Z - Approved Findings CITY OF MERIDIAN
FINDINGS OF FACT,CONCLUSIONS OF LAW C�f[EFI N:- ,
AND DECISION&ORDER ,
In the Matter of the Request for Annexation of 1.73 acres of land with an R-8 zoning district,
Preliminary Plat consisting of 9 residential building lots, and two(2) common lots on 1.539 acres of
land for Ringneck Place Subdivision,by RiveRidge Engineering Company.
Case No(s).H-2023-0009
For the City Council Hearing Date of. June 27,2023 (Findings on July 11, 2023)
A. Findings of Fact
1. Hearing Facts(see attached Staff Report for the hearing date of June 27, 2023, incorporated by
reference)
2. Process Facts(see attached Staff Report for the hearing date of June 27,2023, incorporated by
reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of June 27,2023,
incorporated by reference)
4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing
date of June 27,2023,incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use
Planning Act of 1975,"codified at Chapter 65,Title 67,Idaho Code(I.C. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code codified as
Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by
ordinance, established the Impact Area and the Comprehensive Plan of the City of Meridian,
which was adopted December 17,2019,Resolution No. 19-2179 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A.
4. Due consideration has been given to the comment(s)received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision,which shall be
signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant,the
Community Development Department,the Public Works Department and any affected party
requesting notice.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(RINGNECK PLACE SUBDIVISION AZ,PP- FILE H-2023-0009)
- 1 -
7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of June 27,2023, incorporated by reference. The conditions are concluded to be
reasonable and the applicant shall meet such requirements as a condition of approval of the
application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon
the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that:
1. The applicant's request for Annexation,Zoning, and Preliminary Plat is hereby approved per
the conditions of approval in the Staff Report for the hearing date of June 27,2023, attached as
Exhibit A.
D. Notice of Applicable Time Limits
Notice of Preliminary Plat Duration
Please take notice that approval of a preliminary plat,combined preliminary and final plat,or
short plat shall become null and void if the applicant fails to obtain the city engineer's signature
on the final plat within two(2)years of the approval of the preliminary plat or the combined
preliminary and final plat or short plat(UDC 11-6B-7A).
In the event that the development of the preliminary plat is made in successive phases in an
orderly and reasonable manner, and conforms substantially to the approved preliminary plat,
such segments, if submitted within successive intervals of two(2)years,may be considered for
final approval without resubmission for preliminary plat approval(UDC 11-6B-7B).
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-6B-7.A,the Director may authorize a single extension of time to obtain the City
Engineer's signature on the final plat not to exceed two(2)years. Additional time extensions up
to two(2)years as determined and approved by the City Council may be granted. With all
extensions,the Director or City Council may require the preliminary plat, combined
preliminary and final plat or short plat to comply with the current provisions of Meridian City
Code Title 11. If the above timetable is not met and the applicant does not receive a time
extension,the property shall be required to go through the platting procedure again(UDC 1I-
6B-7C).
Notice of Development Agreement Duration
The city and/or an applicant may request a development agreement or a modification to a
development agreement consistent with Idaho Code section 67-6511A. The development
agreement may be initiated by the city or applicant as part of a request for annexation and/or
rezone at any time prior to the adoption of findings for such request.
A development agreement may be modified by the city or an affected party of the development
agreement. Decision on the development agreement modification is made by the city council in
accord with this chapter. When approved, said development agreement shall be signed by the
property owner(s)and returned to the city within six(6)months of the city council granting the
modification.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(RINGNECK PLACE SUBDIVISION AZ,PP- FILE H-2023-0009)
-2-
A modification to the development agreement may be initiated prior to signature of the
agreement by all parties and/or may be requested to extend the time allowed for the agreement
to be signed and returned to the city if filed prior to the end of the six(6)month approval
period.
E. Judicial Review
Pursuant to Idaho Code § 67-652 1(1)(d), if this final decision concerns a matter enumerated in Idaho
Code § 67-6521(1)(a), an affected person aggrieved by this final decision may,within twenty-eight
(28)days after all remedies have been exhausted, including requesting reconsideration of this final
decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as
provided by chapter 52,title 67,Idaho Code. This notice is provided as a courtesy; the City of
Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA.
