PZ - Staff Report 2-16 STAFF REPORT
E IDIAN�--
COMMUNITY DEVELOPMENT DEPARTMENT I D A H O
HEARING February 16, 2023 Legend
DATE:
Project Location
TO: Planning&Zoning Commission ®
FROM: Stacy Hersh,Associate Planner
208-884-5533
SUBJECT: Alexanders Landing Subdivision ME
H-2022-0084 -------
LOCATION: 4574 W. Quarterhorse Lane near the ,
Southeast corner of W. Pine Street and
Black Cat Road., in the NW 1/4 of the ,
SW 1/4 of Section 10,Township 3N,
Range 1W. (Parcel#S1210325711)
Mons PAR
I. PROJECT DESCRIPTION
Annexation of 5.23 acres of land from RUT in Ada County to the R-8 zoning district and preliminary plat
consisting of 24 building lots and 4 common lots for Alexanders Landing Subdivision.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 5.23 acres
Future Land Use Designation Medium Density Residential(MDR)
Existing Land Use Single-family residential(SFR)/ag
Proposed Land Use(s) SFR
Current Zoning Rural Urban Transition(RUT)in Ada County
Proposed Zoning R-8(Medium Density Residential)
Lots(#and type;bldg/common) 24 building/4 common
Phasing plan(#of phases) 1
Number of Residential Units(type 23 single-family detached units and 1 existing home
of units)
Density(gross&net) 4.59 units/acre(gross)
Open Space(acres,total [%]/ 0.78 acres(or 15%)
buffer/qualified)
Page 1
Amenities Open Grassy Play Area,Walking Pathways with Benches,
Shade Structure
Physical Features(waterways, Purdam Gulch Drain to the south
hazards,flood plain,hillside)
Neighborhood meeting date 9/19/2022
History(previous approvals) None
B. Community Metrics
Description Details Page
Ada County Highway
District
• Staff report Yes
(yes/no)
• Requires No
ACHD
Commission
Action
es/no
• Existing Quarterhorse Lane is an existing 16-foot-wide unpaved private road abutting the
Conditions site's north property line.
• CIP/IFYWP Capital Improvements Plan (CIP)i Integrated Five Year Work Plan (IFYWP): There are no
roadways, bridges or intersections in the general vicinity of the project that are in the Integrated
Five Year Work Plan(IFYWP).
Black Cat Road is listed in the CIP to be widened to 5-lanes from Franklin Road to Cherry
Lane between 2031-2035.
Access(Arterial/Collectors/State Black Cart Road is classified as a minor arterial roadway. Other than the
Hwy/Local)(Existing and Proposed) access specifically approved with this application off of W.Quarter Horse
Lane,direct lot access is prohibited to this roadway and should be noted
on the final plat.
Proposed Road Improvements None
Fire Service See Section IX.C
Police Service No comments received.
West Ada School District No comments received.
Distance(elem,ins,hs)
Capacity of Schools
#of Students Enrolled
Wastewater
• Distance to Sewer Services Directly adjacent
• Sewer Shed South Black Cat
• Estimated Project Sewer See application
ERU's
• WRRF Declining Balance 40,880 EDU
• Project Consistent with WW Yes
Master Plan/Facility Plan
Page 2
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III. APPLICANT INFORMATION
A. Applicant:
Kent Brown,Kent Brown Planning Services—3161 E. Springwood Drive,Meridian,ID 83642
B. Owner:
Robert Ritter, Quarter Horse Lane,LLC PO Box 4067, Boise, ID 83711
C. Representative:
Same as Applicant
IV. NOTICING
Planning& Zoning City Council
Posting Date Posting Date
Newspaper notification
published in newspaper 1/29/2023
Radius notification mailed to
property owners within 300 feet 1/27/2023
Public hearing notice sign posted
2/4/2023
on site
Nextdoor posting 1/30/2023
V. COMPREHENSIVE PLAN ANALYSIS
LAND USE: This property is designated as Medium Density Residential(MDR) on the Future Land Use Map
(FLUM)contained in the Comprehensive Plan. This designation allows for dwelling units at gross densities
of 3 to 8 dwelling units per acre.
