PZ Recs/Staff ReportSTAFF REPORT Hearing Date: July 17, 2012
To: Mayor & ~~Ty ~oun~~~ E IDIAN~^-
FROM: Sonya Wafters, Associate City Planner ~
208-884-5533
SUBJECT: AZ-12-002; PP-12-006 -Paramount North
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The property owner, Brighton Development, Inc., has applied for annexation and zoning (AZ) of
1- acres of land with an R-8 zoning district and a preliminary plat (PP) consisting of 77 single-
family detached residential building lots and ~6 common area lots on 26.952 acres of land in an R-8
zoning district for Paramount North Subdivision. A portion of this site,16.49 acres, was previously
annexed into the City; ~ 10_.03, acres is proposed to be annexed with this application for a total of
26_.52. acres. See Section IX of the staff report for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed AZ and PP applications in accord with the conditions of
approval in Exhibit B and the Findings of Fact and Conclusions of Law in Exhibit D.
The Meridian Planning & Zoning Commission heard these items on June 7, 2012. At the public
hearing, the Commission moved to recommend approval of the subiect AZ and PP requests.
a. Summary of Commission Public Hearing:
i. In favor: Mike Wardle
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: Mike Wardle (in agreement w/staff report)
v. Staff presenting application: Sonya Watters
vi. Other staff commenting on application: None
b. Key Issue(s) of Discussion by Commission:
i. None
c. Key Commission Change(s) to Staff Recommendation:
i. Strike condition #1.1.1 as recommended by staff as the applicant has revised the plat;
ii. As recommended by Staff, add a new condition (#1.1.9} requiring the landscape plan
submitted with the final plat application to be revised to include the additional area
included in the annexation boundary at the northwest corner of N. Meridian Road &
W. Producer Drive.
d. Outstanding Issue(s) for City Council:
i. None
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbers AZ-12-
002 & PP-12-006, as presented in the staff report for the hearing date of July 17, 2012, with the
following modifications: (Add any proposed modifications).
Paramount North AZ-12-002; PP-012-006 PAGE 1
Denial
After considering all staff, applicant and public testimony, I move to deny File Numbers AZ-12-002
& PP-12-006, as presented during the hearing on July 17, 2012, for the following reasons: (You
should state specific reasons for denial)
Continuance
I move to continue File Numbers AZ-12-002 & PP-12-006 to the hearing date of (insert continued
hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The site is located west of N. Meridian Road midway between W. Chinden Boulevard & W.
McMillan Road, in Section 25, Township 4 North, Range 1 West. (Parcel #'s: 50425110400;
50425131760;50425417420;50425142110; & 50425142225)
B. Owner(s):
Brighton Development, Inc.
12601 W. Explorer Drive, Ste. 200
Boise, Idaho 83713
C. Applicant:
Same as owner
D. Representative:
Michael D. Wardle, Brighton Development, Inc.
12601 W. Explorer Drive, Ste. 200
Boise, Idaho 83713
E. Applicant's Statement/Justification: Please see applicant's narrative for this information.
V. PROCESS FACTS
A. The subject application is for a preliminary plat. A public hearing is required before the Planning
& Zoning Commission and City Council on this matter, consistent with Meridian City Code Title
11, Chapter 5.
B. Newspaper notifications published on: May 21, and June 4, 2012 (Commission); June 25, and
Jul. 19, 2012 ,Ci . Council)
C. Notices mailed to subject property owners on: May 1, 2012 (Commission); June 21, 2012 (City
Council
D. Applicant posted notice on site(s) on: May 24, 2012 (Commission); Jul, 17, 2012 ,City Council)
VI. LAND USE
A. Existing Land Use(s) and Zoning: This site is partially zoned R-8 with the remainder zoned RUT
in Ada County and consists of vacant land.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: Agricultural property, zoned RUT in Ada County
2. East: Rural residentiaUagricultural properties, zoned RUT in Ada County
3. South: Residential & vacant properties, zoned R-8; church, zoned L-0
Paramount North AZ-12-002; PP-012-006 PAGE 2
4. West: Residential properties, zoned R-8
C. History of Previous Actions: None for the subject property.
• A portion of the subject property (16.5+/- acres) was included in the annexation (AZ-03-006),
preliminary plat (PP-03-004), and conditional use permit/planned development (CUP-03-008)
for Paramount Subdivision approved in 2003. A development agreement (Instrument No.