F. Notice of Right to Regulatory Takings Analysis
Pursuant to Idaho Code §§ 67-6521(l)(d) and 67-8003, an owner of private property that is the
subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory
takings analysis.
G. Attached: Staff Report for the hearing date of June 27,2023
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(RINGNECK PLACE SUBDIVISION AZ,PP- FILE H-2023-0009)
-3-
By action of the City Council at its regular meeting held on the 1 lth day of July
2023.
COUNCIL PRESIDENT BRAD HOAGLUN VOTED
COUNCIL VICE PRESIDENT JOE BORTON VOTED
COUNCIL MEMBER JESSICA PERREAULT VOTED
COUNCIL MEMBER LUKE CAVENER VOTED
COUNCIL MEMBER JOHN OVERTON VOTED
COUNCIL MEMBER LIZ STRADER VOTED
MAYOR ROBERT SIMISON VOTED
(TIE BREAKER)
Mayor Robert E. Simison 7-11-2023
Attest:
Chris Johnson 7-11-2023
City Clerk
Copy served upon Applicant, Community Development Department,Public Works Department and City
Attorney.
By: Dated: 7-11-2023
City Clerk's Office
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(RINGNECK PLACE SUBDIVISION AZ,PP- FILE H-2023-0009)
-4-
EXHIBIT A
STAFF REPORT C� f1E IDIAN
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING June 27,2023 Legend E NAKANO D
DATE: IE E OMERA ST-
01F
Project Location 7
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TO: Mayor&City Council N SUMMf� �� s OKER ST
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FROM: Stacy Hersh,Associate Planner �o ,,, E SUMMER
208-884-5533 a _ z DAWN DR =
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SUBJECT: Rin eck Place Subdivision AZ'PPMM&."-
E RINGNECk Ri) —
H-2023-0009 ® sT E 4.0
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SHARPTARL
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LOCATION: 2315 E. Ustick Rd.(Parcels E OMAY DRT ,
#S 1105212448 and a#S 1105212449) inCL
the Northeast 1/4 of the Northwest 1/4 of <�F� _J a %�
- C 7- Z '
Section 5,Township 3N, Range 1E - Z
I. PROJECT DESCRIPTION
Annexation of 1.73 acres of land with an R-8 zoning district,Preliminary Plat consisting of 9 residential
building lots and two(2) common lots on 1.539 acres for Ringneck Place Subdivision.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage AZ— 1.73 acres;Plat- 1.539 acres
Future Land Use Designation Medium Density Residential(MDR)
Existing Land Use Single-family residential(SFR)/ag
Proposed Land Use(s) Single-Family attached residential
Current Zoning Single-Family residential zone(R1)in Ada County
Proposed Zoning R-8(Medium Density Residential)
Lots(#and type;bldg/common) 9 building lots,2 common lots
Phasing plan(#of phases) 1
Number of Residential Units(type 8 single-family attached units and 1 single-family detached
of units) unit
Density(gross&net) 5.84 units/acre(gross)
Open Space(acres,total [%]/ 25-foot wide landscape buffer along Ustick Rd.Lot 3,block 2
buffer/qualified) will be used as an interim open space lot until the southern
stub street is extended.
Pagel
Amenities None
Physical Features(waterways, Milk Lateral Easement
hazards,flood plain,hillside)
Neighborhood meeting date 2/15/2023
History(previous approvals) None
B. Community Metrics
Description I Details Page
Ada County Highway No comments received
District
• Staff report No
(yes/no)
• Requires No
ACHD
Commission
Action
es/no
• Existing
Conditions
• CIP/IFYWP
Access(Arterial/Collectors/State Ustick Road is classified as a residential arterial roadway. Other than the
Hwy/Local)(Existing and Proposed) access specifically approved with this application off of E.Ringneck
Street and future stub street to the west,direct lot access is prohibited to
this roadway and should be noted on the final plat.
Proposed Road Improvements None
Fire Service No comments received
Police Service No comments received.
West Ada School District No comments received.
Distance(elem,ms,hs)
Capacity of Schools
#of Students Enrolled
Wastewater
• Distance to Sewer Services Directly adjacent
• Sewer Shed Five Mile
• Estimated Project Sewer See application
ERU's
• WRRF Declining Balance 14.60
• Project Consistent with WW Yes
Master Plan/Facility Plan
• Impacts/Concerns See Public Works' Site-Specific Conditions in Section B.