The subject 5.23 acres currently contains an existing home. The subject site is abutting an R-8 development
to the north,Horse Meadows Subdivision;to the east and west is county residential not yet annexed into the
City of Meridian; and to the south is the railroad and Purdam Gulch Drain. The subject property is
designated as Medium Density Residential on the future land use map consistent with the approved
development to the north. The Applicant proposes a 24-lot subdivision for single-family residential detached
homes at a gross density of 4.59 units per acre,which is within the desired density range of the MDR
designation.
Goals,Objectives, &Action Items: Staff finds the following Comprehensive Plan policies to be applicable
to this application and apply to the proposed use of this property(staff analysis in italics):
• "Encourage a variety of housing types that meet the needs, preferences, and financial capabilities of
Meridian's present and future residents."(2.01.02D)
The proposed single-family detached dwellings with a mix of lot sizes will contribute to the variety of
housing options in this area and within the City as desired. Single-family detached homes are in the
development process to the north and south of railroad tracks are an existing and planned Medium
High-Density Residential development consisting of attached, townhouse , and, and multifamily
dwellings.
Page 4
• "Permit new development only where it can be adequately served by critical public facilities and
urban services at the time of final approval, and in accord with any adopted levels of service for
public facilities and services."(3.03.03F)
City water and sewer service is available and can be extended by the developer with development in
accord with UDC 11-3A-21.
• "Avoid the concentration of any one housing type or lot size in any geographical area;provide for
diverse housing types throughout the City."(2.01.01G)
This area consists primarily of single family detached homes with some multi family apartments to
be developed to the southeast; only single-family detached homes are proposed within this
development. The proposed development offers lot sizes ranging from 4,010 to 5,258 square feet
(sf.) with the existing home on a 21,852 sf. lot.
• "Require all new development to create a site design compatible with surrounding uses through
buffering, screening,transitional densities,and other best site design practices."(3.07.01A)
The proposed medium-density residential single-family homes contribute to the variety of residential
categories within the surrounding area as desired.
• "Encourage compatible uses and site design to minimize conflicts and maximize use of land."
(3.07.00)
The proposed site design provides maximum use of the land with the proposed residential dwelling
types and should be compatible with planned development on adjacent properties that are also
designated for MDR uses. The project does abut three(3) existing multiple-acre County residential
properties to the east, west, and north. Until these properties are redeveloped, development could
impact the County residences.
• "Support infill development that does not negatively impact the abutting, existing development.
Infill projects in downtown should develop at higher densities,irrespective of existing
development."(2.02.02C)
The proposed development will not likely impact the abutting development to the north existing
homeowners in the county to the east and the existing homeowners south of the railroad tracks.
• "Ensure development is connected to City of Meridian water and sanitary sewer systems and the
extension to and through said developments are constructed in conformance with the City of
Meridian Water and Sewer System Master Plans in effect at the time of development."(3.03.03A)
The proposed development will connect to City water and sewer systems with development of the
subdivision;services are required to be provided to and through this development in accord with
current City plans.
• "Require pedestrian access in all new development to link subdivisions together and promote
neighborhood connectivity."(2.02.01D)
A 10 foot wide multi-use pathway connection is required and a 6-foot wide multi-use pathway is
proposed along the south boundary adjacent to the railroad tracks. The Applicant shall provide a
10 foot wide multi-use pathway in accord with the Pathways Master Plan. This pathway will provide
a link between all subdivisions east off. Black Cat Road and west of this site.
• "Require urban infrastructure be provided for all new developments, including curb and gutter,
sidewalks,water and sewer utilities."(3.03.03G)
Urban sewer and water infrastructure and curb, gutter, and sidewalks are required to be provided
with development of the subdivision.
Page 5
• "Eliminate existing private treatment and septic systems on properties annexed into the City and
instead connect users to the City wastewater system; discourage the prolonged use of private
treatment septic systems for enclave properties."
If annexed, the existing home will be required to abandon the existing septic system and connect to
the City wastewater system.
• "Maximize public services by prioritizing infill development of vacant and underdeveloped parcels
within the City over parcels on the fringe."(2.02.02)
Development of the subject infill parcel will maximize public services.
Based on the analysis above, staff finds the proposed development is consistent with the Comprehensive
Plan.