103137116) was approved as a provision of annexation.
• A development agreement modification (MI-07-007) (Instrument No.107145935)was
approved in 2007 that allowed for commercial uses to develop in the C-G and L-0 zoning
districts without conditional use permit approval.
D. Utilities:
1. Public Works:
a. Location of sewer: N Fox Run Way and W Producer Dr.
b. Location of water: N Fox Run Way and W Producer Dr.
c. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: There are a few existing ditches on this site.
2. Hazards: Staff is not aware of any hazards that exist on this property.
3. Flood Plain: This property does not lie within a floodplain.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Medium Density Residential" (MDR) on the Comprehensive Plan Future
Land Use Map (FLUM). The MDR designation allows smaller lots for residential purposes within
City limits. Uses may include single-family homes at densities of 3 to 8 dwelling units per acre.
Density bonuses maybe considered with the provision of public amenities such as open space,
pathways, or land dedicated for public services.
A portion of the subject site,16.5+/- acres, is currently zoned R-8. The remainder, ~ 10.03 acres, is
proposed to be annexed with an R-8 zoning district. The applicant proposes to develop the site with
77 single-family detached homes at a gross density of ~ 2.90 (net density of ~ 33 78) dwelling
units per acre slightly under the target density of the MDR designation.
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):
• Support a variety of residential categories (low-, medium-, medium-high and high-density
single-family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the
purpose of providing the City with a range of affordable housing opportunities.
The proposed preliminary plat depicts 77 single family residential building lots on 26.52
a_ of land resulting in a gross density of ~ 2.90 dwelling units per acre, slightly lower
than the target density of the MDR designation of 3 to 8 dwelling units per acre. The
surrounding property that is part of Paramount Subdivision is also designated MDR and
zoned R-8.
• Provide housing options close to employment and shopping centers. (Chapter 3, pg. 54)
Paramount North AZ-12-002; PP-012-006 PAGE 3
The proposed residential development will provide housing opportunities inclose proximity
to the new Fred Meyer shopping center at Chinden ~ Linder and a little further away to the
Meridian Town Center & Meridian Crossroads developments at Fairview ~ Eagle.
Require new residential development to meet development standards regarding landscaping,
signage, fences and walls, etc.
Street buffer landscaping is required adjacent to the collector streets (Fox Run ~ Producer)
proposed within this development in accord with the standards listed in UDC I1-3B-7C as
shown on the landscape plan. Separate permits shall be obtained for signage and fencing.
Fencing shall comply with the standards listed in UDC 11-3A-7.
VIII. UNIFIED DEVELOPMENT CODE (UDC)
A. Purpose Statement of Zone: Per UDC 11-2A-1, the purpose of the residential districts is to
provide for a range of housing opportunities consistent with the Meridian comprehensive plan.
Residential districts are distinguished by the allowable density of dwelling units per acre and
corresponding housing .types that can be accommodated within the density range.
B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-2 lists the principal permitted
(P), accessory (A), conditional (C), and prohibited (-) uses in the R-8 zoning district. Any use not
explicitly listed, or listed as a prohibited use is prohibited. The proposed use of the property for
single-family detached dwellings is a principal permitted use in the R-8 zoning district.
C. Dimensional Standards: Development of the site should be consistent with the dimensional
standards listed in UDC Table 11-2A-6 for the R-8 zoning district.
D. Landscaping: Landscaping: Street buffer landscaping shall be installed in accordance with the
standards listed in UDC Table 11-2A-6 for the R-8 zoning district.
