compaction test results must be submitted to the Meridian Building Department
for all building pads receiving engineered backfill, where footing would sit atop
fill material.
16. Applicant's engineer will be required to submit a signed, stamped statement
certifying that all street finish centerline elevations are set a minimum of three
feet above tile highest established normal groundwater elevation.
17. The applicant shall be required to pay Public Works development plan review,
and construction inspection fees, as determined during the plan review process,
prior to signature on the final plat per Resolution 02-374~
18. Staff's failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for
compliance.
194 Preliminary plat approval shall be subject to the expiration provisions set forth in
MCC 12-2-4~
OTHER AGENCYIDEPARTMENT COMMENTS & CONDITIONS
MERIDIAN PARKS DEPARTMENT
1. Minimum acreage standard for City Park: The City is willing to develop and
maintain Community Parks, Urban Parks, and Neighborhood Parks.
Neighborhood Parks will be reviewed on a case~by-case basis. The City may
choose to maintain neighborhood parks at an acreage of seven acres or larger. It
will be the responsibility of private homeowner groups or associations to develop
and maintain the smaller mini parks and some Neighborhood Parks in their
subdivision that the City does not maintain.
2. Standard for Mitigation of trees: The standard established in the City of Meridian
Landscape Ordinance (MCC 12-13-13-6) will be followed~
SANITARY SERVICES COMPANY
1. Please contact Bill Gregory at sse (888-3999) for detailed review of your
proposal and submit stamped (approved) plans with your certificate of zoning
compliance application.
MERIDIAN FIRE DEPARTMENT
1. Acceptance of the water supply for fife protection will be by the Meridian Fire
Department and water quality by tlle Meridian Water Departll1ent for bacteria
testing.
2. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department.
a. Fire Hydrants shall have the 4 ~" outlet face the main street or parking lot
aisle~
b. The Fire hydrant shall not face a street which does not have addresses on
it
Ct Fire hydrant markers shall be provided per Public Works spec..
d. Locations with fire hydrants shall have the curb painted red 10' to each
side of the hydrant location.
e. Fire Hydrants shall be placed on comers when spacing pennits.
f~ Fire hydrants shall not have any vertical obstructions to outlets within 10'.
g. Fire hydrants shall be place 18" above finish grade.
h" Fire hydrants shall be provided to meet the requirements of the IFe
Section 509..5.
3~ All entrance and internal roads shall have a turning radius of 28' inside and 48'
outside radius.
4~ Provide a 20' wide Fire Lane for all internal roadways all roadways shall be
marked in accordance with Appendix D Section DI03.6 Signs.
5. To increase emergencY,access to the site a minimum of two points of access will be
required for any portion of the project, which selVes more tllan 50 homes. The two
entrances should be separated by no less than 12 the diagonal measurement of tlle
full development.
6.. Building setbacks shall be per the International Building Code for one and two
story construction.
7. Commercial and office occupancies will require a fire-flow consistent with the
International Fire Code to service the proposed project. Fire hydrants shall be
placed per Appendix D.
8. The proposed multi..family lot has an estimated 40 units. The Meridian Fire
Department has experienced 2612 responses in the year 2004. According to a report
completed by Fire & Emergency Services Consulting Group our requests for service
are projected to reach 2800 in the year 2005 and 3800 by the year 2010.
9. The 6 office/commercial lots lot will have an unknown transient population and will
have an unknown impact on Meridian Fire Department call volumes. The Meridian
Fire Department has experienced 2612 responses in the year 2004. According to a
report completed by Fire & Emergency Services Consulting Group our requests for
service are projected to reach 2800 in the year 2005 and 3800 by the year 2010.
10. The fire department requests that any future signalization installed as the result of
the developlnent of this project be equipped with Opticom Sensors to ensure a
safe and efficient response by fire and emergency medical service vehicles. This
cost of this installation is to be borne by the developer
11. Maintain a separation of5' from the building to the dumpster enclosure.
12. Provide a Knoxbox entry system for the complex prior to occupancy.
13.. The first digit of the Apartment/Office Suite shall correspond to the floor level.
14. The applicant shall work with Planning Department staff to provide an address
identification plan including a pylon/monument sign at the required intersection(s),
15. The Fire Dept. has concerns about the ability to address the project and have the
addresses visible from the street which the project is addressed off of Please
contact Joe Silva (888-1234) to address this concern prior to the public hearing.
16. All aspects of the building systems (including exiting systems), processes & storage
practices shall be required to comply with the International Fire Code.
17. The proposed location of the Meridian Fire Station meets the general requirements
of the Master Site Plan for fire station locations. The site appears to have met the
minimum lot dimensions required for a satellite fire station location.
18. All portions of the buildings located on this project must be within 150' of a paved
surface as measured around the perimeter of the building.
19. Provide exterior egress lighting as required by the International Building & Fire
Codeslt
20. Where a portion of the facility or building hereafter constructed or moved into or
within the jurisdiction is more than 400 feet (122 m) from a hydrant on a fire
apparatus access road, as measured by an approved route around the exterior of the
facility or building, on-site fire hydrants and mains shall be provided where required
by the code official. For buildings equipped throughout with an approved automatic
sprinkler system installed in accordance with Section 903t3.1.1 or 903.3.1.2 the
distance requirement shall be 600 feet (183).
a~ For Group R-3 and Group U occupancies, the distance requirement shall be
600 feet (183 m).
b. For buildings equipped throughout with an approved automatic sprinkler
systeln lllstalled in accordance with Section 903.3.1tl or 903.3~1.2, the
distance requirement shall be 600 feet (183 m).
21. All R-2 occupancies with 6 or more units or with 3 floors shall be required to be fire
sprinklered. This may be required for the subject 4-plexes~
22. There shall be a fire hydrant within 100' of all fire departtnent connections~
ADA COUNTY HIGHWAY DISTRICT
SITE SPECIFIC CONDITIONS OF ApPROVAL
1. Dedicate 27 - feet of right -ofwway from the centerline of Jericho Road abutting the
parcel by means of recordation of a final subdivision plat or execution of a
warranty deed prior to issuance of a building permit (or other required pennits),
whichever occurs first. Allow up to 30 business days to process the right-of-way
dedication after receipt of all requested materiaL The owner will not be
compensated for this additional right-of..way because Jericho Road is classified as
a cOlnmercial roadway and is to be brought to adopted standards by the
developers of abutting properties.