VI. STAFF ANALYSIS
A. ANNEXATION(AZ)
The Applicant proposes to annex 5.23 acres of land with an R-8 zoning district. A legal description and
exhibit map for the annexation area is included in Section VIII.A. This property is within the City's Area
of City Impact boundary. The annexation legal description submitted does not include to the
centerline of the railroad tracks. The Applicant should submit a revised legal description of the
property proposed to be annexed that encompasses the area to the centerline of the railroad tracks
15 days prior to the City Council Hearing.
A preliminary plat and conceptual building elevations were submitted showing how the property is
proposed to be subdivided and developed with 24 single-family residential detached dwelling units at a
gross density of 4.59 units per acre(see Sections VIII.B, E). The proposed use and density of the
development is consistent with the MDR FLUM designation.
Single-family detached dwellings are listed as a principal permitted use in the R-8 zoning district per
UDC Table 11-2A-2. Future development is subject to the dimensional standards listed in UDC Table
11-2A-6 for the R-8 zoning district.
There is an existing home on approximately half an acre to the northeast along W. Quarter Horse Lane.
The property owner intends to annex and connect to City utilities with this development.
The property is contiguous to City annexed land to the north and is within the City's Area of City Impact
boundary. A legal description and exhibit map of the overall annexation area for the R-8 zoning districts
are included in Section VIII.A.
The City may require a development agreement(DA) in conjunction with an annexation pursuant to
Idaho Code section 67-6511A. If this property is annexed, Staff recommends a DA is required with
the provisions discussed herein and included in Section IX.A.
B. PRELIMINARY PLAT(PP):
The proposed preliminary plat consists of 24 building lots and 4 common lots on 5.23 acres of land in
the proposed R-8 zoning district. Proposed lots range in size from 4,010 to 21,852 square feet(s.£) (or
0.09 to 0.50 acres). The proposed gross density of the subdivision is 4.59 units per acre. The subdivision
is proposed to develop in one phase as shown in Section VIII.B.
Existing Structures/Site Improvements: An existing home on the property is proposed to remain on
Lot 1,Block 2. The outbuilding located on Lot 3,Block 2 shall be removed with development of this
property. The existing home does not meet the required number of off-street parking spaces per UDC-
3C-6 for a three(3)bedroom home; four(4)parking spaces are required,at least 2 in an enclosed garage,
Page 6
other spaces may be enclosed or a minimum 10-foot by 20-foot parking pad. The existing home does not
comprise of an enclosed garage. Prior to the City Engineer's signature on the final plat,the non-
conformity of the home should be remedied to meet the off-street parking regulations. Once the
plat records,the existing home will require a new address.
Prior to the City Engineer's signature on the final plat, all existing structures that do not conform
to the setbacks of the district are required to be removed.
Dimensional Standards(UDC 11-2): The proposed plat and subsequent development is required to
comply with the dimensional standards listed in UDC Table I1-2A-6 for the R-8 zoning district. The
proposed plat appears to comply with the dimensional standards of the district.
Access: Access is proposed from Quarterhorse Lane from the north; direct access to N. Black Cat Road
and W. Pine Avenue is prohibited. The subject property is dependent upon the development of Horse
Meadows Subdivision directly to the north to reconstruct a portion of Quarterhorse Lane(existing
private road)as a public street,which would provide public street frontage and access to this site.
Horse Meadows Subdivision has not submitted its Final Plat for approval at this time;therefore,there is
no right-of-way abutting the subject site. The Applicant's proposal to construct public streets within
the Alexanders Landing Subdivision is contingent upon the development of the Horse Meadows
Subdivision prior to submitting a Final Plat for approval.
A local stub street(W.Newland Drive)is proposed for interconnectivity between two developments that
is stubbed at the east/west boundary on the site in accord with the UDC. The street does exceed 150
feet; therefore,a temporary turnaround is required. The Applicant is proposing to construct a
temporary turnaround on a common lot(Lot 10,Block 1),which decreases the usability of the
area. Staff recommends that the Applicant construct the temporary turnaround on Lots 5 and 7,
Block 3 in the southwest corner of the development to increase the open space for development.