E. Off Street Parking: Off street parking is required in accord with UDC Table 11-3 C-6 for single-
family dwellings.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
Annexation & Zoning
The Applicant has applied to annex and zone ~ 1- acres of land with an R-8 zoning district.
As discussed above in Section VII, the proposed zoning is consistent with the FLUM designation
of MDR.
The annexation request includes two parcels of land; however, the legal description and exhibit
map shown in Exhibit C does not include the entire portion of the eastern parcel. There is a 60' x
300' +/- strip that is not included. Staff has spoken with the applicant and the applicant is in the
process of revising the legal description to include this area. The annexation legal description ~
exhibit map has been revised ~ is included in Exhibit A.
Concept P1an/Elevations: A conceptual development plan is proposed with this application as
shown in Exhibit A.4. Staff has reviewed this plan and found the proposed plat is consistent with
the plan. However, the conceptual development plan should be revised (as should the plat) to
include the additional area required to be included in the annexation boundary noted above. The
concept plan has been revised ~ is included in Exhibit A.
Conceptual building elevations for the residential homes were also submitted as shown in Exhibit
A.S.
Paramount North AZ-12-002; PP-012-006 PAGE 4
Because development of the majority of this site is subject to the development agreement (DA)
approved with the original Paramount annexation, staff is not recommending a new DA for the
1- acre portion of the site proposed to be annexed with this application.
Preliminary Plat
A preliminary plat is proposed that consists of 77 building lots on 2-acres of land in the
R-8 zoning district for Paramount North Subdivision.
A portion of the property, 16.49 acres, was annexed with Paramount Subdivision in 2003; the
remainder of the property is proposed to be annexed with this application. The portion that was
annexed previously was included in the original preliminary plat for Paramount as one large 34.9
acre lot for future single-family residential uses. The remaining portion of that lot that is not
being re-platted with this application will be re-platted in the future.
The conditional use permit/planned development approved for the annexed portion of this site in
2003, allowed block lengths in excess of 1,000 feet; 5,500 square foot (s.f.) building lots; 1,301
s.f. dwelling size, exclusive of garage; 50' minimum street frontage; and setbacks as follows:
front -10', rear -15', side - 5', street side 10' .
Dimensional Standards: Staff has reviewed the proposed plat for compliance with the R-8
standards listed in UDC Table 11-2A.6 for the R-8 district and the above noted reduced
standards. Thee street frontages for Lots 22 & 25, Block 48 need to be revised to meet the 50'
minimum; and a shared driveway will be required to be provided on Lots 7 & 8, Block 48. The
boundary of the plat shall be revised to include the area required to be included within the
annexation boundary. The preliminary plat has been revised to include the additional annexation
area and is included in Exhibit A.
Access: Access to this site is proposed on the plat via the existing W. Producer Drive (from N.
Meridian Road) and N. Fox Run Way (from Chinden Blvd.). ACRD comments are included in
Exhibit B.
Multi-Use Pathway: A 10-foot wide multi-use pathway is required to be constructed within Lot
38, Block 48 as shown on the landscape plan attached in Exhibit A.3 within a public use
easement. Landscaping is required to be installed in accord with UDC 11-3B-12.
Landscaping: A landscape plan was submitted with this application as shown in Exhibit A.3.
Street buffer landscaping is required to be installed in accord with UDC 11-3B-7C.
Open Space & Site Amenities: A minimum of 10% of the site is required to consist of open
space in accord with UDC 11-3G-3A; qualified open space is defined in UDC 11-3G-3B. The site
consists of 26.52 acres (including the additional annexation area}; therefore, a minimum of
2.645 acres of qualified open space is required to be provided. ~ .
.. .
. Additionally, t e
calculations table shown on the plan shall demonstrate compliance with these standards.
In accord with UDC 11-3G-3A.2, a minimum of two site amenities are required to be provided
with this development as defined in UDC 11-3 G-3 C. The applicant proposes to construct a 10-
footwide multi-use pathway to connect the existing pathway along Fox Run to Meridian Road
and a children's play structure with benches as amenities.