2. Construct Jericho Road as one half of a 40~foot street section with vertical curb,
gutter and 5-foot concrete sidewalk~
3~ Construct a 30-foot wide curb return type driveway that intersects Jericho Road
approximately 285-feet south of State Highway 20/26 (Chinden Boulevard), as
proposed. Pave the driveway its full width and at least 3D-feet into the site
beyond the edge of pavement of Jericho Road and install pavement tapers with
15~foot radii abutting the existing roadway edge.
4. Comply with requirements of ITD for State Highway 20-26 (Chinden Boulevard)
frontage. Submit to the District a letter from ITD regarding said requirements
prior to District approval of the final plat or issuance of a building permit (or
other required permits), whichever occurs frrst Contact District III Traffic
Engineer Dan Coonce at 334..8340~
51' Comply with all Standard Conditions of Approval.
STANDARD CONDITIONS OF APPROVAL
1. Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. All utility relocation costs associated with improving street frontages abutting the
site shall be borne by the developer.
3. Replace any existing damaged curb) gutter and sidewalk and any that may be
damaged during the construction of the proposed development Contact
Construction Services at 387-6280 (with file number) for details~
4. Utility street cuts ill pavement less than five years old are not allowed unless
approved in writing by the District.. Contact the District's Utility Coordinator at
387~6258 (with file llumbers) for details.
5~ All design and construction shall be in accordance with the Ada County Highway
District Policy Manual, ISPWC Standards and approved supplements,
Construction Services procedures and all applicable ACHD Ordinances unless
specifically waived herein. An engineer registered in the State of Idaho shall
prepare and certify all improvement plans..
6. The applicant shall submit revised plans for staff approval, prior to issuance of
building permit (or other required pennits), which incorporates any required
design changes.
7~ Construction, use and property development shall be in confonnance with all
applicable requirements of the Ada County Highway District prior to District
approval for occupancy.
8. Payment of applicable road impact fees are required prior to building construction
in accordance with Ordinance #200, also known as Ada County Highway District
Road Impact Fee Ordinance.
9; It is the responsibility of the applicant to verify all existing utilities within the
right-of-way. The applicant at no cost to ACHD shall repair existing utilities
damaged by the applicant. The applicant shall be required to call DIGLINE (1-
800---342~1585) at least two full business days prior to breaking ground within
ACHD right-of-way; The applicant shall contact ACHD Traffic Operations 387-
6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
10. No change in the terms and conditions of this approval shall be valid unless they
are in writing and signed by the applicant or the applicant's authorized
representative and an authorized representative of the Ada County Highway
District. The burden shall be upon the applicant to obtain written confrrmation of
any change from the Ada County Highway District.
11. Any change by the applicant in the planned use of the property which is the
subject of this application, shall require the applicant to comply with all rules,
regulations, ordinances, planst or other regulatory and legal restrictions in force at
the time the applicant or its successors in interest advises the Highway District of
its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to
the law ill effect at the time the change in use is sought.
CENTRAL DISTRICT HEALTH DEPARTMENT
1. This proposal can be approved for central sewage & central water after written
approval from appropriate entities is submitted.
2. The Applicant's central sewage aJ.ld central water plans Innst be sublnitted to and
approved by the Idaho Department of Health & Welfare, Division of
Environmental QualitY6
3.. Run-off is not to create a mosquito breeding problem~
4. Stormwater shall be pretreated through a grassy swale prior to discharge to the
subsurface to prevent impact to groundwater and surface water quality.
5.. The Engineers and architects involved with the design of the subject project shall
obtain current best management practices for stormwater disposal and design a
stormwater management system that prevents groundwater and surface water
degradation.
SETTLERS IRRIGATION DISTRICT
1. All irrigation/drainage facilities along with their easements must be protected and
continue to function.
2.. A Land Use Change Application must be on file prior to any approvals.
3. A license agreement MUST be signed and recorded prior to construction of any
SaI~D. facilities, or within its easements.
4. Any changes to the existing irrigation system such as relocation, tiling, alld
landscaping must be approved by Settlers Irrigation District~
5. All storm drainage must be retained on site.
IDAHO TRANSPORTATION DEPARTMENT
1. We have reviewed the preliminary plan for the above referenced subdivision and
are pleased to see that all access is either from Locust Grove or Jericho Road and
no additional access will be required from US..20. At this time we do not have any
additional stipulation for the subdivision~
2. Noise abatement (benns, fences, etc..) will be the responsibility of the developer
and will be constructed off of the State Right of Way.
EXHIBIT F
Westborough Square Subdivision
CUP-OS~027
CUPIPD Site Specific and Standard Conditions
~ITE SPECIFIC CONDITIONS OF APPROVAL (CUP/PD)
1. The site plan prepared by The Land Group, Inc., labeled slleet SP-I, dated 7-15-
05, is approved with the changes listed llerein. All conditions of the
accompanying Annexation and Zoning (AZ-OS-018) application and Preliminary
Plat (pP-05-020) shall also be considered conditions of the Conditional Use
Permit (CUP-05-027) application.
2. The project shall conform to the L--O and R-15 dimensional standards, except as
follows:
. Minimmn frontage: O"Mfeet
· Multiple principal detached buildi11gs may be constructed on a single lot.
No other variances, exceptions or reductions to the City adopted dimensional
standards or uses are approved with this CUPIPD application.
3~ As one amenity for the PD, provide a plaza space with benches, planters, tables
and trees and a more direct walkway from the plaza space to the multi-family
portion of tIle development A As the second amenity for the PD~ provide a tot lot
within the multi-family portion of the development.