Page 2
Water
• Distance to Services Water available at site.
• Pressure Zone
• Estimated Project Water See application
ERU's
• Water Quality Concerns None
• Project Consistent with Yes
Water Master Plan
• Impacts/Concerns
C. Project Maps
Future Land Use Map Aerial Map
Legend Legend
E Project Location 4 Project Location
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Zoning Map Planned Development Map
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Page 3
III. APPLICANT INFORMATION
A. Applicant:
Kent Adamson,RiveRidge Engineering Company—2247 S. Vista Ave.,Boise,ID 83705
B. Owner:
William Gallagher,WFG Investments, LLC—8312 W.Northview Street, Ste. 120, Boise, ID 83704
C. Representative:
Same as Applicant
IV. NOTICING
Planning& Zoning City Council
Posting Date Posting Date
Newspaper notification
published in newspaper 5/3/2023 6/1/2023
Radius notification mailed to
property owners within 500 feet 4/28/2023 6/9/2023
Public hearing notice sign posted
5/7/2023 6/15/2023
on site
Nextdoor posting 4/28/2023 6/8/2023
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 1.539-acre property is an enclave surrounded by existing single-family residential homes. The
subject site abuts an R-8 and R-15 development to the west,Verado Subdivision No. 1 &No. 2;to the east
and south is an R-1 zoning district in Ada County; and to the north is an R-8 development,Champion Park
Subdivision No. 1. The subject property is designated as Medium Density Residential on the future land use
map consistent with the approved development to the west. The Applicant proposes a 9-lot subdivision for
single-family residential attached and detached homes at a gross density of 5.84 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 attached dwellings with a mix of lot sizes will contribute to the variety of
housing options in this area and within the City as desired. Existing single-family detached and
attached dwellings are in the Medium-Density and Medium High-Density Residential developments
to the west and north and existing Residential Estate lots (RI) in Ada County consisting of detached
dwellings are located within the surrounding area.
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 and attached homes located to the north
south, east, and west; only single-family attached homes are proposed within this development. The
proposed development offers lot sizes ranging from 4,237 to 5,332 square feet(sf.).
• "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 attached homes contribute to the variety of
residential categories within the surrounding area as desired. The proposed development is most
compatible with the adjacent Verado development which has similar lot sizes and density.A 25 foot
wide landscape buffer is proposed along Ustick Road as well.
• "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 the existing developments on adjacent properties that are also
designated for MDR uses.
• "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 existing abutting developments to the east, west,
and south.
• `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 5-foot-wide detached sidewalk is located along E. Ustick Road. The existing sidewalk provides a
link between all subdivisions east 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 proposed development 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 1.73-acres of land with an R-8 zoning district. A legal description and
exhibit map for the annexation area is included in Section VIII.A. This property is within the City's Area
of City Impact boundary.
A preliminary plat and conceptual building elevations were submitted showing how the property is
proposed to be subdivided and developed with 9 single-family attached and detached dwelling units and
2 common lots at a gross density of 5.84 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 and attached 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.
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 9 building lots and 2 common lots on 1.539-acre property in
the proposed R-8 zoning district. Proposed lots range in size from 4,237 to 5,332 square feet(s.£)(or
0.09 to 0.12 acres). The proposed gross density of the subdivision is 5.84 units per acre. The subdivision
is proposed to develop in one phase as shown in Section VIII.B.
Existing Structures/Site Improvements: The outbuilding located on E. Ringneck Street should be
removed with development of this property. 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 are required to
comply with the dimensional standards listed in UDC Table 11-2A-6 for the R-8 zoning district. The
proposed preliminary plat appears to comply with the dimensional standards of the district.
Access: Access is proposed from E. Ringneck Street from N. Verado Ave. and E.Ustick Road. Direct
lot access from E. Ustick Road is prohibited. The Applicant is proposing to remove the existing curb
Page 6
cut to E. Ustick Road on this site as depicted on the preliminary plat. An Emergency Vehicle
Turnaround is depicted on the plat over Lot 3,Block 2;the intent is to remove the turnaround to
accommodate a single-family residential home once N. Lapis Road is extended in the future. The
Applicant has proposed to landscape this parcel to be used as common open space for the development
until such time that N.Lapis Road is extended.