In summary, Staff recommends approval of the proposed annexation and preliminary plat
request for this site with the recommended conditions listed in Exhibit B of this report in accord
with the findings contained in Exhibit C.
Paramount North AZ-12-002; PP-012-006 PAGE 5
X. EXHIBITS
A. Drawings/Other
1. Vicinity Map
2. Proposed Preliminary Plat (dated: 616/12)
3. Proposed Landscape Plan (dated: 4/17/12)
4. Proposed Conceptual Development Plan (dated: 6/6/12)
5. Proposed Building Elevations for Residential Homes
B. Agency & Department Comments/Conditions
C. Legal Description & Exhibit Map for Annexation
D. Required Findings from Unified Development Code
Paramount North AZ-12-002; PP-012-006 PAGE 6
A. Drawings
1. Vicinity Map
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Exhibit A Page 1
2. Proposed Preliminary Plat (dated: 6/6/12)
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B. EXHIBIT B -AGENCY & DEPARTMENT COMMENTS/CONDITIONS
1. PLANNING DEPARTMENT
1.1 Site Specific Conditions of Approval
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1.1.2 Lots 22 & 25, Block 48 on the plat need to be revised to meet the 50' minimum street frontage
required byCUP-03-008.
1.1.3 A shared driveway shall be provided on Lots 7 & 8, Block 48.
1.1.4 A 10-foot wide multi-use pathway is required to be constructed within Lot 38, Block 48 as shown
on the landscape plan attached in Exhibit A.3 within a public use easement. Landscaping is
required to be installed in accord with UDC 11-3 B-12.
1.1.5 The applicant shall construct all proposed fencing and/or any fencing required by the UDC,
consistent with the standards as set forth in UDC 11-3A-7 and 11-3A-6B.
1.1.6 The applicant shall provide a minimum of two (2) amenities (children's play structure & benches
and 10-foot wide multi-use pathway) and ~4 2.65 acres (10%) of common open space that meet
or exceed the standards set forth in UDC 11-3G-3. The landscape plan & calculations table
submitted with the final plat shall be revised to reflect compliance with this requirement.
1.1.7 The applicant shall revise the landscape plan to illuminate all pathways through internal common
areas with afour-foot tall bollard style or other appropriate lighting source as set forth in UDC
11-3A-8H. Such lighting shall be shielded from adjoining residences.
l .l .8 Prior to City Engineer signature on the final plat, the applicant shall obtain City Council approval
of and record a public pedestrian easement for the 10-foot wide multi-use pathways shown on the
plat.
1.1.9 The landscape plan submitted with the final plat application shall be revised to include the
additional area included in the annexation boundary at the northwest corner of N.
Meridian Road & W. Producer Drive.
1.2 General Conditions of Approval
1.2.1 Comply with all bulk, use, and development standards of the R-8 zoning district listed in UDC
11-2-A-6 unless otherwise approved by CUP-03-008.
1.2.2 Comply with all provisions of 11-3A-3 with regard to access to streets. Direct access to W.
Producer Drive and N. Fox Run Way is prohibited.
1.2.3 Construct on-street bikeways on all collector streets as set forth in UDC 11-3A-5.
1.2.4 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set
forth in UDC 11-3A-6.
1.2.5 Construct the pathway and adjoining fencing and landscaping consistent with the standards as set
forth in UDC 11-3A-7A7 and 11-3B-12C respectively.
1.2.6 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A-
15, UDC 11-3B-6 and MCC 9-1-28.
1.2.7 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
Exhibit B _ 6 _
1.2.8 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-SJ.
1.2.9 Construct all off street parking areas consistent with the standards as set forth in UDC 11-3 C-6
for single-family dwellings.
1.2.10 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B-
7C.
1.2.11 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-
11C.
1.2.12 Construct all parkways consistent with the standards as set forth in UDC 11-3A-17E,11-3G-3B5
and 11-3B-7C.
1.2.13 Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3,
including but not limited to cul-de-sacs, alleys, driveways, common driveways, easements,
blocks, street buffers, and mailbox placement.