The reason for this recommendation is to ensure open space for the development remains intact
without placing a burden on the HOA to remediate the removal of the turnaround area. The
Applicant included a concept plan for the property to the west that demonstrates how the western
R1 property could potentially develop in the future.
Parking(UDC 11-3C): Off-street parking is required to be provided in accord with the standards listed
in UDC Table 11-3C-6 for single-family dwellings based on the number of bedrooms per unit. Staff will
confirm compliance with these standards at the time of building permit submittal for each residence.
Landscaping(UDC 11-3B): No street buffers are required per UDC Table 11-2A-6 for internal local
streets. Common open space landscaping is proposed as shown on the landscape plan in Section VIII.C.
Landscaping is required along all pathways with a minimum of 5-feet wide shall be provided on
each side of the pathway with a mix of trees,shrubs,lawn, and/or other vegetative ground covers
per the standards listed in UDC 11-3B-12C; the landscape plan should be revised accordingly.
A Tree Mitigation Plan should be submitted with the final plat detailing all existing trees and
methods of mitigation outlined by the City Arborist before any trees are to be removed as set forth
in UDC 11-3B-IOC.5.
Common Open Space& Site Amenities(UDC 11-3G-3): A minimum of 15% (or 1.23 acres based on
5.23 acres) qualified open space is required to be provided in this development per the standards listed in
UDC 11-3G-3.
The proposed project is approximately 5.23 acres in size requiring a minimum amount of open space
based on the requested zoning. Per UDC Table 11-3G-3, the R-8 area requires a minimum of 15%
qualified open space. An open space exhibit was submitted that depicts 2.15 acres (41.2%) of common
Page 7
open space for the development with 0.78 acres of this area as qualified open space (see Section VIII.E).
The minimum amount of qualified open space required is 0.78 acres, approximately 33,977 square feet.
There are three(3) main open space areas proposed within Alexanders Landing, the centralized
common open space, the linear open space along the southern boundary, and the linear open space
located on Lot 1, Block 3. The Purdam Gulch Drain does not count as usable open space but is located
on Lot 16, Block 3 (21,617 square feet). The Applicant illustrates the drain to remain open in a natural
state on the landscape plans submitted as well as stating that all repairs and damage due to construction
will be seeded with dryland mix. The large central open space area is approximately 22,028 feet in size
and is the largest usable common area within the project. The Applicant has proposed a 5-foot micro-
path running north/south within this open space for easy pedestrian access. The linear open space along
the southern boundary is approximately 20 feet in width and over 500 feet in length. This linear open
space is shown with trees and a 6-foot wide pathway for an added pedestrian element and will also act
as a buffer between this project and the railroad to the south. The proposed micro path on Lot 1, Block 3
connects to the 6-foot wide pathway(a 10 foot wide pathway is recommended below) running along the
southern boundary to provide convenient access and pedestrian connectivity. Because of the
pedestrian connectivity and the general locations and uses of open space, Staff supports the
proposed qualified open space.
UDC 11-3G-4 dictates the minimum amenity points required for projects over 5 acres in size. The
project size of 5.23 acres requires a minimum of one (1)amenity point(1 point for every 5 acres).
According to the submitted plans,the Applicant is proposing the following amenities worth 3 amenity
points: a picnic shelter w/tables(2), and pathways(1),According to UDC Table 11-3G-4,the proposed
amenities and their point value is correct and exceed UDC requirements for a project of this size. Based
on the proposed site design and zoning, Staff supports the proposed amenities.
Pathways: The Pathways Master Plan depicts a multi-use pathway along the southern boundary
adjacent to the railroad tracks on this site for connection to future developments to the east and west
across Black Cat Road. In accord with the Master Pathways Plan,a 10-foot wide multi-use
pathway should be provided within a 14-foot wide public pedestrian easement; only a 6-foot wide
asphalt pathway is proposed. The landscape plan should be revised to include a 10-foot pathway
and an easement should be submitted and recorded prior to the City Engineer's signature on the
final plat.
Sidewalks(11-3A-17): Five-foot wide attached sidewalks are proposed within the development in
accord with UDC standards.
