Kleiner Adjacent Subdivision H-2023-0059 Findings CITY OF MERIDIAN
FINDINGS OF FACT,CONCLUSIONS OF LAW C�f[EFI DIAN:-,
AND DECISION& ORDER ,
In the Matter of the Request for Combined Preliminary and Final Plat Consisting of Two(2)
Building Lots on 9.88-Acres of Land in the C-G Zoning District for Kleiner Adjacent Subdivision,
by Brighton Development,Inc.
Case No(s). H-2023-0059
For the City Council Hearing Date of: February 13,2024 (Findings on February 27, 2024)
A. Findings of Fact
1. Hearing Facts(see attached Staff Report for the hearing date of February 13, 2024, incorporated
by reference)
2. Process Facts(see attached Staff Report for the hearing date of February 13,2024, incorporated
by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of February 13,
2024, incorporated by reference)
4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing
date of February 13,2024,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 KLEINER ADJACENT PFP H-2023-0059 - 1 -
7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of February 13,2024, 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 combined preliminary and final plat is hereby approved per the
conditions of approval in the Staff Report for the hearing date of February 13,2024, 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 11-613-7A).
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 11-613-713).
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).
E. Judicial Review
Pursuant to Idaho Code § 67-6521(1)(d),if this final decision concerns a matter enumerated in Idaho
Code § 67-652 1(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(1)(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
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR KLEINER ADJACENT PFP H-2023-0059 -2-
takings analysis.
G. Attached: Staff Report for the hearing date of February 13,2024
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR KLEINER ADJACENT PFP H-2023-0059 -3-
By action of the City Council at its regular meeting held on the 27th day of February
2024.
COUNCIL PRESIDENT JOE BORTON VOTED
COUNCIL VICE PRESIDENT LIZ STRADER VOTED
COUNCIL MEMBER DOUG TAYLOR VOTED
COUNCIL MEMBER LUKE CAVENER VOTED
COUNCIL MEMBER JOHN OVERTON VOTED
COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED
MAYOR ROBERT SIMISON VOTED
(TIE BREAKER)
Mayor Robert E. Simison 2-27-2024
Attest:
Chris Johnson 2-27-2024
City Clerk
Copy served upon Applicant, Community Development Department,Public Works Department and City
Attorney.
By: Dated:
City Clerk's Office 2-27-2024
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR KLEINER ADJACENT PFP H-2023-0059 -4-
EXHIBIT A
STAFF REPORT
E IDAN�--
COMMUNITY DEVELOPMENT DEPARTMENT I DIA H O
HEARING February 13,2024 Legend
DATE:
lei PFaject Lacs fiar.
TO: Mayor&City Council
FROM: Sonya Allen,Associate Planner
208-884-5533
SUBJECT: Kleiner Adjacent Subdivision—PFP CH- J1
2023-0059) &ALT(A-2024-0009)
+I
LOCATION: 1730 N. Records Way at the northeast
corner of N. Records Way and E.
Fairview Ave., in the SW 1/4 of Section rM
4,T.3N.,R.IE.
I. PROJECT DESCRIPTION
Combined preliminary and final plat consisting of two (2)building lots on 9.88 acres of land in the C-G
zoning district.
II. SUMMARY OF REPORT
A. Project Summary
Description Details
Acreage 9.88 acres
Future Land Use Designation Mixed Use—Regional(MU-R)
Existing Land Use Vacant/undeveloped
Proposed Land Uses Multi-family residential
Current Zoning C-G(General Retail&Service Commercial District)
Proposed Zoning NA
Lots(#and type;bldg/common) 2 building lots
Phasing plan(#of phases) 2
Number of Residential Units(type 472 multi-family(apartment)units
of units)
Density(gross&net) 47.8 units/acre(gross)
Page 1
Open Space(acres,total [%]/ See CUP(H-2022-0008)&ALT(A-2022-0085)
buffer/qualified)
Amenities See CUP Q-2022-0008)
Physical Features(waterways, None
hazards,flood plain,hillside)
Neighborhood meeting date 10/24/23
History(previous approvals) AZ-07-012(Ord.#09-1399,Development Agreement Inst.#109009630);H—
2022-0008, CR-2022-0004(Records Apartments CUP,ALT—expires on
4/21/2024);A-2022-0085(ALT);A-2022-0147(Records Apartments CZC,DES
-Expired)
B. Community Metrics
Description Details
Ada County Highway District
• Staff report(yes/no) Yes
• Requires ACHD No
Commission Action es/no
• TIS es/no No(not required)
• Existing Conditions Fairview Ave.is improved with 7-travel lanes and no curb,gutter or sidewalk
abutting the site.Records Way is improved with 5-travel lanes at Fairview
tapering to 2-travel lanes approaching the single lane roundabout at the
Records/Elden Gray intersection.