1.2.14 Protect any existing trees on the subject property that are greater than four-inch caliper and/or
mitigate for the loss of such trees as set forth in UDC 11-3 B-10.
1.2.15 Construct amulti-use pathway and install pedestrian lighting and landscaping consistent with
UDC 11-3 H-4C3 .
1.2.16 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle.
1.3 Ongoing Conditions of Approval
1.3.1 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.
1.3.2 All common open space and site amenities shall be maintained by an owner's association as set
forth in UDC 11-3 G-3 F 1.
1.3.3 The project is subject to all current City of Meridian ordinances and previous conditions of
approval associated with this site (AZ-03-006; PP-03-004; CUP-03-008; MI-07-007;
Development Agreement Inst. No. 103137116 & 107145935).
1.3.4 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a
minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the
area.
1.3.5 The applicant shall have an ongoing obligation to maintain all pathways.
1.3.6 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 11-3 A-11.
1.3.7 The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping
and constructed features within the clear vision triangle consistent with the standards in UDC 11-
3 A-3 .
1.4 Process Conditions of Approval
1.4.1 No signs are approved with this application. Prior to installing any signs on the property, the
applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3
Article D and receive approval for such signs.
Exhibit B - ~
1.4.2 The applicant shall complete all improvements related to public life, safety, and health as set forth
in UDC 11-SC-3B. A surety agreement maybe accepted for other improvements in accord with
UDC 11-SC-3 C.
1.4.3 The final plat, and any phase thereof, shall substantially comply with the approved preliminary
plat as set forth in UDC 11-6B-3 C2.
1.4.4 The applicant shall obtain approval for all successive phases of the preliminary plat within two
years of the signature of the City Engineer on the previous final plat as set forth in UDC 11-6B-
7B.
1.4.5 The preliminary plat approval shall be null and void if the applicant fails to either 1) obtain the
City Engineer signature on a final plat within two years [add date] or 2) gain approval of a time
extension as set forth in UDC 11-6B-7.
1.4.6 Upon installation of the landscaping and prior to inspection by Planning Department staff, the
applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A.
1.4.7 At such time that the multi-use pathway connects from one major street to another and is greater
than one-half mile long, the applicant may petition the City to assume maintenance
responsibilities.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is available via extension of mains in N Fox Run Way
and W Producer Dr. The applicant shall install mains to and through this subdivision; applicant
shall coordinate main size and routing with the Public Works Department, and execute standard
forms of easements for any mains that are required to provide service. 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 Water service to this site is available via extension of mains in N Fox Run Way and W Producer
Dr. The applicant shall be responsible to install two water connections due to fire flow
requirements. The applicant shall be responsible to install water mains to and through this
development, coordinate main size and routing with Public Works.
2.3 The applicant shall provide a 20-foot common lot for all public water/sewer mains outside of
public right of way. The common lot shall be covered with a blanket easement to the City of
Meridian.
2.4 The City of Meridian requires that pressurized irrigation systems be supplied by ayear-round
source of water (MCC 12-13 -8.3 ). 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, asingle-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
signature on the final plat by the City Engineer.
2.5 All existing structures that are required to be removed shall be prior to signature on the final plat
by the City Engineer.
2.6 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6.
Plans shall be approved by the appropriate irrigationldrainage district, or lateral users association
(ditch owners), with written approval ornon-approval submitted to the Public Works Department.
If lateral users association approval can't be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to final plat signature.
Exhibit B _ g _
2.7 Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
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, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shall be recorded, prior to applying for building permits.
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 development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
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 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.17 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.
2.18 The 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.
2.19 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 ACRD. 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.
2.20 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.
2.21 100 Watt and 250 Watt, high-pressure sodium street lights shall be required per the City of
Meridian Department of Public Works Improvement Standards for Street Lighting. All street
lights shall be installed at developer's expense. Final design shall be submitted to the Public
Works Department for approved. The street light contractor shall obtain the approved design on
file and an electrical permit from the Public Works Department prior to commencing
Exhibit B - g -
installations. The contractor's. work and materials shall conform to the ISPWC and the City of
Meridian Supplemental Specifications to the ISPWC.
