Staff Report - Commission RecsSTAFF REPORT
Hearing Date: August 20, 2013
TO: Mayor and City Council
FROM: Bill Parsons, Associate City Planner
208-884-SS33
SUBJECT: AZ-13-006 and PP-13-O10 -Jack's Place
~~Vl E IDIAN:---
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant has applied for annexation and zoning (AZ) of 5.34 acres of land from RUT in Ada
County to the L-O (Limited Office)(1.71 acres) and R-8 (Medium Density Residential)(3.63 acres)
zoning districts. A preliminary plat (PP) is also proposed consisting of three (3) office lots, twenty
(20) single-family detached residential building lots and three (3) common area lots on approximately
4.52 acres of land in the proposed L-O and R-8 zoning districts for Jack's Place Subdivision. Tl~e
existing home on Lot10, Block 2 will remain as part of the subdivision. See Section IX of the staff
1"eIJ07"tf01" 1710Ye Inf07"n?atlon.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the annexation (AZ) and preliminary plat (PP) with the conditions of
approval in Exhibit B in accord with the Findings of Fact and Conclusions of Law in Exhibit D. The
Meridian Planning and Zoning Commission heard these items on June 20, and July 18, 2013. At
the public hearing, the Commission voted to recommend approval of the subject AZ and PP
requests.
a. Summary of Commission Public Hearing:
i. In favor: Dave Yorgason and David Turner
ii. In opposition: None
iii. Commenting: Kent Brown
iv. Written testimony: Dave Yorgason
v. Staff presenting application: Bill Parsons and Justin Lucas
vi. Other staff commenting on annlication: None
b. Kev Issue(s) of Discussion by Commission:
i. Cross access to the Mussell Corner property.
ii. Viable buildable lots along the south boundary due to the large NMID irrigation
easement and topography.
iii. Common lot versus easement on the southern boundary to assign maintenance
responsibility of the irrigation easement (access area).
iv. Future property owner's Having taxes on property that cannot be improved as Hart of
the buildable lot.
c. Kev Commission Change(s) to Staff Recommendation:
i. Commission approved the NMID faciliri~ as an easement on the buildable lots along the
south boundary with the requirement that the HOA maintain the NMID access area;
exclusive of the fencing and landscaping installed on the buildable lots.
ii. Commission removed the requirement for the 5-foot wide micronath through the
common lots (Lot 3, Block 2 and Lot 2, Block 1) and the commercial lot (Lot 10, Block
iii. Undated the oven space square footages to reflect revised plat.
d. Outstanding Issue(sl for Ciri~ Council:
.lack's Place Subdivision - A%-13-006 & PP-13-010 PAGF, 1
i. None
><I1<. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbers AZ-13-
006 and PP-13-O10, as presented in the staff report for the hearing date of August 20, 2013, with the
following modifications: (Add any proposed modifications).
Denial
After considering all staff, applicant and public testimony, 1 move to deny File Numbers AZ-13-006
and PP-13-010, as presented during the hearing on August 20, 2013, for the following reasons: (You
should state specific reasons for denial)
Continuance
I move to continue File Numbers AZ-13-006 and PP-13-O10 to the hearing date of (insert continued
hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.)
iV. APPL1<CAT1<ON AND PROPERTY FACTS
A. Site Address/Location: (Parcel #82114050305)
The site is located on the east side of S. Meridian Road; north of E. Victory Road in the
southwest'/4 of Section 19, Township 3 North, Range 1 East.
B. Applicant/Owner(s):
John Bartlett
105 E. Edmonds Court
Meridian, ID 83642
C. Representative:
Dave Yorgason, Tall Timber Consulting, LLC
14254 W. Battenberg Drive
Boise, Idaho 83713
D. Applicant's Statement/Justification: Please see applicant's narrative for this information.
V. PROCESS FACTS
A. The subject application is for annexation and a preliminary plat. A public hearing is required
before the Planning and Zoning Commission and City Council on this matter, consistent with
Meridian City Code Title 1 1, Chapter 5.
B. Newspaper notifications published on: June 3, and 17, 2013(Commission); Julv 29 and August
12, 2013 lCouncill
C. Notices mailed to property owners within 300 feet on: May 23, 2013(Commission); Julv 25,
2013 (Councill
D. Applicant posted notice on site(s) on: June 10, 2013 (Commission); August 10, 2013 (Council)
Vt. LAND USE
A. Existing Land Use(s): This property is developed with a county residence and several
outbuildings. The proposed plat indicates that the existing home will remain on a lot and block in
the proposed subdivision.