• Level of Service PM Peak PM Peak Hour
Roadway Frontage Functional Hour Level of
Classification Traffic Count Service
Fairview Avenue 573-feet Principal Arterial 1,591 Better than"E"
Records Way 715-feet Collector 337 Better than"D"
Elden Gray Street 611-feet Local NIA N/A
"Acceptable level of service for a seven-lane principal arterial is"E"(2,720 VPH).
Acceptable level of service for a two-lane collector is"D"(425 VPH).
• CIP/IFYWP Fairview Avenue is listed in the CIP to be widened to 7-lanes from Eagle Road (SH-55)to
Cloverdale Road between 2036 and 2040.
Access(Arterial/Collectors/State One access is proposed via Records Way,a collector street,and two accesses
Hwy/Local)(Existing and are proposed via the existing shared driveway along the east boundary of the
Proposed) site.
Proposed Road Improvements No improvements are proposed to Fairview.A dedicated northbound right-
turn lane is proposed at the intersection of Records Way&site access A.
Estimated Trip Generation 2,205 trips per day& 184 trips per hour in the PM peak hour.
Fire Service No comments were received.
Police Service No comments received
West Ada School District No comments received
Wastewater See comments in Section IX.B
Water See comments in Section IX.B
Page 2
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C. Representative:
Same as Applicant
IV. NOTICING
Planning&Zoning City Council
Posting Date Posting Date
Newspaper notification
published in newspaper 12/18/2023 1/28/2024
Radius notification mailed to
property owners within 300 feet 12/15/2023 1/26/2024
Public hearing notice sign posted
12/22/2023 2/13/2024
on site
Nextdoor posting 12/11/2023 1/29/2024
V. COMPREHENSIVE PLAN ANALYSIS
LAND USE: The Future Land Use Map(FLUM)contained in the Comprehensive Plan designates this
property as Mixed Use—Regional(MU-R).
The purpose of the MU-R designation is to provide a mix of employment,retail, and residential dwellings
and public uses near major arterial intersections. The intent is to integrate a variety of uses together,
including residential, and to avoid predominantly single use developments such as a regional retail center
with only restaurants and other commercial uses. Developments should be anchored by uses that have a
regional draw with the appropriate supporting uses. For example,an employment center should have
supporting retail uses; a retail center should have supporting residential uses as well as supportive
neighborhood and community services.
TRANSPORTATION: The Master Street Map(MSM)depicts N. Records Way as a commercial collector
street and E. Fairview Ave. as a principal arterial street. East Elden Gray St. is a local street along the
northern boundary of the site. Transit services are not available to serve this site.
PROPOSED USE: A multi-family development containing 472 apartment units in one (1) 5-story building
with associated parking and landscaping was approved to develop on this site(H-2022-0008).
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):
• "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 services are available and can be extended by the developer with development
in accord with UDC 11-3A-21.
• "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;services are required to be
Page 4
provided to and though this development in accord with current City plans.
• "Reduce the number of existing access points onto arterial streets by using methods such as cross-
access agreements, access management, and frontage/backage roads, and promoting local and
collector street connectivity." (6.01.02B)
No access is proposed via Fairview Ave., an arterial street. Access is proposed via a shared access
driveway along the east boundary of the site and via a right-in/right-out driveway from Records
Way, a collector street. A cross-access easement is required to be granted between the proposed lots
and to the property to the east for use of the portion of the driveway that lies on this site.
• "With new subdivision plats,require the design and construction of pathways connections, easy
pedestrian and bicycle access to parks, safe routes to schools,and the incorporation of usable open
space with quality amenities." (2.02.01A)
Segments of the City's multi-use pathway system are required along E. Fairview Ave. and along N.