2.22 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. Please contact Land Development Service for more information at 887-221 1.
2.23 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 ears. 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. Please contact Land Development Service for more information at 887-2211.
3. POLICE DEPARTMENT
3.1 The Police Department has no concerns related to the site design submitted with the application.
4. FIRE DEPARTMENT
4.1 One and two family dwellings not exceeding 3,600 square feet require afire-flow of 1,000 gallons
per minute for a duration of 2 hours to service the entire project. One and two family dwellings in
excess of 3,600 square feet require a minimum fire flow as specified in Appendix B of the
International Fire Code. Fire Hydrant spacing shall be provided as required by Appendix C of the
International Fire Code.
4.2 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water
quality by the Meridian Water Department for bacteria testing.
4.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in
accordance with International Fire Code Section (IFC) 508.5.4 as follows:
a. Fire hydrants shall have the 41/2" outlet face the main street or parking lot drive aisle.
b. Fire hydrants shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on corners when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be placed 18" above finished grade to the center of the 41/2" outlets.
g. Fire hydrants shall be provided to meet the requirements of IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
4.4 In accordance with International Fire Code Section 503.2.5 and Appendix D, any roadway greater
than 150 feet in length that is not provided with an outlet shall be required to have an approved
turn around. Phasing of the project may require a temporary approved turn around on streets
greater than 150' in length with no outlet.
4.5 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28' inside and
48' outside, per International Fire Code Section 503.2.4.
4.6 All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and
have a clear driving surface of 20' in width capable of supporting an imposed weight of 75,000
GVW, per International Fire Code Section 503.2.
4.7 Requirements for dead-end fire apparatus access roads that are between 500'-750' in length are as
follows: 1 }Roadways shall be built to Ada County Highway District cross section standards and
Exhibit B -10 -
have a clear driving surface of 26-feet in width available at all times and shall have no parking; 2)
Streets less than 32-feet in width shall have no parking on one side; and 3) Streets more than 39-
feet in width shall be allowed to have parking on both sides. These measurements shall be based
on the drivable surface dimension. Special approval is required for access roads over 750' in
length per International Fire Code Table D 103.6.1. and D 103.6.2. The roadway shall be able to
accommodate an imposed load of 75,000 GVW.
4.8 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth
in International Fire Code Section 304.1.2.
4.9 Fire lanes, streets, and structures (including the canopy height of mature trees) shall have a
vertical clearance of 13'6 as set forth in International Fire Code Section 503.2.1.
4.10 Operational fire hydrants, temporary or permanent street signs, and access roads with an all weather
surface are required to be installed before combustible construction material is brought onto the site,
as set forth in International Fire Code Section (IFC) 501.4 and Meridian amendment to IFC 10-4-2J.
4.11 The roadways shall be built to Ada County Highway District cross section standards and have a
clear driving surface. Streets less than 26' in width shall have no on-street parking; streets less
than 32' in width shall have parking only on one side. These measurements shall be based on the
drivable surface dimension exclusive of shoulders. The overhead clearance shall be a minimum of
13' 6". The roadway shall be able to accommodate an imposed load of 75,000 GVW as set forth
in International Fire Code Section 5 03.2.1. and D 103.6.1 and D 103.6.2.
4.12 The fire department requests that any future signalization installed as the result of the
development of this project be equipped with Opticom .sensors to ensure a safe and efficient
response by fire and emergency medical service vehicles. The cost of this installation is to be
borne by the developer. (National Fire Protection Std 1141 Section 5.2.11.1)
4.13 Asset forth in International Fire Code Section D103.3, the Fire Department is opposed to any
landscape island in the middle of a cul de sac that may prevent a fire truck from turning around on
the end of the court.