.lack's Nlace Subdivision - A%-13-006 & NN-13-010 NAGF, 2
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
North: Veterinary Clinic and Larkspur Subdivision No. 5, zoned L-O and R-8
South: Bitterbrush Point Subdivision and commercial property, zoned R-4 and C-G
East: Future Larkspur Subdivision No. 4, zoned R-8
West: Church and Meridian Road (SH 69), zoned C-G
C. History of Previous Actions: In 2012, the City approved a Comprehensive Plan Map Amendment
(CPAM-12-006) that changed the land use designation on the property from low density
residential (LDR) to office and medium density residential (MDR) land use designations.
D. Utilities:
a. Location of sewer: Sanitary sewer to serve the subject site is available in E. Edmonds
Court.
b. Location of water: Domestic water to serve the subject site is available in E. Edmonds
Court, and will be available in the newly constructed Larkspur Subdivision No.4 to the
east.
c. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: The Kennedy Lateral runs along the southern and near the eastern
boundary of the property. The portion of the lateral along the southern boundary is tiled and
impacts the proposed rear yards of the buildable lots and possibly the aesthetics of the
development.
2. Hazards: Noted above.
3. Flood Plain: This property does not lie within the floodplain or flood ~vay.
Vt1<. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated Office and Medium Density Residential (MDR) on the Comprehensive
Plan Future Land Use Map (FLUM). Office designations are meant to provide opportunities for low-
impact business areas. Sample uses include office, technology and resource centers and ancillary
commercial uses if part of a larger business park area. The MDR designation allows smaller lots for
residential purposes within City limits. Uses typically include single family homes at densities of 3 to
8 dwelling units per acre.
The proposed preliminary plat includes three (3) office lots and twenty (20) single-family lots on
approximately 4.52 acres. Tl~e small office complex is meant to buffer the future single family homes
from SH 69 and the more intense commercial development to the south.
The residential portion of the development has a gross density of 4.44 units to the acre consistent with
both MDR land use designation and UDC density requirements of the requested R-8 zone.
Further comparison reveals the subject property is either surrounded by properties designated office
or developing with medium density residential, zoned R-8. The properties to the east and north are
developing with densities consistent with the proposed subdivision. Because this property and the
surrounding properties are designated with similar land uses and the underlying zoning coincides with
the designated land uses, staff finds that the requested zoning and proposed plat comply with the
Comprehensive Plan.
Staff also finds the following Comprehensive Plan policies to be applicable to this application and the
proposed use of this property (staff analysis in italics):
.lack's Nlace Subdivision - A%-13-006 & NN-13-010 NAGS 3
• Require that development projects have planned for the provision of all public services.
(6.02.01 B, Chapter 6, page 84)
When the City established its Area of City Impact, it planned to provide City services to the
subject properl}~. The City of Meridian currently provides nmicipal services to the subject
property, in the following manner:
y- The lands are currently being serviced by the Meridian Fire Department (MFD).
9 The lands are currently being serviced by the Meridian Police Department (MPD).
- The roadways adjacent to the subject lands are currentl}-1 owned ar~d maintained b}~ the Ada
Cormry Hightvcry• District (ACRD). This service will not change.
i= The subject lands are currently serviced by the Meridian School District #2. This service will
not change.
y The subject lands are currently serviced by the Meridian Library District. This service will
not change.
Municipal, fee-supported, services are available fi°orrr the Meridian Building Deparhrrent, the
Meridian Public Works Department the Meridian Wastewater Department, the Meridian
Planning Department, Meridian Utility Billing Services, and Republic Services.
• Require usable open space to be incorporated into new residential subdivision plats(3.07.02A,
Chapter 3, page 55)
Since the plat is under the S acre rnininrurn, the UDC does not require compliance with the
conrnron open space and site amenity standards set forth UDC.' 11-3U. However, the Kennedy
Lateral runs through the proposed development and impacts the property near the eastern and
southern boundaries. A majority of this area will be platted as common lots. Staff recommends
that these cormrror7 lots be er7harrced by constructing a 5 foot i-vide asphalt walkway thrrough the
common Lots (can we call out lot a block). Further, the Lateral impacts the buildable area on Lots
3-9, Block 1. Staff recommends this area be included as a conrnron lot so the required irrigation
easement area is adequately maintained by the HOA. The recornrnended asphalt walkway could
be extended along of the back of the lots 3-9, Block 1 (south boundary) to provide connectivity to
the pathway required along Meridian Road, the fixture office park and the adjacent commercial
development to the south.
Fxn•ther, the submitted landscape plan does not call-out ti-what plant materials are proposed for the
common lots that contain the tiled 1-vatena~ay. The applicant should work lvith the irrigation
district and accepted plant list so that these areas c•arr be landscaped to enhance the quality of the
development.
• Provide a walkable community through good design (Chapter 2, page 13).
See analysis above.
• 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 (Chapter 3, page 54).
The proposed plat is intended to be an extension of the surrounding Larkspur Subdivision. The
surrounding area is developed lvith a mix of larger single family lots and b~ansition to smaller
single family lots. Based on the lots sizes and the density developed in the vicinity, staff is of the
opinion the requested R-8 zone allows for a mix of housing options ti-vithin this area of Meridian.