Records Way to provide access to Kleiner Park in accord with the Pathways Master Plan.
• "Maximize public services by prioritizing infill development of vacant and underdeveloped parcels
within the City over parcels on the fringe."(2.02.02)
This is an infill development; development of this vacant land will result in more efficient provision
ofpublic services.
• "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 as proposed.
• "Slow the outward progression of the City's limits by discouraging fringe area development;
encourage development of vacant or underutilized parcels currently within City limits."(4.05.03B)
Development of the subject infill property, currently in the City limits, is encouraged over parcels on
the fringe of the City. The development of this property will result in better provision of City services.
VI. STAFF ANALYSIS
Note:A Conditional Use Permit(CUP) was previously approved for a 472-unit multi family development on
this site, which will expire on 412112024 as setforth in UDC 11-5B-6F. A time extension may be requested if
needed. The previously approved Certificate of Zoning Compliance and Design Review application expired
on 911412023.The reason for the subdivision request is to create two (2)separate parcels to facilitate
construction financing of the project. The overall project should remain under the same ownership.
A. PRELIMINARY PLAT/FINAL PLAT(PFP):
The proposed combined preliminary/final plat(PFP)consists of two(2) commercial building lots on
9.88 acres of land in the C-G zoning district as shown on the preliminary and final plats in Sections
VIII.A and B.
One phase of development is proposed for the subdivision. However,two(2)phases of development are
proposed for construction of the multi-family development on the proposed lots.All street buffers and
pathways/sidewalks within the buffers are required to be constructed as part of the subdivision
improvements and not phased with lot development.If the site develops prior to recordation of the
plat,all subdivision improvements should be completed prior to release of the first Certificate of
Occupancy for the site.
Existing Structures/Site Improvements: There are no existing structures on this property.
Page 5
Dimensional Standards(UDC 11-2): Future development is required to comply with the dimensional
standards listed in UDC Table 11-2B-3 for the C-G zoning district.
Access: One(1)right-in/right-out access driveway was approved via N. Records Way, a commercial
collector street, along the west boundary of the site (CR-2022-0004) and two(2)accesses were approved
via the shared driveway along the east boundary of the site.No access is proposed or approved via E.
Fairview Ave. or E. Elden Gray St.
A cross-access easement is required to be granted to the abutting property to the east(CarMax
Parcel#S1104438755)for use of the portion of the shared driveway that lies on this site.A
recorded copy of the easement should be submitted with the final plat for City Engineer signature
or prior to issuance of the first Certificate of Occupancy for the site,whichever occurs first.A
blanket cross-access easement should also be granted between both of the proposed lots via a note
on the plat.
Traffic Impact Study(TIS): ACHD deems the estimated trips from this development is less that what
was estimated previously for this parcel with the 2-to 3-story office and residential land uses
conceptually proposed with the TIS for The Village at Meridian in 2011. For this reason, only a turn lane
analysis was required. Based on this analysis, a northbound dedicated right turn lane on Records Way is
recommended at the site access; no additional turn lanes are recommended at the access on Elden Gray
Street. ACHD is supportive of the access provided a turn lane is constructed as recommended.
Landscaping(UDC 11-3B): The UDC (Table 11-2B-3)requires a minimum 35-foot wide street buffer
along E. Fairview Ave.,a principal arterial street and entryway corridor; a 20-foot wide buffer along N.
Records Way,a commercial collector street; and a 10-foot wide buffer along E. Elden Gray St.,a local
street. Where bumpers overhang onto perimeter landscape buffers in parking areas,the parking stall
dimensions may be reduced 2 feet in length if 2 feet is added to the width of the landscaped area planted
in groundcover; otherwise,wheel stops should be provided to prevent vehicle overhang.
A reduced buffer width of 16 feet was previously approved through alternative compliance A-2022-0085
along a 145-foot long section adjacent to the right-turn lane along N. Records Way.An additional 2-feet
should be added to the width of the buffer along Fairview totaling 37-feet if wheel stops aren't provided
in abutting parking spaces(wheel stops are now proposed).ALL of the buffer area must be vegetated
in accord with the standards listed in UDC 11-3B-7C.3—the gravel shoulder(or any other
unlandscaped areas) may not be counted toward the minimum width of the buffer; the plans
should be revised accordingly.If a hardship exists,a reduced buffer width may be requested
through an alternative compliance application as set forth in UDC 11-313-7C.1c. The buffer width
along Elden Gray includes an additional 2-feet for vehicle overhange as required.