4~ Set aside at least 10% of the gross area of the multi--family portion of the
development as open space, as proposed. Provide at least 100 square-feet of
private useable ,open space for each dwelling unit
5~ All building construction within Westborough Square Subdivision shall
substantially comply with the elevations on file with the Planning 81Id Zoning
Department, prepared by McKibben & Cooper Architects~ Construction materials
used on the structure should be approved by City of Meridian Building
Department and in accordance with the most recently adopted City of Meridian
Building Code.
6. All parking stalls and drive aisle dimensions shall meet city ordinances, with
parking spaces being at least 9 feet by 19 feet adjacent to 25-foot wide drive
aisles.
7. No signs are approved with this CUP applicationa All business signs require a
separate sign pennit in compliance with the sign ordinance. All signage shall be in
accord~nce with the standards set forth in this report and Section 11-14 of the City
Zoning and Development Ordinance.
8. No building or other structure shall be e.r:ected, moved, added to or structurally
altered, nor shall any building structure or land be established or change in use on
this site without frrst obtaining a Certificate of Zoning Compliance (CZC) fi.-om
the Meridian Planning and Zoning Department (MCC 11-19-1).
9. All required improvements must be complete prior to obtaining a Certificate of
Occupancy for the proposed development. A temporary Certificate of Occupancy
may be obtained by providing surety to the City in the fonn of a letter of credit or
cash in the amount of 11 0% of the cost of the required improvements (including
paving, striping, landscaping, and irrigation). A bid must accompany any request
for temporary occupancy. Any temporary occupancy will not exceed 60 days to
complete tile required improvements.
10. If construction has not begun within 18 months of City Council approval, a new
conditional use pennit must he obtained prior to the start of development.
11. Outside lighting shall be designed and placed in such a manner as to eliminate
glare and illumination of the adjoining roadways and properties, in accordance
with City Ordinance Section 11-13--4.C.
12. It is the applicant's responsibility to ensure that all construction conforms to the
requirements of the Americans with Disabilities Act
13. Comply with the conditions and comments of all City Departments, and other
agencies~
14. Applicant's (or successor's) failure to comply with any of the tenns of approval
of the conditional use permit shall be cause for revocation of the conditional use
permit
OTHERAGENCYfDEPARTMENT COMMENTS & CONDITIONS
MERIDIAN PARKS DEPARTMENT
1. Minimwn acreage standard for City Park: The City is willing to develop and
maintain Community Parks, Urban Parks, and Neighborhood Parks.
Neighborhood Parks will be reviewed on a case-by-case basis. The City may
choose to maintain neighborhood parks at an acreage of seven acres or larger. It
will be the responsibility of private homeowner groups or associations to develop
and maintain the smaller mini parks and some Neighborhood Parks in their
subdivision that the City does not maintain..
2. Standard for Mitigation of trees: The standard established in the City of Meridian
Landscape Ordinance (MCC 12-13-13-6) will be followed.
SANITARY SERVICES COMPANY
1. Please contact Bill Gregory at sse (888-3999) for detailed review of your
proposal and submit stamped (approved) plans with your certificate of zonillg
complial1ce application~
MERIDIAN FIRE DEPARTMENT
1. Acceptance of the water supply for fire protection will be by the Meridian Fi14e
Department and water quality by the Meridian Water Department for bacteria
testing~
2. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department.
a. Fire Hydrants shall have the 4 12" outlet face the main street or parking lot
aisle,
b. The Fire hydrant shall not face a street which does not have addresses on
it.
c. Fire llydrant markers shall be provided per Public Warks spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each
side of the hydrant location~
e. Fire Hydrants shall be placed on comers when spacing pennits.
f, Fire hydrants shall not have any vertical obstructions to outlets within 1 0' ~
g. Fire hydrants shall be place 18" above finish grade~
h. Fire hydrants shall be provided to meet the requirements of the IFe
Section 509,5,
3. All entrance and internal roads shall have a turning radius of 28' inside and 48'
outside radius.
4. Provide a 20' wide Fire Lane for all internal roadways all roadways shall be
marked in accordance with Appendix D Section D103.6 Signs,
5. To increase emergency access to the site a minimum of two points of access will be
required for any portion of the project, which serves more than 50 homes. The two
entrances should be separated by 110 less than ~ the diagonal measurement of the
full development.
6~ Building setbacks shall be per the International Building Code for one and two
story construction.
7. Commercial and office occupancies will require a fife-flow consistent with the
International Fire Code to service the proposed project. Fire hydrants shall be
placed per Appendix D.
8a The proposed multi-family lot has an estimated 40 units. The Meridian Fire
Department has experienced 2612 responses in the year 2004R According to a report
completed by Fire & Emergency Services Consulting Group our requests for service
are projected to reach 2800 in the year 2005 and 3800 by the year 2010.
9. The 6 office!commerciallots lot will have an unknown transient population and will
have an unknown impact on Meridian Fire Department call volumes. The Meridian
Fire Department has experienced 2612 responses in the year 2004. According to a
report completed by Fire & Emergency Services Consulting Group our requests for
service are projected to reach 2800 in the year 2005 and 3800 by the year 2010.
10. The fire department requests that any future signalization installed as the result of
the development of this project be equipped with Opticom Sensors to ensure a
safe and efficient response by fire and emergency medical service vehicles. This
cost of this installation is to be borne by the developer
11. Maintain a separation of 5' from the building to the dumpster enclosure.
12. Provide a Knoxbox entry system for the complex prior to occupancy.
13 ~ The first digit of the Apartment/Office Suite shall correspond to the floor level..
14. The applicant shall work with Planning Department staff to provide an address
identification plan including a pylon/monument sign at the required intersection(s).