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): A twenty-five-foot landscape buffer is required along E.Ustick Road in
accord with UDC 11-3B-7. The landscape plan submitted depicts a thirty-foot landscape buffer along E.
Ustick Road due to the Milk Lateral Easement. Staff finds that the landscape plan should depict less
lawn and a wider planter bed with an additional mix of a variety of shrubs, mulch, and other
vegetative ground cover in accord with UDC 11-3B-7C.
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 1I-
3B-10C.S.
Sidewalks(11-3A-17): E.Ustick Road is improved with an existing 5-foot wide detached concrete
sidewalk abutting the site in accord with UDC standards. Staff is not recommending that this sidewalk be
replaced with a 5-foot detached sidewalk. The Applicant is proposing 5-foot attached sidewalks on
both sides of E. Ringneck Street and N.Lapis Avenue. Staff recommends that the Applicant replace
the gravel area in the parkway area with vegetation in accord with UDC 11-3B-7C and remove the
driveway and replace with curb,gutter, and sidewalk per ACHD standards.
Utilities(UDC 11-3A-21): Connection to City water and sewer services is required in accord with UDC
11-3A-21. Street lighting is required to be installed in accord with the City's adopted standards,
specifications and ordinances.
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 plan, the Applicant is proposing 6-foot Vinyl fencing
around the perimeter of the site and between the single-family attached homes. A detail of the fencing
should be provided with the final plat.
Pressurized Irrigation System (UDC 11-3A-15): Underground pressurized irrigation water is required
to be provided to each lot within the subdivision asset forth in UDC 11-3A-15. The second common lot
proposed on the east side of this site is planned to serve the pump station for the proposed
subdivision's pressure irrigation as depicted on the preliminary plat. The corridor for the southern
user ditch is to be piped from the southeast corner of the existing exit location into the Verado
Subdivision to the west. The property does not comprise surface water rights;therefore, the Applicant
is proposing a private pressurized irrigation system.
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: Conceptual building elevations were submitted that demonstrate what future
homes in this development will look like(see Section VIII.D). Variations of single-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,stucco, differing color accents, and roofproftles. 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 and a combination of various colors for each unit. The
Applicant shall submit elevations for the future single-family detached home with the Design Review
Page 7
Application. The final design of the structure is required to comply with the design standards listed in
the Architectural Standards Manual.
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.
B. The Meridian Planning&Zoning Commission heard these items on May 18,2023.At the public
hearing,the Commission moved to recommend approval of the subject Annexation,Zoning, and
Prelimiary Plat requests.
1. Summary of Commission public hearing_
a. In favor: Chip Gallagher
b. In opposition:None
C. Commenting: Chip Gallagher
d. Written testimony: Christie Mangel,increased traffic, safety, and need for noise
mitigation,.
e. Staff presenting application: Stacy Hersh,Associate Planner
f. Other Staff commenting on application:None
2. Key issue(s) testimony
a. None
3. Key issue(s)of discussion by Commission.
a. None
4. Commission change(s)to Staff recommendation:
a. None
5. Outstandingissue(s)ssue(s) for City Council:
a. None
C. The Meridian Citv Council heard these items on June 27,2023.At the public hearing,the Council
moved to approve the subject Annexation.Zoning and Preliminary Plat requests.