A request for alternative compliance was submitted to UDC 11-313-7C.3 and 11-3134C.5a for the
street buffer improvements along Fairview Ave.Per the UDC,landscaping is required within the
entire 35'wide street buffer; and the compacted gravel along the street should be a maximum of
10' in width. The plan in Section VIII.E depicts a 35' wide buffer measured from the back of the
future curb to the parking lot,which accounts for the future road widening; however, only about
28-31' of the buffer is proposed to be landscaped at this time.A compacted gravel shoulder greater
than 10' is proposed on a 90' long section near the eastern boundary of the site along Fairview as
required by ACHD(circled in red on the drawing below). The reason for the requests is that
ACHD is requiring a rural road section,which includes a gravel edge and sand window,within the
street buffer.With the future improvements to Fairview,this area will be landscaped in accord
with UDC standards.Alternative compliance is necessary because ACHD is requiring a design
that conflicts with UDC standards and compliance isn't feasible.In accord with the Findings in
Section X,the Director has approved the alterantive compliance request as proposed.
Page 6
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Street buffers should be depicted on the plat in common lots or dedicated buffer easements,
maintained by the property owner or business owner's association,as set forth in UDC 11-3B-
7C.2a.The buffers should be measured from the back of curb per UDC 11-3B-7C.1 a(2).
Internal parking lot landscaping is required to comply with the standards listed in UDC 11-3B-8C and
will be reviewed for compliance with these standards with the Certificate of Zoning Compliance and
provided with lot development.
There are no existing trees on the site that require mitigation.
Sidewalks(11-3A-17): The UDC (11-3A-17)requires minimum 5-foot wide detached sidewalks along
all collector and arterial streets; and attached sidewalks (or detached)along local streets. Because the
Pathways Master Plan(PMP) depicts pathways along Fairview Ave. and Records Way, a 10-foot wide
sidewalk is proposed in those areas instead; a detached sidewalk is proposed along Eldon Gray St.; and
an attached sidewalk is proposed along the driveway along the east boundary of the site.
The minimum width of parkways planted with Class II trees is 8-feet; the planter width may be
reduced to 6-feet if there are root barriers that meet the standards in UDC 11-3A-17E. The
plat/landscape plans shall be revised accordingly to demonstrate compliance.
Pathways: The Pathways Master Plan depicts 10-foot wide multi-use pathways along E. Fairview Ave.
and N. Records Way providing a pedestrian connection to Kleiner City Park;pathways are proposed in
accord with the Plan. A 14-foot wide public pedestrian easement is required to be submitted to the
Planning Division prior to submittal of the final plat for City Engineer signature or concurrent
with the Certificate of Zoning Compliance application,whichever occurs first.If the pathway is
partially located within the public right-of-way,provide sufficient easement width beyond that
boundary to cover the 10' sidewalk plus 2' shoulder.
Parking: Off-street parking is provided on the site and will be reviewed for consistency with the
standards listed in UDC Table 11-3C-6 with the Certificate of Zoning Compliance application. A
blanket cross-parking easement should be granted between both of the proposed lots via a note on
the plat.
Open Space&Amenities: All common areas and site amenities will be shared between the two(2) lots;
a note should be included on the final plat accordingly.
Page 7
Fencing: Any fencing constructed on the site should comply with the standards listed in UDC 11-3A-7.
A decorative fence barrier is depicted on the landscape plan along E. Fairview Ave. and N. Records
Way.
Waterways: Any existing open waterways on the site are required to be piped or otherwise covered as
set forth in UDC 11-3A-6B.3.
Utilities(UDC 11-3A-21): Connection to City water and sewer services is required in accord with UDC
11-3A-21. Utility easements should be noted on the final plat that benefit both of the proposed lots.
Street lighting is required to be installed along E. Fairview Ave. in accord with the City's adopted
standards, specifications and ordinances.
Pressurized Irrigation System (UDC 11-3A-15): Underground pressurized irrigation water is required
to be provided to each lot within the subdivision as set forth in UDC 11-3A-15.