5. REPUBLIC SERVICES
5.1 Republic Services has no comments related to this application.
6. PARKS DEPARTMENT
6.1 Construct the pathway and adjoining fencing and landscaping consistent with the standards as set
forth in UDC 11-3A-7A7 and 11-3B-12C respectively.
6.2 The applicant shall design and construct the multi-use pathways consistent with the location and
specifications (Chapter 3) set forth in the Meridian Pathways Master Plan unless otherwise approved
by the Parks and Recreation Director.
6.3 The applicant shall have an ongoing obligation to maintain all pathways.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 Site Specific Conditions of Approval
7.1.1 Construct Heston Street to intersect Fox Run Way approximately 700 feet north of Gable Street
with two 21-foot travel lanes, a 12-foot wide center landscape median, curb, gutter, 6-foot planter
strips, and 5-foot wide detached concrete sidewalks within 77 feet of right-of way, as proposed.
The right-of way shall extend to 2 feet beyond the edge of sidewalk.
Exhibit B -11-
7.1.2 Dedicate the 12-foot wide center landscape median on Heston Street as right-of way and apply
for a licensing agreement with the District for the landscaping within the median.
7.1.3 Construct Peppard Avenue to intersect Producer Drive approximately 480 feet west of Meridian
Road as a 33-foot street section with rolled curb, gutter, 6-foot wide planter strips, and 5-foot
wide detached concrete sidewalks within 58 feet of right-of way, as proposed. The right-of way
shall extend to 2 feet beyond the edge of sidewalk. Provide the District with written fire
department approval for the reduced street section width prior to signatures on the final plat.
7.1.4 Construct all internal local streets as 33-foot street sections with rolled curb, gutter, 6-foot wide
planter strips, and 5-foot wide detached concrete sidewalks along both sides of the roadway
within 5 8 feet of right-of way, as proposed. The right-of way shall extend to 2 feet beyond the
edge of sidewalk. Provide the District with written fire department approval for the reduced
street section width prior to signatures on the final plat.
7.1.5 Replace the existing curb cut on Producer Drive located approximately 750 feet west of Meridian
Road with vertical curb, gutter, and sidewalk to match the existing improvements on either side.
7.1.6 Construct one stub street to the east, Heston Street, located approximately 350 feet east of Fox
Run Way and 1,000 feet south of Chinden Boulevard (north of Lot 20 Block 56), as proposed.
Install a sign at the terminus of the roadway stating, "THIS ROAD WILL BE EXTENDED IN
THE FUTURE".
7.1.7 Construct one stub street to the north, Finney Street, located approximately 650 feet north of
Producer Drive and 900 feet west of Meridian Road (between Lot 1 Block 56 and Lot 12 Block
49), as proposed. Install a sign at the terminus of the roadway stating, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE".
7.1.8 Other than the access specifically approved with this application direct lot access is prohibited to
Fox Run Way and Producer Drive and should be noted on the final plat.
7.1.9 Payments of impact fees are due prior to issuance of a building permit.
7.1.10 Comply with all Standard Conditions of Approval.
7.2 Standard Conditions of Approval
7.2.1 Any existing irrigation facilities shall be relocated outside of the ACHD right-of way.
7.2.2 Private sewer or water systems are prohibited from being located within the ACRD right-
of way.
7.2.3 In accordance with District Policy, 7203.6, the applicant may be required to update any
existing non-compliant pedestrian improvements abutting the site to meet current
Americans with Disabilities Act (ADA) requirements. The applicant's engineer should
provide documentation of ADA compliance to District Development Review staff for
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7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged
during the construction of the proposed development. Contact Construction Services at
3 87-6280 (with file number) for details.
Exhibit B -12 -
7.2.5 A license agreement and compliance with the District's Tree Planter policy is required for
all landscaping proposed within ACHD right-of way or easement areas.
7.2.6 All utility relocation costs associated with improving street frontages abutting the site shall
be borne by the developer.
7.2.7 It is the responsibility of the applicant to verify all existing utilities within the right-of way.
The applicant at no cost to ACHD shall. repair existing utilities damaged by the applicant.