• Permit new development where urban services can be reasonably provided at the time of final
approval and development is continuous to the City (Chapter 3, page 45).
.lack's Place Subdivision - A%-13-006 & PP-13-010 PAGF, 4
Cit}~ services must be extended by the developer. Since the existing home may remain and be part
of the development, it roust connect to city services as well. Currently, water and sewer is
available to serve the property.
• Require appropriate landscaping and buffers along transportation corridors (setbacks, vegetation,
low walls, berms, etc.) (Chapter 3, page 54).
Street buffer landscaping is required adjacent to Meridian Road and the future local street
adjacent to the office complex in accord with the standm~ds Listed in UDC 11-3B-7C. Fan~ther, a
20 foot wide landscape buffer is required beriveen the off ce uses and the residential uses in
accord with the standards listed in UDC 11-3B-9C. Fencing sha11 comply lvith the standards
listed in UDC I1-3A-7.
• Require street connections between subdivisions at regular intervals to enhance connectivity and
better traffic flow (Chapter 3, page 48).
A starb street is provided along the eastern boamdary of the property. The submitted plat indicates
this stub street will be extended to provide access to the proposed office park and the residential
lots. Edmonds Court will continue to serve as the primar}~ local street access for the existing
residence which provides an outlet to Meridian Road as ti-veil. No direct lot access to Meridian
Road is planned for this property, consistent with the standards set forth in UDC 11-3H-1.
Require screening and buffering of commercial and industrial properties to residential use with
transitional zoning (Chapter 3, page 53).
The office designation is proposed to provide a transition between SH 69 and the commercial
property to the south. T}pically, an office complex develops with a mix of lower intense
commercial uses thus providing a transition between conrrnercial and future residential uses.
• Reduce the number of existing access points onto arterial streets by using methods such as cross
access agreements, access management and frontage/backage roads (3.03.02N, Chapter 3, page
48).
The office portion of the development abuts cormner•cial development at the south boamdary.
Since access is Bruited adacent to SH 69, staff is of the opinion the cross access should be
granted to the southern cornrnercial development. This would require a smaller off ce foot print
on Lot 10, Block 1. If cross access is granted; staff believes internal connectivil}~ would increase
as well as restrict the need for further access to Meridian Road when the commercial property to
the south redevelops.
For the above stated reasons, staff is of the opinion the proposed project is consistent with the goals
and objectives in the Comprehensive Plan.
VIII. UNIFIED DEVELOPMENT CODE (UDC)
A. Purpose Statement of Zone(s):
LIMITED OFFICE DISTRICT (L-O) -The purpose of the Commercial Districts is to provide for
the retail and service needs of the community in accord with the Meridian Comprehensive Plan.
Six Districts are designated which differ in the size and scale of commercial structures
accommodated in the district, the scale and mix of allowed commercial uses, and the location of
the district in proximity to streets and highways.
MEDIUM- DENSITY RESIDENTIAL DISTRICT (R-8): -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 ofdwelling
.lack's Nlace Subdivision - A%-13-006 & NN-13-010 NAGF, 5
units per acre and corresponding housing types that can be accommodated within the density
range.
B. Schedule of Use: Table 11-2B-2 lists the principal permitted (P), accessory (A), conditional (C),
and prohibited (-) uses in the L-O zone. Table 11-2A-2 lists the principal pen~itted (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.
C. Dimensional Standards: Development of the site shall comply with the dimensional standards
listed in UDC 11-2B-3 and UDC 11-2A-6 for the L-O and R-8 zoning districts.
D. Landscaping:
Street buffer landscaping shall be installed in accordance with the standards listed in UDC
Tablel 1-2B-3 and UDC 11-3B-7C for the L-O zoning district.
Parking lot landscaping: All parking lot landscaping shall comply with the standards listed in
UDC 11-3B-8C.
E. Subdivision Design and Improvement Standards: The subdivision must comply with the
subdivision design standards outlined in UDC 1 1-6C-3.
F. Off-Street Parking: Off-street parking is required in accord with UDC Table 1 1-3C-6 forsingle-
familydwellings and UDC 11-3C-6B for the office park.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
ANNEXATION (AZ): The applicant has applied to annex and zone 5.34 acres of land from RUT in
Ada County to the L-O (Limited Office)(1.71 acres) and R-8 (Medium Density Residential)(3.63
acres) zoning districts. As discussed above in Section VII, the proposed zoning is consistent with
the FLUM designation of Office and MDR.
A preliminary plat for a small office park and asingle-family residential development is also
proposed with the annexation request. Conceptual building elevations for the residential homes
and the office buildings are shown in Exhibit A.4. Further discussion on the elevations is
provided below.