Storm Drainage(UDC 11-3A-18):An adequate storm drainage system is required in all developments
in accord with the City's adopted standards, specifications and ordinances.Design and construction shall
follow best management practice as adopted by the City as set forth in UDC 11-3A-18. A Geotechnical
Investigation report was submitted with this application.Drainage easements should be noted on the
final plat that benefit both of the proposed lots.
Building Elevations(UDC 11-3A-19 I Architectural Standards Manual):
Conceptual building elevations were approved with the conditional use permit for the proposed 5-story
structure as shown in Section VIII.D. Final design is required to comply with the design standards in
the Architectural Standards Manual.A Certificate of Zoning Compliance and Design Review
application is required to be submitted and approved prior to submittal of building permit
applications.
VII, DECISION
A. Staff:
Staff recommends approval of the proposed combined preliminary and final plat(PFP)per the
provisions in Section IX in accord with the Findings in Section X.
B. The Meridian Planning&Zoning Commission heard this item on January 4, 2024.At the public
hearing,the Commission moved to recommend approval of the subject PFP request.
1. Summary of Commission public hearing:
a. In favor: Jon Wardle, Brighton Corp. (Applicant)
b. In opposition:None
C. Commenting. Larry Van Over, Scott Dykstra, Sean Thompson
d. Written testimony: Josh Beach,Brighton CoU2. (Applicant)—in agreement with staff
report conditions.
e. Staff presenting application: Bill Parsons
f. Other Staff commenting on application:None
2. Key issue(s) public testimony
a. Concern pertaining to traffic congestion generated from the development.
3. Key issue(s)of discussion by Commission:
a. Phasingof f the project.
b. Construction traffic impacts.
C. Pedestrian access to The Village.
4. Commission change(s)to Staff recommendation: None
5. Outstandingissue(s)ssue(s) for City Council:None
Page 8
C. The Meridian Citv Council heard these items on February 13«. At the public hearing.the Council
moved to approve the subject PFP request.
1. Summary of the City Council public hearing:
a. In favor: Jon Wardle,Brighton Corp. (Applicant)
b. In opposition: None
c. Commenting:None
d. Written testimony.None
e. Staff Presenting application: Sonya Allen
f. Other Staff commenting on application: Shawn Harper
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. At Staff's request.delete conditions#l.lb and#1.2b as the alternative compliance
request is a Director and not a Council decision.
Page 9
VIII. EXHIBITS
A. Preliminary Plat(dated: 12/1/23)
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PRELIMINARY PLAT SHOWING
KLEINER ADJACENT SUBDIVISION
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B. Final Plat(dated: 11/7/23)
PLAT OF
KLEINER ADJACENT SUBDIVISION
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IX. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
1. Preliminary/Final Plat:
1.1 The final plat submitted for City Engineer signature shall include the following revisions:
a. Depict street buffers in common lots or dedicated buffer easements,maintained by the property
owner or business owner's association, as set forth in UDC 11-3B-7C.2a
b. Widen the stfeet buffer-along Faitwiew Ave. to a fniniffmm 3 5 fee!in aeeor-d w4h t4e mini
standafds in UPC 11 2-B 3.An additional 2 feet shall be added to the width of the buffer-along
buffer if,44
it should be submitted to the Planniffg Div&ien prier at least 15 da:�w priel.to th
00,Gee.Wil hearing. The Director approved alternative compliance to UDC Table 11-2B-3 and
11-3B-7Cfor the buffer width along E. Fairview Ave.per the plans in Sections VIII.C E.
c. Depict a cross-access ingress/egress easement on the plat granting access to the abutting
property to the east(Parcel#S 1104438755)for use of the existing shared driveway; or, submit a
separate copy of a recorded agreement to the Planning Division with the final plat for City
Engineer signature or prior to issuance of the first Certificate of Occupancy for the site,
whichever occurs first.
d. Include a note granting a blanket cross-access and cross-parking easement between the proposed
lots.
e. Include a note that states all common areas and site amenities will be shared between the two(2)
lots/properties and maintained by the business owner's association for the development.
e. The minimum width of parkways planted with Class II trees is 8-feet;the planter width may be
reduced to 6-feet if there are root barriers that meet the standards in UDC 11-3A-17E;revise
plans accordingly.
f. Graphically depict a 14-foot wide public pedestrian easement for the multi-use pathways along
E. Fairview Ave. and N. Records Way; include the instrument number of the recorded easement.
g. Drainage and utility easements shall be noted on the final plat that benefit/serve both of the
proposed lots.