Waterways: The Purdam Gulch Drain runs along the southern boundary of the site. Staff did not receive
a response from Nampa Meridian Irrigation District (NMID) on whether or not an easement exists on
this property for the lateral. If it does,it should be depicted on the plat and no encroachments allowed
within the easement area. Per UDC 11-3A-6, the Applicant is requesting a council waiver to allow
the Purdam Gulch Drain to remain open in a natural state. The drain should be fenced with an
open vision fence at least six(6)feet in height and having an 11-gauge,two-inch mesh or other
construction, equivalent in ability to deter access to said ditch,lateral, canal, slough or drain,
which fence shall be securely fastened at its base at all places where any part of said lands or
areas being subdivided touches either or both sides of said ditch,lateral, canal, slough or drain.
Utilities(UDC 11-3A-21): Connection to City water and sewer services is required in accord with UDC
11-3A-21. The existing home proposed to remain on Lot 1,Block 2 is required to connect to City water
and sewer service within 60 days of it becoming available as set forth in MCC 9-1-4 and 9-4-8.
Street lighting is required to be installed in accord with the City's adopted standards, specifications and
ordinances.
Page 8
Fencing(UDC 11-3A-6, I1-3A-7): All fencing is required to comply with the standards listed in UDC
11-3A-7. According to the submitted landscape plans,the Applicant is proposing two types of
fencing throughout the site,vinyl solid fencing and vinyl semi-privacy fencing.
Pressurized Irrigation System (UDC 11-3A-15): Underground pressurized irrigation water is required
to be provided to each lot within the subdivision as set forth in UDC I 1-3A-15.
Storm Drainage(UDC 11-3A-18):An adequate storm drainage system is required in all developments
in accord with the City's adopted standards, specifications and ordinances.Design and construction shall
follow best management practice as adopted by the City as set forth in UDC 11-3A-18.
Building Elevations: Three (3)conceptual building elevations and floor plans were submitted that
demonstrate what future homes in this development will look like (see Section VIII.F). Variations of
two-story homes with a two-car garage are proposed. The submitted elevations depict a number of
different architectural and design styles with field materials of lap siding, differing color accents,
roof profiles,and varying of home styles. Staff recommends that the Applicant add additional
stone or brick accents to the front of the homes to provide more of a variation in materials.
VII. DECISION
A. Staff:
Staff recommends approval of the proposed annexation with the requirement of a Development
Agreement, and preliminary plat per the provisions in Section IX in accord with the Findings in Section
X.
Page 9
VIII. EXHIBITS
A. Annexation Legal Description and Exhibit Map
Annexation Description[or
R-8 Zone
February 13,2022
A parcel located In the Northwest 114 of the Southwest 114 of Section 10,
Township 3 North,Range 1 Lest,Boise Meridian,Ada County,Idaho more particularly
described as follows;
Commencing at the 1f4 winner common to Sections 9 and 10,T.3N_,H.1 W.,
B.M.,from which the Section comer common to Sections 91 10,15,and 161 T_3N,,
R_144.,B-M_,bears South 0'38'55"West,265102 feet thence ors the west boundary
line of said Section 10,South OW38165'West,422.02 feet;thence leaving said west
boundary line,South 89121'54"East,250,10 feet to the REAL POINT OF
BEGINNING;
lhence continuing South W21'54'East,634,21 feet;
(hence on a line parallel with the west boundary line of said Section 10.South
OD°3B'55'West,422A1 feet to the north right-of-way line of the Union Pacgic Railroad;
thence on said north right-of-way ling,North 98°26712"West,784.41 feet to the
west boundary ling of said Section 10;
thence on said west boundary line,North DO'38'55"East,30.00 feat;
thence leaving said west boundary line on a line parallel with and 30.00 feet
north of the north right-of-way line of the Union Pacific Railroad,South 98°26'12"Easi,
2fi4.79 feet
thence leaving said parallel line,North 01'32'22'41 ",383,67 feet to the
REAL POINT OF BEGINNING_
Gonlalning 5.230 acres,more or less,
End of Description,
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Page 11
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C. Landscape Plan(dated: 12/15/2022)—NOT APPROVED(NEEDS TO BE REVISED)
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Page 18
IX. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
1. A Development Agreement(DA)is required as a provision of annexation of this property. Prior to
approval of the annexation ordinance,a DA shall be entered into between the City of Meridian,the
property owner(s)at the time of annexation ordinance adoption, and the developer. The Applicant
shall submit a revised legal description of the property proposed to be annexed that
encompasses the area to the centerline of the rail-road tracks within 15 days prior to the City
Council Hearing
Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to
commencement of the DA. The DA shall be signed by the property owner and returned to the
Planning Division within six(6)months of the City Council granting the annexation. The DA shall,
at minimum,incorporate the following provisions IF City Council determines annexation is in the
best interest of the City:
a. Future development of this site shall be generally consistent with the preliminary plat, landscape
plan,common open space/site amenity exhibit and conceptual building elevations included in
Section VIII and the provisions contained herein.