15. The Fire Dept has concerns about the ability to address the project and have the
addresses visible from the street which the project is addressed off of~ Please
contact Joe Silva (888-1234) to address this concern prior to the public hearing~
16. All aspects of the building systems (including exiting systems)) processes & storage
practices shall be required to comply with the International Fire CodeK
17. The proposed location of the Meridian Fire Station meets the general requirements
of the Master Site Plan for fire station locations. The site appears to have met the
minimum lot dimensions required for a satellite fire station location~
18. All portions of the buildings located on this project must be within 150' of a paved
surface as measured around the perimeter of the building~
19. Provide exterior egress lighting as required by the International Building & Fire
Codes~
20. Where a portion of the facility or building hereafter constructed or moved into or
within the jurisdiction is more than 400 feet (122 m) from a hydrant on a fire
apparatus access road, as measured by an approved route around the exterior of tile
facility or building) on-site fire hydrants and mains shall be provided where required
by the code officiaL For buildings equipped throughout with an approved automatic
sprinkler system installed in accordance with Section 903t3.1.1 or 9031>3~1.2 the
distance requirement shall be 600 feet (183).
a. For Group R -3 and Group U occupancies, the distance requirement shall be
600 feet (183 In)~
b. For buildings equipped throughout with an approved automatic sprinkler
system installed in accordance with Section 903.3.1.1 or 903.3.1.2, the
distance requirement shall be 600 feet (183 m).
21. All R -2 occupancies with 6 or more units or with 3 floors shall be required to he fire
sprinklered. This may be required for the subject 4-plexes.
22. There shall be a fire hydrant within 1001 of all fire department connections.
ADA COUNTY HIGHWAY DISTRICT
SITE SPECIFIC CONDITIONS OF ApPRav AL
1. Dedicate 27-feet of right-of-way from the centerline of Jericho Road abutting the
parcel by means of recordation of a final subdivision plat or execution of a
warranty deed prior to issuance of a building permit (or other required penuits),
whichever OCcurs first. Allow up to 30 business days to process the right-of-way
dedication after receipt of all requested material. The owner will not be
compensated for this additional right-of-way because Jericho Road is classified as
a commercial roadway and is to be brought to adopted standards by the
developers of abutting properties.
2. Construct Jericho Road as one half of a 40-foot street section with vertical curb~
gutter and 5-foot concrete sidewalk.
3. Construct a 30-foot wide curb return type driveway that intersects Jericho Road
approximately 285-feet south of State Highway 20/26 (Chinden Boulevard), as
proposed. Pave the driveway its full width and at least 3D-feet into the site
beyond the edge of pavement of Jericho Road and install pavement tapers with
15- foot radii abutting the existing roadway edge.
4. Comply with requirements ofITD for State Highway 20-26 (Chinden Boulevard)
frontage. Submit to the District a letter from ITD regarding said requirements
prior to District approval of the final plat or issuance of a building pel'mit (or
other required penuits), whichever occurs first. Contact District III Traffic
Engineer Dan Coonce at 334-8340.
5. Comply with all Standard Conditions of Approval.
STANDARD CONDITIONS OF APPROVAL
1. Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. All utility relocation costs associated with improving street frontages abutting the
site shall be borne by the developer~
3. Replace any existing damaged curb) gutter and sidewalk and any that lnay be
dalnaged during tIle construction of the proposed developlnent. Contact
Construction Services at 387-6280 (with file number) for details.
4~ Utility street cuts in pavelnellt less tIlan five years old are not allowed unless
approved in writing by tIle District. Contact the District's Utility Coordinator at
387-6258 (witll file nillnbers) for details.
5. All desigtl and construction shall be in accordance with the Ada County Highway
District Policy Manual, ISPWC Standards and approved supplements,
Construction Services procedures and all applicable ACHD Ordinances unless
specifically waived herein. An engineer registered in the State of Idaho sllall
prepare and certify all improvement plans~
6. The applicant shall submit revised plans for staff approval, prior to issuance of
building pennit (or other required permits), which incolporates any required
design changes.
7 ~ Constroction, use and property development shall be in conformance with all
applicable requirements of the Ada County Highway District prior to District
approval for occupancy.
8~ Payment of applicable road impact fees are required prior to building construction
in accordance with Ordinance #200, also known as Ada County Highway District
Road Impact Fee Ordinance.
9. It is tIle responsibility of the applicant to verify all existing utilities within the
right~of-way. The applicant at no cost to ACHD shall repair existing utilities
damaged by the applicant~ The applicant shall be required to call DIG LINE (1-
800-342-1585) at least two full business days prior to breaking ground within
ACHD right-of...way.. The applicant shall contact ACHD Traffic Operations 387-
6190 in the event any ACHD conduits (spare or filled) are compromised during
allY phase of construction.
lO~ No cllange in the terms and conditions of this approval shall be valid unless they
are in writing and signed by the applicant or the applicant's authorized
representative and an authorized representative of the Ada County Highway
District The burden shall be upon the applicant to obtain written confinnation of
any change from the Ada County Highway'District
11. Any change by the applicant in the planned use of the property which is the
subject of this application, shall require the applicant to comply with all rules,
regulations, ordinances, plans, or other regulatory and legal restrictions in force at
the time the applicant or its successors in interest advises the Highway District of
its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal reHefis granted pursuant to
tIle law ill effect at the time the change in use is sought
CENTRAL DISTRICT HEALTH DEPARTMENT
1. This proposal can be approved for central sewage & central water after written
approval from appropriate entities is sublnitted.
2. The Applicant's central sewage and central water plans must be submitted to and
approved by the Idaho Department of Health & Welfare, Division of
En viroIUnental Quali ty ~
36 Run~offis not to create a mosquito breeding problem.
4~ Stonnwater shall be pretreated through a grassy swale prior to discl1arge to the
subsurface to prevent impact to groundwater and surface water quality.
54 The Engineers and architects involved with the design of the subject project shall
obtain current best management practices for storm water disposal and design a
stormwater management system that prevents groundwater and surface water
degradation.
SETTLERS IRRIGATION DISTRICT
1. All irrigation/drainage facilities along with their easements must be protected and
continue to function.
2~ A Land Use Change Application must be on file prior to any approvals.
3. A license agreement MUST be signed and recorded prior to construction of any
S.I.D~ facilities, or within its easements.
4. Any changes to the existing irrigation system such as relocation, tiling, and
landscaping must be approved by Settlers Irrigation District.