The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full
business. days prior to breaking ground within ACHD right-of way. The applicant shall
contact ACRD Traffic Operations 3 87-b 190 in the event any ACRD conduits (spare or
filled) are compromised during any phase of construction.
7.2.8 Utility street cuts in pavement less than five years old are not allowed unless approved in
writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file
numbers) for details.
7.2.9 All design and construction shall be in accordance with tie ACHD Policy Manual, ISPWC
Standards and approved supplements, Construction Services procedures and all applicable
ACRD Standards unless specifically waived herein. An engineer registered in the State of
Idaho shall prepare and certify all improvement plans.
7.2.10 Construction, use and property development shall be in conformance with all applicable
requirements of ACRD prior to District approval for occupancy.
7.2.11 No change in the terms and conditions of this approval shall be valid unless they are in
writing and signed by the. applicant or the applicant's authorized representative and an
authorized representative of ACRD. The burden shall be upon the applicant to obtain
written confirmation of any change from ACRD.
7.2.12 If the site plan or use should change in the future, ACHD Planning Review will review the
site plan and may require additional improvements to the transportation system at that time.
Any change in the planned use of the property which is the subject of this application, shall
require the applicant to comply with ACHD Policy and Standard Conditions of Approval in
place at that time unless awaiver/variance of the requirements or other legal relief is
granted by the ACRD Commission.
Exhibit B -13 -
C. Legal Description & Exhibit Map for Annexation
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Exhibit B -15 -
D. Required Findings from Unified Development Code
1. Annexation 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, the
Council shall make the following findings:
a. The map amendment complies with the applicable provisions of the Comprehensive
Plan;
The Applicant is proposing to annex a portion of the subject property from RUT in Ada
County to the R-8 zoning district. The Commission finds that the proposed map amendment
is generally consistent with the medium density residential land use designation for this site
and the rest of Paramount Subdivision to the west and south of the site. Therefore, the
Commission finds the amendment is consistent with the applicable provisions of the
Comprehensive Plan (see section VII above).
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The Commission finds that the proposed map amendment to the R-8 zoning district and
proposed single-family residential development of the property is generally consistent with
the purpose statement of the residential and district.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
The Commission finds that the proposed zoning amendment will not be detrimental to the
public health, safety, or welfare. City utilities will be extended at the expense of the applicant.
The Commission recommends that the Council consider any oral or written testimony that
maybe provided when determining this finding.
d. 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,
The Commission finds that the proposed zoning amendment will not result in any adverse
impact upon the delivery of services by any political subdivision providing services to this
site.
e. The annexation is in the best of interest of the City (UDC 11-5B-3.E}.
The Commission finds annexing this property with an R-8 zoning district is in the best
interest of the City.
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short
plat, the decision-making body shall make the following findings:
a. The plat is in conformance with the Comprehensive Plan;
The Commission finds that the proposed plat is in substantial compliance with the
adopted Comprehensive Plan in regard to land use, transportation, and circulation. Please
see Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for more
information.
Exhibit B -16 -
b. Public services are available or can be made available and are adequate to
accommodate the proposed development;
The Commission finds that public services will be provided to the subject property upon
development. (See Exhibit B of the Staff Report for more details from public service
providers.)
c. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because City water and sewer and any other utilities will be provided by the development
at their own cost, the Commission finds that the subdivision will not require the
expenditure of capital improvement funds.
d. There is public financial capability of supporting services for the proposed
development;
The Commission recommends the Council rely upon comments from the public service
providers (i.e., Police, Fire, ACRD, etc.) to determine this finding. (See Exhibit B for
more detail.)
e. The development will not be detrimental to the public health, safety or general
welfare; and
The Commission is not aware of any health, safety, or environmental problems associated
with the platting of this property that should be brought to the Council's attention.
ACRD considers road safety issues in their analysis. The Commission recommends that
the Council consider any public testimony that may be presented to when determining
whether or not the proposed subdivision may cause health, safety or environmental
problems of which Staff is unaware.
Exhibit B -17 -