1. Summary of the City Council public hearing:
a. In favor: Kent Adamson,RiveRidge Engineering Company
b. In opposition: None
c. Commenting: Kent Adamson,RiveRidge Engineering Company
d. Written testimony.None
e. Staff presenting application: Stacy Hersh.Associate Planner
f Other Staff commenting on application: None
2. Key issue(s)of public testimony:
a. None
3. Key issue(s)of discussion by City Council:
a. None
4. City Council change(s)to Commission recommendation.
a. None
Page 8
VIII. EXHIBITS
A. Annexation Legal Description and Exhibit Map
aescrlption log
R,B Zane
Ringneck Place Subdivision
February 21, 2023
A parcel of land located in Government Lot 3 of Section 5,Township 3 North,
Range 1 East,Boise Meridian,Ada County,Idaho more parlicutady described as
follows-
Commencing at the 114 corner oomrrnon to Sectlon 5,T.31\1„R.1 E„ B.M.and
Section 32,T.4N„ R.1E„B.M..lrcm which the Section corner common to Sections 5
and 5, T_3N., R_1 E., 13_M_, and Sections 31 and 32,TAN.,R.1 E.,113_M., hears North
89°44'57"West, 2.655.43 feet,thence on the north boundary line of said Section 5,
Nortt199°44'57"West, 167.49(eel to the POINT OF BEGINNING;
thence leaving said north boundary line, South O0028702"West.450,00 feel;
thence North 89'44'57`West, 167.50 feet to the east boundary line of Verado
Subdivision No. 1 as filed in Book 112 of Plals al Pages 16219 through 16223.reoords
of Ada County,Idaho;
thence on sald east'haundary line and the northerly exterfslon thereof,NDrth
00°2WO2"East,450.Ob feet to the north Boundary line of Bald Section 5;
thence on said north boundary line, South 89°4TS7"East, 167.50 feel to the
POINT OF BEGINNING,
Containing 1.730 acres,mare yr less.
End of Descriptlon.
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Page 1 of 1
Page 9
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Page 10
B. Preliminary Plat(dated: 1/30/2023)
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D. Conceptual Building Elevations
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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.
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,and conceptual building elevations included in Section VIII and the provisions contained
herein.
2. The final plat shall include the following revisions:
a. Include a plat note that restricts Lot 3,Block 2 from being a buildable lot until N. Lapis Road is
extended in the future.
b. Graphically depict zero lots line on the plat for those lots that will be developed with single-
family attached homes.
3. The landscape plan submitted with the final plat shall include the following revisions:
a. Replace the gravel area in the parkway area with vegetation in accord with UDC 11-3B-7C and
remove the driveway and replace it with curb,gutter,and sidewalk per ACHD standards
b. Depict a fencing detail for all new fencing proposed for the subject site.
c. Lot 3, Block 2 shall be landscaped and used as common open space for the development until
such time that N. Lapis Road is extended.
c. Mitigation shall be required for all existing trees four-inch caliper or greater that are removed
from the site with equal replacement of the total calipers lost on site up to an amount of one
hundred(100)percent replacement per UDC 11-3B-1OC.5.
d. Revise the landscape plan to depict less lawn and a wider planter bed with an additional mix of a
variety of shrubs, mulch, and other vegetative ground cover in accord with UDC I 1-313-7C
within the 25-feet landscape buffer along E. Ustick Road.
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.
7. Off-street parking is required to be provided in accord with the standards listed in UDC Table I I-
3C-6 for single-family dwellings based on the number of bedrooms per unit.
8. Underground pressurized irrigation water is required to be provided to each lot within the
subdivision as set forth in UDC I I-3A-15.
9. The Applicant shall comply with all ACHD conditions of approval.
10. Direct lot access from E.Ustick Road is prohibited.
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11. A Design Review application shall be submitted and approved for the proposed single-family
attached homes prior to submittal of a building permit application. The design standards listed in the
Architectural Standards Manual and the Development Agreement. The Applicant shall submit
revised elevations that include a mix of stone and/or brick as well as submit elevations for the future
single-family detached home with the Design Review Application.
13. 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.
14. 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 11-6B-7.
B. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1 Call out removal of blow-off valve on water main along west boundary of site.
1.2 Dead ends to the east and south need to either end in a fire hydrant or a 4"blow-off.
1.3 Ensure no sewer services pass through infiltration trenches.
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 I I"map with bearings and distances(marked EXHIBIT B) for
review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO
NOT RECORD. Add a note to the plat referencing this document. All easements must be
submitted,reviewed, and approved prior to development plan approval.
2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water(UDC 11-313-6). 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.
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2.5 All existing structures that are required to be removed shall be prior to signature on the final plat
by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation
and possible reassignment of street addressing to be in compliance with MCC.
2.6 All irrigation ditches,canals, laterals, or drains, exclusive of natural waterways,intersecting,
crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per
UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42-1207
and any other applicable law or regulation.