5.. All storm drainage must be retained on site.
IDAHO TRANSPORTATION DEPARTMENT
1. We have reviewed the preliminary plan for the above referenced subdivision and
are pleased to see that all access is either from Locust Grove or Jericho Road and
no additional access will be required from US-20~ At this time we do not have any
additional stipulation for the subdivision.
2.. Noise abatement (berms, fences, etc..) will be the responsibility of the developer
and will be constructed off of the State Right ofWay~
EXHIBIT G
Westborough Square Subdivision
A2-0S-018
Zoning Amendment Findings
According to Meridian City Code (MCC) 11-15-11, General Standards Applicable to
Zoning Amendments, both the Planning & Zoning Commission and Council are required
"to review the particular facts and circumstances of each proposed zoning amendluent in
tenns of the following standards and shall fmd adequate evidence answering the
following questions about the proposed zoning amendment"
The following is the list of standards found in 11-15-11 and analysis by City Council:
A. Will the new zoning be harmonious ,vith and in accordance with the
Comprehensive Plan and, if not, has there been an application for a
Comprehensive Plan amendment;
All 29 acres of the subject property are designated for medium density residential
use on the Comprehensive Plan Future Land Use Map~ The purpose of this
designation is "to allow smaller lots for residential purposes within city limits.
Uses may include single-family homes at densities of three to eight dwelling units
per acre." (page 93, Chapter VII, City of Meridian Comprehensive Plan)..
The applicant is requesting three different zoning designations for four different
land uses on the subject property. The R-4 zone (Low Density) is requested for
the 17-acre school site. The City Council is supportive of this proposed R-4
zoning designation as schools are principally permitted in the requested zone and
this zone is consistent with the Future Land Use Map..
The R-8 zone (Medium Density) is requested for the five, one-acre single-family
lots in Westborough Subdivision~ While this designation is consistent with the
Future Land Use Map, it is not consistent with the existing land use. The R-8
zone is geared towards developments containing between four and eight dwelling
units per acre and the subject density is approximately one dwelling unit per acre~
The City Council finds that the City should zone this property to R:-4 R-2'l as the
R:-4 R-2 zone would more accurately correspond to the use of the land as one-acre
residentia11ots~
The R-15 zone (Medium High Density) is requested for the six office lots and one
multi-family lot (6.62 acres total). The Comprehensive Plan does allow a one step
increase or decrease in residential areas without amending tIle Comprehensive
Plan. The R~15 district allows for medium---high density single-family attached
and multi-family dwellings at densities not exceeding 15 dwelling units per acre
(MCC 11-7-2.E)~ In addition to the multi.family, the applicant is requesting CUP
approval to construct office buildings within the proposed residential zone (see
CUP-05-027). The applicant states in the submittal letter tllat the neighborllood
cellter shown between Locust Grove Road and Meridian Road should "float~' to
the east because there is not a collector roadway intersecting Chil1den at the 'l'2
mile and the existing uses do not lend themselves to the neighborhood center
concept (see Applicant's letter). The applicant is also being taxed by the County
as if this property had conunercial potential. Therefore, a lllore intense use thatl
lnedium density residential is appropriate here~
Although there is not currently a public street south of Chinden near the 12 mile
there is a public street on the 110rth side of Chindel1 Boulevard in Spyglass
Subdivision. This public street is located at approximately the ~ mile. Wllen the
properties to the south of Spyglass Subdivision develop/redevelop, the City
Council believes that a public collector road could be constructed at the 'l2 mile
(and possibly signalized when warrants are met). However, several developments
will utilize Jericho Road and the City Council believes this road will function
similar to a collector road for this area, thus making the subject site part of the
envisioned neighborllood center. Further, this property has frontage on a lrighway,
which makes a higher intensity use for this property agreeable.
The City Council also recognizes that the location of the neighborhood center
designation on the Future Land Use Map is conceptual. Neighborhood Centers are
anticipated to have: short blocks, less than 300 feet; interconnected circulation
that is convenient for automobiles, pedestrians, and transit; a variety of housing
choices; housing that is arranged in a radiating pattern of lessening densities;
transition between different housing types or densities at alleys; gridded street
patterns; and, public open space.. P.urther, the purpose of a neighborhood center is
to create a centralized, pedestrian oriented) identifiable and day..to-day service
oriented focal point for tbe neighborhood, The center should offer an internal
circulation system that connects with adjacent neighborhoods or regional
pathways, and tl1ey are anticipated to serve as public transit locations for park and
ride lots, bus stops, and other alternative modes of transportation (see Pages 95-
97, Chapter VII of the City of Meridian Comprehensive Plan)~
The project does have some internal sidewalks and does propose one sidewalk to
the adjacent school site to the south. Except for the sidewalk along the entry
driveway, no other pedestrian connectivity is proposed between the multi-family
dwellings and the office portion of the development The lack of accessibility
from the residential portion of the development to the proposed patio/plaza
amenity in the office portion of the development (on the comer of Chinden and
Jericho) turns what could have been an active amenity into a passive one that few
would use. In addition to the amenity not being accessible to the residences within
the project, this amenity has not been offered for use by the public either. Even if
the patio in the office portion of the development counts as one amenity, this
project is lacking a second amenity as defined by MCC, See Special
Consideration #2 in the Conditional Use Pennit section of this report.