1.2 The landscape plan submitted with the final plat for City Engineer signature shall include the
following revisions:
a. The minimum width of parkways planted with Class II trees is 8-feet;the planter width may be
reduced to 6-feet if there are root barriers that meet the standards in UDC 11-3A-17E;revise
plans accordingly.
b. Widen the street buffer-along Faitwiew Ave. to a minimm 35 feet in aeeor-d w4h the niini
standafds in UDG 11 2B 3. An additional 2 feet shall be added to the width of the btt�r-along
Fairview Ave. totaling 37 feet if wheel steps aren't pr-evided in abtAting paf-king spaees as set.
feAh in UPC 11 3G 5B.4. The entir-e buffer-shall be vegetated in aeoer-d with the standards liste
in T TI-
� The Director approved alternative compliance to UDC Table 11-2B-3 and 11-3B-7Cfor
the buffer width along E. Fairview Ave.per the plans in Sections VIII.C E.
Note:A reduced buffer width of 16 feet was previously approved through alternative compliance A-
2022-0085 along a 145 foot long section adjacent to the right-turn lane along N. Records Way.
Page 20
1.3 All irrigation ditches crossing this site shall be piped or otherwise covered as set forth in UDC II-
3A-6B.3.
1.4 All street buffers and pathways/sidewalks within the buffer are required to be constructed as part of
the subdivision improvements and not phased with lot development.
1.5 A 14-foot wide public pedestrian easement shall be submitted to the Planning Division prior to
submittal of the final plat for City Engineer signature or concurrent with the Certificate of Zoning
Compliance application,whichever occurs first. If the pathway is partially located within the public
right-of-way,provide sufficient easement width beyond that boundary to cover the 10' sidewalk plus
2' shoulder.
1.6 If the site develops prior to recordation of the plat, all subdivision improvements shall be completed
prior to release of the first Certificate of Occupancy for the site.
1.7 Approval of a combined preliminary and final 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
combined preliminary and final plat. Upon written request and filing by the applicant prior to the
termination of the period,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 this title.
B. PUBLIC WORKS
https:llweblink.meridianciU.ore/WebLink/DocView.aspx?id=313496&dbid=0&r0o=MeridianCitX
C. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ)
https:llweblink.meridianciU.orelWebLinkIDocView.aspx?id=314804&dbid=0&repo=MeridianCitX
D. MERIDIAN POLICE DEPARTMENT
https:llweblink.meridiancily.orglWebLinkIDoeView.aVx?id=313495&dbid=0&repo=MeridianCitX
E. ADA COUNTY HIGHWAY DISTRICT(ACHD)
https:Ilweblink.meridiancity.org/WebLink/DocView.aspx?id=314787&dbid=0&repo=Meridian CitX
X. FINDINGS
A. Combined Preliminary/Final 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)
The City Council finds the proposed plat is 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;
The City Council finds public services can be made available to the subject property and will be
adequate to accommodate the proposed development.
Page 21
3. The plat is in conformance with scheduled public improvements in accord with the city's capital
improvement program;
The City Council finds the proposed plat is in conformance with the City's capital improvement
plan.
4. There is public financial capability of supporting services for the proposed development;
The City Council 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
The City Council 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,
ef£ 9-15-2005)
The City Council is unaware of any significant natural, scenic or historic features that need to
be preserved with this development.
B. Alternative Compliance(UDC 11-5B-5E):
1. Strict adherence or application of the requirements are not feasible; or
Because ofACHD's requirement to improve E. Fairview Ave. as a rural road section, which
includes a gravel edge and sand window within the street buffer, the Director finds strict adherence
to the standards listed in UDC 11-3B-7C is not feasible at this time. Once improvements are made to
Fairview in the future, landscaping will be completed in accord with UDC standards.
2. The alternative compliance provides an equal or superior means for meeting the requirements; and
Not applicable.
3. The alternative means will not be materially detrimental to the public welfare or impair the intended
uses and character of surrounding properties.
Not applicable.
Page 22