2.7 Any wells that will not continue to be used must be properly abandoned according to Idaho Well
Construction Standards Rules administered by the Idaho Department of Water Resources. The
Developer's Engineer shall provide a statement addressing whether there are any existing wells
in the development, and if so,how they will continue to be used, or provide record of their
abandonment.
2.8 Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures
and inspections(208)375-5211.
2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated,
road base approved by the Ada County Highway District and the Final Plat for this subdivision
shall be recorded,prior to applying for building permits.
2.10 A letter of credit or cash surety in the amount of 110%will be required for all uncompleted
fencing,landscaping,amenities,etc.,prior to signature on the final plat.
2.11 All improvements related to public life, safety and health shall be completed prior to occupancy
of the structures. Where approved by the City Engineer, an owner may post a performance
surety for such improvements in order to obtain City Engineer signature on the final plat as set
forth in UDC 11-5C-3B.
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
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approved prior to the issuance of a certification of occupancy for any structures within the
project.
2.20 A street light plan will need to be included in the civil construction plans. Street light plan
requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy
of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272.
2.21 The City of Meridian requires that the owner post to the City a performance surety in the amount
of 125%of the total construction cost for all incomplete sewer,water and reuse infrastructure
prior to final plat signature. This surety will be verified by a line item cost estimate provided by
the owner to the City. The surety can be posted in the form of an irrevocable letter of credit,cash
deposit or bond.Applicant must file an application for surety,which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-2211.
2.22 The City of Meridian requires that the owner post to the City a warranty surety in the amount of
20%of the total construction cost for all completed sewer,water and reuse infrastructure for
duration of two years. This surety will be verified by a line item cost estimate provided by the
owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond.Applicant must file an application for surety,which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-2211.
C. FIRE DEPARTMENT
The fire department turn around shall be signed"No Parking Fire Lane" per the 2108 IFC and installed
to ACHD standards.
D. POLICE DEPARTMENT
No comments at this time.
E. PARK'S DEPARTMENT
No multi-use pathways required for this project;propose a tree mitigation plan for any trees to be
removed and submit to City Arborist prior to final approval per UDC 11-313-10.
F. ADA COUNTY DEVELOPMENT SERVICES(ACDS)
https:llweblink.meridiancily.orglWebLinkIDocView.aspx?id=290606&dbid=0&repo=MeridianCitX
G. WEST ADA SCHOOL DISTRICT(WASD)
No comments were received from WASD.
H. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ)
https:llweblink.meridiancity.org/WebLink/DocView.aspx?id=292631&dbid=0&r0o=MeridianCity&cr
=1
I. IDAHO TRANSPORTATION DEPARTMENT(ITD)
https:llweblink.meridiancily.org/WebLink/Doc View.aspx?id=293371&dbid=0&r0o=MeridianCitX
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J. ADA COUNTY HIGHWAY DISTRICT(ACHD)
No comments were received from ACHD.
K. NAMPA MERIDIAN IRRIGATION DISTRICT(NMID)
https:llweblink.meridiancily.org/WebLink/Doc View.aspx?id=292720&dbid=0&repo=MeridianCity&cr
=1
FINDINGS
A. Annexation and/or Rezone(UDC 11-513-3E)
Required Findings: Upon recommendation from the commission,the council shall make a full
investigation and shall, at the public hearing,review the application. In order to grant an annexation
and/or rezone,the council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive plan;
Commission finds the Applicant's request to annex the subject property with R-8 zoning and develop
single-family attached dwellings on the site at a gross density of 5.84 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;
Commission 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;
Commission 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.
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
Commission 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.
Commission finds the proposed annexation is in the best interest of the city if revisions are made to
the development plan as recommended.
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B. Preliminary Plat(UDC 11-613-6)
In consideration of a preliminary plat,combined preliminary and final plat, or short plat,the decision-
making body shall make the following findings: (Ord. 05-1170, 8-30-2005, eff. 9-15-2005)
1. The plat is in conformance with the comprehensive plan and is consistent with this unified
development code; (Ord. 08-1372, 7-8-2008, eff. 7-8-2008)
Commission 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;
Commission 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;
Commission 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;
Commission 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
Commission 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)
Commission is unaware of any significant natural, scenic or historic features that need to be
preserved with this development.
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