While the Comprellensive Plan Future Land Use Map does not explicitly support
a commercial zoning of this property, the City Council fil1ds that there are several
Comprehensive Plan poli.cies that support evaluating this site for a zone not
specifically envisioned by the Map (see below)~
"The Meridian Comprehensive Plan is an official policy guide for
decisions cOl1ceming the physical development of the cOIll1nunity~ It
indicates, in a general way, how the community l11ay develop in the next
five to ten years~" (Chapter I, Section B of the Comprehensive Plan)
Furthermore, in Chapter VII, Section C, "Future Conditions" states the following;
"Figure VII-2 [The Comprehensive Land Use Map] depicts desired future
land use categories and their location within the Impact Area. TIle areas
depicted on the map are conceptual and, therefore, will require further
analysis prior to the creation of a zoning map. n
Because the Comprehensive Plan is a guide when detennining land uses, the City
Council believes that this is an instance to "float" the neighborhood center to this
site. There are five large one-acre lots to the south, a school to the southeast, a
church directly to the east, and the properties to the west have yet to develop. If
the non-residential aspect of the neighborhood center is moved away from the ~
mile, no significant negative impacts are envisioned for the adjacent properties in
the mile between Locust Grove Road and Meridian Roadl At the public hearing,
some of tIle l-acre property owners to the south testified that they would not be
agreeable to R -15 zoning/multi-family uses directly to their north.
The City Council believes that a step up in zoning density to R-15 for multi-
family uses on the east side of this property is lustifie<L The City Council also
believes that non-residential uses (office) in an area plarmed for residential uses"I
is appropriate in this instance (as a use exception for the development). To more
accurately correlate the use of the land to the zoning of the land. the City Council
believes that the City should zone the office/western portion of this prooerty to L-
o~ The City Council further finds that the R-15 and L-O zone and concurrent
development applications generally comply with a majority of the policies, goals,
objectives~ and concepts contained within the Comprehensive Plan~
The Commission also finds the following 2002 Comprehensive Plan text policies
to be applicable to this application (analysis is in italics below policy):
. "Require that development projects have planned for the provision of all
public services" (Chapter VII, Goal III, Objective A, Action items 1 and 4)
On May 13j 2005, a joint agency/department comments meeting was held with
representatives of key service providers to this property. In that meeting no
deficiencies of public services to serve this property were raisedl
.. "Consider "Accommodating Bicycle and Pedesttian Travel: A ReCOll1IDended
Approach~' from the National Center for Bicycling and Walking in all land use
decisions&" (Chapter VI, Goal II, Obj~ A, #3)
This publication. encourages jurisdictiollS to establish bikel1~ay and walhvay
facilities in new constrllction and reconstruction projects] in a manner that is
safeJ accessible and convenient~
· "Restrict curb cuts and access points on collectors and arterial streets~"
(Cllapter VII, Goal IV, Objective D, Action item 2)
The applicant is only proposing 01le access point into the developmentfrom
Jericho Road. a local street. No access to ChindenBoulevard (SH 20-26) is
proposed. The City Council is supportive of the proposed access to the
property.
· "Require appropriate landscape and buffers along transportation corridors
(setback, vegetation, low walls, benns, etc~)." (Chapter VII, Goal IV, Objective
D, Action item 4)
The applicant is proposing to construct a 35-foot wide landscape berm along
Chinden Boulevard and a 20-foot wide landscape berm along Jericho Road.
The City Council is supportive of these widths (see Preliminary Plat
conditions for furthe.r details)~
· "Require new residential development to meet development standards
regarding landscaping, signage, fences and walls, etc." (Chapter VII, Goal I,
Objective C, Action item 4)
The applicant has not depicted appropriate landscape buffers between the
multi-family dwellings and the school site to the south (20-ftet reqllired),
between the multi-family dwellings and the church to the east (2 O:feet
required)~ or between the proposed office and the multi-family dwellings (20-
feet required)~
· "Require useable open space to be incorporated into new residential
subdivision plats.." (Chapter VII, Goal IV, Objective C, Action item 3)
Open space may be active or passive in its intended lise, and must be
accessible by all residents of the subdivision (MCC 12-1316-3). The applicant
does state that 37% of the multi-famlly/office area (approxinzately 2 acres) is
planned for landscaping. The applicant should provide useable open space in
accordance with Meridian City Code.
o "Require pedestrian access in all new development to link subdivisions
together and promote neighborhood connectivity." (Chapter VII, Goal IV,
Objective C, Action item 6)
The applicant is proposing a sidewalk connection to the south/ ]ZO connection
to the east is proposed~
· "Locate new community commercial areas on arterials or collectors near
residential areas in such a way as to complement with adjoining residential
areas.H (Chapter VII, Goal I, Obj. B, #5)
The subject property has frontage on Chinden Boulevard, an arterial
roadway. The City Council believes that the proposed commercial office
complemeltts the adjoining residential area.
· "Locate highwdensity development, where possible, near open space corridors
or other permanent major open space and park facilities, Old Town, and near
major access thoroughfares,," (Chapter VII, Goal V, Objective A, Action item
14)
There are currently no permanent major open space or park facilities near
this site. There is a charter school and associated open spaces with the school
use. This higher-density development is located adjacent to Chinden
Boulevard, a ma.jor thoroughfare..
· "Actively involve Joint School District No.2 in subdivision site selection with
developer before plat processing (pre-platting schedule meetings)~" (Chapter
VI, Goal VI, Objective B, Action item 1)
A J 7-acre school site is included within the subject annexation application.
· "Consider development applications that apply the neighborhood center
conceptU (Chapter VII, Goal I, Objective B, Action item 1)
The subject applications generally apply the neighborhood center concept
outlined on pages 95 -97 afthe Comprehensive Plan.
The applicant has listed some Comprehensive Plan policies that support the
annexation and proposed use of the property (see Applicant's letter dated
February 15, 2005).
For the J-easons listed above. the City Cou.ncil finds that annexinfZ and zoning, as
well as the desi~n of the vrovosed plat and conditional use permit. are in general
conformance with the City of Meridian Comprehensive Plan.
B. Is the area included in the zoning amendment intended to be rezoned in the
future;
If the concurrent preliminary plat and conditional use pelmit applications are
approved, the City Council does not believe that the applicant illtends to rezone
the property in the future~
c. Is the area included in the zoning amendment intended to be developed in the
fashion that would be aUowed under the new zoning -for example, a
residential a..ea turning into a commercial area by means of conditional use
permits;
The five existing single-family homes in Westborough Subdivision are allowed in
both the requested R-8 zone and R-4 zone without a CUP~ The 17-acre school site
is allowed in tIle requested R-4 zone without a CUP. The City Council recognizes
that approximately 6 acres of the area included in the proposed zoning
atnendment is intended to be developed in a fashion not allowed (principally
permitted) under the proposed zoning~ Both the proposed office uses and multi-
family uses require conditional use permits in the requested R-15 zone (medium
high density). However, if the western portion of the 6 acres is zoned L-O, the
office area could be developed in a fashion allowed (principally permitted) under
the new zoning. The City does not currently have a zone that principally permits
apartments. Therefore, the eastelTI portion of the site, proposed for multi-family,
requires conditional use permit approval.