b. The existing home on Lot 1,Block 2 shall be required to connect to City water and sewer service
within 60 days of it becoming available and disconnect from private service, as set forth in MCC
9-1-4 and 9-4-8.
c. Prior to the City Engineer's signature on the final plat,the non-conformity of the home shall be
remedied to meet the off-street parking regulations.
d. Due to access availability,development shall not commence until a public road access is
available to the site upon development of the Horse Meadows Subdivision prior to submitting a
final plat for approval.
e. The Applicant shall provide written documentation that they have relinquished their rights to
Quarter Horse Lane prior to the City Engineer's signature on the final plat.
2. The final plat shall include the following revisions:
a. Depict an easement for the Purdam Gulch Drain,which runs along the southern boundary of this
property.
b. Depict a 10-foot wide multi-use pathway on common Lot 15,Block 3 per the Master Pathways
Plan;provide the pathway within a 14-foot wide public pedestrian easement and include the
recorded instrument number on the Final Pat.
c. The temporary turnaround area on Common Lot 10 shall be landscaped in accord with UDC 1I-
3G-3E or transfer the temporary turnaround area to a buildable lot so it is not constructed on the
common open space.
d. Graphically depict the ACHD storm water drainage easements referenced in Note#6.
e. The existing home shall obtain a new address upon development of this project consistent with
the development of the new local street.
3. The landscape plan submitted with the final plat shall include the following revisions:
a. Depict a 10-foot wide multi-use pathway on common Lot 15,Block 3 per the Master pathways
Plan with landscaping along each side of the pathway in accord with the standards listed in UDC
11-3B-12C.
Page 19
b. Include mitigation calculations on the plan for existing trees that are proposed to be removed in
accord with the standards listed in UDC 11-3B-1OC.5. The Applicant shall coordinate with the
City Arborist(Kyle Yorita kyoritakmeridiancity.o to determine mitigation requirements
prior to removal of existing trees from the site.
c. Depict an open vision fence at least six(6)feet in height around the Purdam Gulch Drain per
UDC 11-3A-6.
4. The proposed plat and subsequent development are required to comply with the dimensional
standards listed in UDC Table 11-2a-6 for the R-8 zoning district.
5. Prior to the City Engineer's signature on the final plat,all existing structures that do not conform to
the setbacks of the R-8 zoning district shall be removed.
6. The Applicant shall obtain a Council waiver to allow the Purdam Gulch Drain to remain open in a
natural state at the Council hearing, Per UDC 11-3A-6.
7. Prior to the City Engineer's signature on the final plat,a 14-foot wide public pedestrian easement
shall be submitted to the Planning Division and recorded for the multi-use pathway as required by
the Park's Department.
8. Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-
3C-6 for single-family dwellings based on the number of bedrooms per unit.
9. The Applicant shall comply with all ACHD conditions of approval.
10. Direct access to N. Black Cat Road and W. Pine Avenue is prohibited.
11. The Applicant shall submit revised elevations that include a mix of stone and/or brick t prior to the
Council hearing.
12. The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets the
standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth in
UDC 11-3B-5,UDC 11-3B-13 and UDC 11-3B-14.
13. The preliminary plat approval shall become null and void if the applicant fails to either: 1)obtain the
City Engineer's signature on a final plat within two years of the date of the approved findings; or 20
obtain approval of a time extension as set forth in UDC 11-613-7.
B. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1 A second water connection to either Black Cat Road or Pine Avenue is required. This can be
through the Horse Meadows development or by another means.
1.2 At Quarterhorse Lane and Bareback Street must provide a tee with two valves and a blind flange
on the eastern leg, so that water can be extended to the east in the future.