D. Has there been a change in the area or adjacent areas which may dictate that
the area should be rezoned. For example, have the streets been widened, new
railroad access been developed or planned or adjacent area being developed
in a fashion similar to the proposed rezone area;
There have been no recent street improvements in the area. Chinden Boulevard is
not in the current STIP and Locust Grove Road is not currently scheduled within
ACHD's Five Year Work Program or Capital Improvements Plan (CIP) for
roadway widerring.
Permanent sanitary sewer to this proposed development shall be provided via the
North Slough Trunk, which is currently under construction, however laterals that
will provide service will be through future phases of the Saguaro Canyon
Subdivision.
The City Council finds that a substantial portion of the land to the south has been
developed, or approved for development However, the City has not approved any
multi-family and/or office uses in this area~ Arcadia Subdivision, Tustin
Subdivision and Saguaro Canyon Subdivision, all contained single-family
dwelling units. The City Council believes that the proposed developlnent will be
compatible with and is similar to the adjacent area.
E. Will the proposed uses be designed, constructed, operated and maintained to
be harmonious and appropriate in appearance with the existing or intended
character of the general vicinity and that such use will not change the
essential character of the same area;
The City Council believes that this development will set tile tone for how the rest
of the area along Chinden develops~ The applica,nt lIas submitted elevations for
tIle proposed office and multi-family dwellings. The City Council is supportive of
the elevations for the multi-family and office buildings as they should be
harmonious with the existing and intended character of the area. The existing
character of the area will, and is, currently changing. However, the City Council
fmds that if this site is developed as proposed, the zoning and subsequent uses
will be harmonious and appropriate to the intended character of the vicinity (see
Finding "A")I
F. Will the proposed uses not be hazardous or disturbing to existing or future
neighboring uses;
Due to other existing and proposed uses near the site, the City Council does not
anticipate that the zoning and proposed uses will be physically hazardous to future
or existing uses or neighbors in the area, The Council should rely on the analysis,
comments from other agencies, and public testimony to determine whether the
proposed use will be disturbing or hazardous to the existing neighboring uses and
future expected uses in this vicinity.
G. Will the area be served adequately by essential public facilities and services
such as highways, streets, police and fIre protection, drainage structures,
refuse disposal, water, sewer or that the person responsible for the
establishment of proposed zoning amendment shall be able to provide
adequately any of such services;
Sewer service for this development is being proposed via the existing "private lift
station" constructed for the five previously approved lots to the south~ When
public works reviewed. and accepted the plans for this lift station, Public Works
staff was approving it for only the five lots that were proposed at the time,
Arcadia to the west, and the five-acre commercial property to the north.
Engineeling staff has reservations on tIle ability of this lift-station to service the
extra volume of sewage generated by the four-plexes that are now a part of this
development In preliminary discussions the applicant and a staff engineer at the
City of Meridian have come to an agreement that the commercial portion of this
proposed development could be allowed with the stipulation that a flow meter be
installed to measure the true amount of sewage being "lifted)' ~ This would give
accurate information on influent flows to allow for a more informed opinion on
the sewerabilty of the remainder of the project
Water mains are readily accessible to this site and service is being proposed via an
extension of water mains located in Jericho and Locust GroveK The applicant will
be required to construct water Inains to and through this proposed developtnent.
Coorditlate size and routing with Public Works.
The applicant and/or future property owners will be required to pay park and
highway impact fees as well as construct on-site stann water drainage facilities.
This item was approved at the staff level at ACHD on May 10, 2005. The
applicant is being required to construct Jericho Road as one half of a 40 foot street
section. Please review any additional comments that may be sent from ACHD
between the print deadline and the hearing..
On May 13, 2005, a joint agency/department corrunents meeting was 11eld with
representatives of key service providers to this property~ Several comments were
received from multiple departments; The detailed comments and conditions from
the Fire Department, Police Department, and other agencies/departments are at
the end of this report Based on the comments received from other
agellcies/departments, tile City Council finds that the public services listed above
can be made available to accommodate the proposed development..
H. Will not create excessive additional requirements at public cost for public
facilities and services and will not be detrimental to the economic welfare of
the community;
If approved, the developer will be financing the extension of sewer, water, public
street infrastructure, utilities and irrigation services to serve the project The
primary public costs to serve the future residents and tenants will be fire, police,
school facilities and services~ The City Council finds there will not be excessive
additional requirements at public cost and this development will not be
detrimental to the economic welfare of the community.
I. Will the proposed uses not involve uses, activities, processes, materials,
equipment and conditions of operation that will be detrimental to any
persons, property or the general welfare by reason of excessive production of
traffic, noise, smoke, fumes, glare or odors;
The most recent traffic count for Chinden Boulevard, taken on January 30, 2003,
was 15,301 ADT, west of Meridian Road~ ACHD estimates that this development
will generate 529 additional vehicle trips per day. The City Council recognizes
that traffic and noise will increase with the approval of a development on this site;
however, the Council does not believe that the amount generated will be
detrimental to the general welfare of the public~
The purpose of the L-O zone is to "permit the establislunent of groupings of
professional, research, executive, administrative, accounting;t clerical,
stenographic, public service and similar uses~. .s11a11 not involve lleavy testing
operatiollS of any kil1d or product manufacturing of suell a nature to create noise,
vibration or emissiol1S of a nature offensive to the overall purpose of this
District" (MCC 11-7 --2.0) The purpose of the R-15 zone is to permit the
establislnnent of me diu In-high density single-family attaclled and multi-family
dwellings at a density not exceeding 15 dwelling units per acre~ The City Council
does not anticipate tl1at almexatiol1 and development ill accordance with current
city code and the Comprehensive Plan will create excessive noise, smoke, fumes,
glare, or odors~
J. Win the area .have vehicular approaches to the property which shan be so
designed as not to create an interference with traffic on surrounding public
streets;
The applicant is proposing to construct one entrance into the site from Jericho
Road. The proposed entrance is located approximately 285 feet south of Chinden
Boulevard, and meets ACHD' s requirements for location.. If the proposed access
and internal driveways are approved and constructed in accordance with ACHD
and the City's policies, the City Council does not believe that the development
will create interference with traffic on the surrounding public streets.
K Will not result in the destruction, loss or damage of a natural or scenic
feature of major importance; and
The City Council finds that the proposed annexation and zoning should not result
in the loss or damage of any natural or scenic features, as long as any existing
trees are protected/mitigated. Any existing trees that the City Arborist deems
necessary for mitigation that are removed shall be mitigated for, per the
Landscape Ordinance (MCC 12-13-13). The City Council is not aware of any
natural or scenic feature(s) that would be lost, damaged or destroyed by allowing
this site to be a1li1exed, zoned and developed.
L. Is the proposed zoning amendment in the best interest of the City of
Meridian. (Ord. 592, 11-17-1992)?
In accordance with the findings listed above. the City Council finds that the
annexation/zoning of this prooerty as proposed would not be in the best interest
of the CitvE Howevert the Citv Council finds that ~he Citv should annex and zone
the 17..02 acres to R-4 as reqllested.~ that the 5.53 acres Dyoposed for R-8 zoning
that contain sin~le-familv homes on one-acre lots also~be zoned to R:-4R-2." and.
that the 6~62 acres proDosed (or'R.15 zoning be zoned to zoned L-O for the
western portion containing office uses and R-I 5 for the eastern portion
containing multi-family dwellings. Consistent with the ComlJrehensive Plan and
the findings listed apove~ the City Council believes that the above-listed zones are
appropriate for this property and zoning the Drooerties as amended wOllld be in
the best interest of the City~
EXHIBIT H
Westborough Square Subdivision
PP-05M020
Preliminary Plat Findings
Meridian City Code (MCC) 12-3-3 J~2 and 12-3-5 D read as follows: "In determining the
acceptance of a proposed subdivision, the COlnmission/Council shall consider the
objectives of this title and at least the following:
A.. The conformance of the subdivision with the Comprehensive Development
Plan;
Please see Annexation and Zoning Analysis "A".
B. The availability of public services to accommodate the proposed
development;
Please see Annexation and Zoning Analysis "G".
ell The continuity of the proposed development with the capital improvement
program;
Because the developer will be required to install sewer, water, and utilities for the
development at their cost, the City Council finds that a development on this
property will not require the expenditure of capital improvement funds~
D. The public .fmancial capability of supporting services for the proposed
development;
See finding "G" under Annexation and Zoning Analysis, and the Agency
Comments and Conditions.
E. The other health, safety or environmental problems that may be brought to
the Commission's attention.
The City Council finds that there should not be any health, safety or
environmental problems associated with this subdivision; no hazardous natural
features have been identified on the site. ACHD considers road safety issues in
their analysis.
EXHIBIT I
Westborough Square Subdivision
CUP-05-027
CUP/PD Findings
The Commissioll and Council shall review the particular facts and circumstances of eacll
proposed conditional use in terms of the following and may approve a conditional use
permit if they shall find evidence presented at the hearing(s) is adequate to establisll (11-
17-3):
A.. That the site is large enough to accommodate the proposed use and aU yards,
open spaces, parking, landscaping and other features as may be required by
this ordinance;
As part of the Planned Development (PD) the applicant is requesting relief from
the standard street frontage requirement and to construct multiple structures on a
single 1 at.
The City Council finds that the subject property is large enough to accommodate
the requested uses and all other required features~ Although tile site is large
enough to accommodate all of the features required by ordinance, the applicant
bas asked, through the Planned Development, to modify the specific development
standards listed above.
B. That the proposed use and development plan will be harmonious with the
Meridian Comprehensive Plan and in accordance lvith the requirements of
this Ordinance;
Please see Annexation & Zoning Analysis "A".
c. That the design, construction~ operation, and maintenance ,vill be compatible
with other uses in the general neighborhood and with the ensting or
intended character of the general vicinity and that such use wiD not adversely
change the essential character of the same area;
Please see Annexation & Zoning Analysis "E"~
D. That the proposed use, if it complies with aU conditions of the approval
imposed, will not adversely affect other property in the vicinity;
Please see Annexation & Zoning Analysis "En and "FH.
E. That the proposed use will be served adequately by essential public facilities
and services such as highways, street, police, and fire protection, drainage
structnresi refuse disposal, water, sewer or that the person responsible for
tbe establishment of proposed conditional use shall be able to Pl.ovide
adequately any such services;
Please see Annexation & Zoning Analysis "G" and "H", the Other
Agency/Department COtnlnellts and Conditions at the end of this report, and any
comments that may be submitted to the City Clerk regarding this project~
F. That the proposed use will not create excessive additional requirenlents at
public cost for public facilities and services and will not be detrimental to the
economic welfare of the community;
Please see Annexation & Zoning Analysis "H".
G. That the proposed use will not involve activities or processes, mate..ials,
equipment, and conditions of operation that will be detrimental to any
persons, property, or general welfare by reason of excessive production of
traffic, noise, smoke, fumes, glare or odors;
Please see Annexation and Zoning Analysis "I"..
H. That the proposed use will have vehicular approaches to the property which
shall be so designed as not to create an interference with traffic on
surrounding public streets;
Please see Annexation & Zoning Analysis "J" f
I.. That the proposed use will not result in the destruction, loss or damage of a
natural, scenic or historic feature considered to be of major importancea
Please see Annexation & Zoning Analysis ".K".