1.3 Provide two valves at the tee located at Bareback Street and Newland Street
1.4 A fire hydrant is required on Newland St at the eastern boundary of the site.
1.5 A 4"blowoff per City standard drawing W 13 is required on Newland Street at the western
boundary.
1.6 Sewer does not need to be provided to and through to parcel to the east.Provide sewer mains to
eastern boundary only as needed for development.
1.7 Ensure no sewer services cross infiltration trenches
Page 20
1.8 Ensure no permanent structures(trees,bushes,buildings,carports,trash receptacle walls, fences,
infiltration trenches,light poles, etc.)are built within water/sewer easements.
2. General Conditions of Approval
2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to provide
service outside of a public right-of-way. Minimum cover over sewer mains is three feet,if cover
from top of pipe to sub-grade is less than three feet than alternate materials shall be used in
conformance of City of Meridian Public Works Departments Standard Specifications.
2.2 Per Meridian City Code(MCC),the applicant shall be responsible to install sewer and water
mains to and through this development. Applicant may be eligible for a reimbursement
agreement for infrastructure enhancement per MCC 8-6-5.
2.3 The applicant shall provide easement(s)for all public water/sewer mains outside of public right
of way(include all water services and hydrants). The easement widths shall be 20-feet wide for
a single utility,or 30-feet wide for two. The easements shall not be dedicated via the plat,but
rather dedicated outside the plat process using the City of Meridian's standard forms. The
easement shall be graphically depicted on the plat for reference purposes. Submit an executed
easement(on the form available from Public Works),a legal description prepared by an Idaho
Licensed Professional Land Surveyor,which must include the area of the easement(marked
EXHIBIT A) and an 81/2"x 11"map with bearings and distances(marked EXHIBIT B) for
review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO
NOT RECORD. Add a note to the plat referencing this document. All easements must be
submitted,reviewed, and approved prior to development plan approval.
2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water(MCC 9-1-28.C). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
prior to receiving development plan approval.
2.5 All existing structures that are required to be removed shall be prior to signature on the final plat
by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation
and possible reassignment of street addressing to be in compliance with MCC.
2.6 All irrigation ditches,canals, laterals, or drains, exclusive of natural waterways,intersecting,
crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per
UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42-1207
and any other applicable law or regulation.
2.7 Any wells that will not continue to be used must be properly abandoned according to Idaho Well
Construction Standards Rules administered by the Idaho Department of Water Resources. The
Developer's Engineer shall provide a statement addressing whether there are any existing wells
in the development,and if so,how they will continue to be used, or provide record of their
abandonment.
2.8 Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures
and inspections(208)375-5211.
2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated,
road base approved by the Ada County Highway District and the Final Plat for this subdivision
shall be recorded,prior to applying for building permits.
Page 21
2.10 A letter of credit or cash surety in the amount of 110%will be required for all uncompleted
fencing, landscaping, amenities,etc.,prior to signature on the final plat.
2.11 All improvements related to public life, safety and health shall be completed prior to occupancy
of the structures. Where approved by the City Engineer, an owner may post a performance
surety for such improvements in order to obtain City Engineer signature on the final plat as set
forth in UDC 11-5C-3B.
2.12 Applicant shall be required to pay Public Works development plan review,and construction
inspection fees, as determined during the plan review process,prior to the issuance of a plan
approval letter.
2.13 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.16 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill,where footing would sit atop fill material.
2.17 The design engineer shall be required to certify that the street centerline elevations are set a
minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure
that the bottom elevation of the crawl spaces of homes is at least 1-foot above.
2.18 The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or ACHD. The design engineer shall provide certification that the facilities have been installed
in accordance with the approved design plans. This certification will be required before a
certificate of occupancy is issued for any structures within the project.
2.19 At the completion of the project,the applicant shall be responsible to submit record drawings per
the City of Meridian AutoCAD standards. These record drawings must be received and
approved prior to the issuance of a certification of occupancy for any structures within the
project.
2.20 A street light plan will need to be included in the civil construction plans. Street light plan
requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy
of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272.
2.21 The City of Meridian requires that the owner post to the City a performance surety in the amount
of 125%of the total construction cost for all incomplete sewer,water and reuse infrastructure
prior to final plat signature. This surety will be verified by a line item cost estimate provided by
the owner to the City. The surety can be posted in the form of an irrevocable letter of credit,cash
deposit or bond.Applicant must file an application for surety,which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-2211.
2.22 The City of Meridian requires that the owner post to the City a warranty surety in the amount of
20%of the total construction cost for all completed sewer,water and reuse infrastructure for
duration of two years. This surety will be verified by a line item cost estimate provided by the
owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond.Applicant must file an application for surety,which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-2211.
Page 22
C. FIRE DEPARTMENT
https:llweblink.meridiancily.org/WebLink/DocView.aspx?id=287136&dbid=0&repo=MeridianCitX
D. POLICE DEPARTMENT
No comments at this time.
E. PARK'S DEPARTMENT
No comments at this time.
F. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID)
No comments at this time.
G. ADA COUNTY DEVELOPMENT SERVICES(ACDS)
https:llweblink.meridianciU.oL-glWebLinkIDocView.aspx?id=287386&dbid=O&repo=MeridianCitX
H. WEST ADA SCHOOL DISTRICT(WASD)
No comments were received from WASD.
I. ADA COUNTY HIGHWAY DISTRICT(ACHD)
https:llweblink.meridianciU.or,g/WebLink/Doc View.aspx?id=288137&dbid=0&r0o=MeridianCitX
X. FINDINGS
A. Annexation and/or Rezone(UDC 11-5B-3E)
Required Findings: Upon recommendation from the commission,the council shall make a full
investigation and shall, at the public hearing,review the application. In order to grant an annexation
and/or rezone,the council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive plan;
Staff finds the Applicant's request to annex the subject property with R-8 zoning and develop single-
family detached dwellings on the site at a gross density of 4.59 units per acre is consistent with the
density desired in the MDR designation for this property; the preliminary plat and site design is
consistent with the Comprehensive Plan, if all conditions of approval are met.
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Staff finds the proposed map amendment to R-8 and development generally complies with the
purpose statement of the residential districts in that it will contribute to the range of housing
opportunities available in the City consistent with the Comprehensive Plan.
3. The map amendment shall not be materially detrimental to the public health,safety,and
welfare;
Staff finds the proposed map amendment should not be detrimental to the public health, safety and
welfare as the proposed residential uses should be compatible with adjacent single-family
residential homes/uses in the area.
Page 23
4. The map amendment shall not result in an adverse impact upon the delivery of services by any
political subdivision providing public services within the city including,but not limited to,
school districts; and
Staff finds City services are available to be provided to this development. Comments were not
received from WASD on this application so Staff is unable to determine impacts to the school
district.
5. The annexation (as applicable)is in the best interest of city.
Staff finds the proposed annexation is in the best interest of the city if revisions are made to the
development plan as recommended.
B. Preliminary Plat(UDC 11-6B-6)
In consideration of a preliminary plat,combined preliminary and final plat, or short plat,the decision-
making body shall make the following findings: (Ord. 05-1170, 8-30-2005, eff. 9-15-2005)
1. The plat is in conformance with the comprehensive plan and is consistent with this unified
development code; (Ord. 08-1372, 7-8-2008, eff. 7-8-2008)
Staff finds the proposed plat is generally in conformance with the UDC and the Comprehensive
Plan.
2. Public services are available or can be made available ad are adequate to accommodate the proposed
development;
Staff finds public services can be made available to the subject property and will be adequate to
accommodate the proposed development.
3. The plat is in conformance with scheduled public improvements in accord with the city's capital
improvement program;
Staff finds there are no roadways, bridges or intersections in the general vicinity that are in the
IFYWP or the CIP.
4. There is public financial capability of supporting services for the proposed development;
Staff finds there is public financial capability of supporting services for the proposed development.
5. The development will not be detrimental to the public health, safety or general welfare; and
Staff finds the proposed development will not be detrimental to the public health, safety or general
welfare.
6. The development preserves significant natural, scenic or historic features. (Ord. 05-1170, 8-30-2005,
eff. 9-15-2005)
Staff is unaware of any significant natural, scenic or historic features that need to be preserved
with this development.
Page 24