The annexation legal description submitted by the applicant, included in Exhibit C, shows the
boundary of the property proposed to be annexed and zoned contiguous to the existing boundary
of the City of Meridian and within the Area of City Impact boundary.
Development Agreement: The City may require a development agreement (DA) in conjunction
with an annexation pursuant to Idaho Code section 67-651 1 A. To ensure tl~e site develops
consistent with the Comprehensive Plan, the preliminary plat, and conceptual building elevations,
staff recommends a DA as a provision of annexation in accord with the provisions included in
Exhibit B.
PRELIMINARY PLAT (PP): The proposed preliminary plat consists of three (3) office lots, twenty
(20) residential lots and three (3) common lots on approximately 4.52 acres of land in the
proposed L-O and R-8 zoning districts. The proposed gross density for the residential portion of
the subdivision is 4.44 dwelling units per acre is consistent with the proposed R-8 zoning district.
Phasing Plan: The proposed project will develop in two phases. The first phase will be the
residential portion of development; followed by the office park. Staff is supportive of the
proposed phasing plan.
.lack's Nlace Subdivision - A%-13-006 & NN-13-010 NAGF, 6
Dimensional Standards: Staff has reviewed the proposed plat for compliance with the applicable
standards listed in UDC Table 11-2A-6 and UDC 11-2B-3for the R-8 and L-O zoning districts.
Since the L-O lots are not required to meet a minimum lot size the proposed office lots meet the
dimensional standards of the L-O zone. Per UDC Table 11-2B-3, a 35-foot wide landscape buffer
is required adjacent to Meridian Road (SH69), a 20-foot wide landscape buffer is required
adjacent to the residential uses and a 10-foot wide landscape buffer is required adjacent to S.
Bartlett Avenue. The submitted plat complies with the aforementioned dimensional standards.
Future development of these lots will be reviewed with future certificate of zoning compliance
applications.
The twenty (20) residential lots must comport to the R-8 dimensional standards set forth in
UDC 11-2A-6. After reviewing the submitted plat all of the lots appear to comport with
these standards. However, several of the buildable lots (Lots 3-9, Block 1) along the
southern boundary are impacted by a 55-foot wide Kennedy Lateral easement that may
affect the buildable area of the lots. In the applicant' narrative they contend that the homes
submitted with the application will fit on the proposed lots along this boundary. Staff
recognizes the design constraints for this portion of the proposed development but feels that
the applicant should provide, at the public hearing, some assurance that these are viable
lots (e.g. - an exhibit showing how structures could be situated on these lots and what size
footprint is available on these lots).
Irrigation Easement: An existing irrigation easement (55 feet wide and not entirely on this
property) in favor of the Nampa Meridian Irrigation District (NMID) runs along the vast majority
of south boundary and near the east boundary. A portion of the easement near the east boundary
will be contained in common lots (Lot 3, Block 2 and Lot 2, Block 1) maintained by the
homeowner's association and has minimal impact on the adjacent buildable lots. However, the
southern portion of the easement affects seven buildable lots (Lots 3-9, Block 1). In the narrative
from the applicant, they confirmed a meeting with NMID to discuss the requirements of the
District. Based on these conversations, some encroachment into the easement area may be
allowed through a license agreement however, NMID requires the applicant to maintain an 18-
foot gravel access road along the backside of the buildable lots without any fencing blocking
access. Staff has not received comments from the District regarding the submitted application.
As proposed, the applicant shows each of the above mentioned lots with a portion of this
easement in the rear yard. Staff will allow this layout, provided the applicant is able to obtain a
license agreement from the irrigation district to develop a portion of the easement area with
fencing and landscaping. If the license agreement is not obtained, and the plat is approved as
proposed, the future homeowners will be unable to fence-off a portion their property into the
easement area, and each homeowner will be responsible to maintain the easement area that is part
of their property. Further, the future homeowners will be paying taxes on property that they
cannot customize as their own.
To avoid this staff recommends that 20 feet (measured from the existing fence along the south
boundary of the site) of the easement area (access road) be placed into a common lot so that the
maintenance road required by the irrigation district along the south boundary would be owned
and maintained by the HOA rather than separate property owners.
NOTE: If the license agreement allowing encroachment into the irrigation easement is not
obtained, the applicant will have to redesign their plat to create the recommended common
lot and ensure the lots along the southern boundary comport to the R-8 dimensional
standards. It appears the applicant would lose a buildable lot if a common lot is required as
recommended by staff. The applicant could design these lots with shared driveways which
.lack's Nlace Subdivision - A%-13-006 & NN-13-010 NAGF, 7
allow the applicant to reduce the lot frontages of these lots to 40 feet with a minimum 4,000
square foot lot.
Access: As mentioned above, an existing stub street is provided along the east boundary of the
subdivision. This roadway will be extended with the development of the site. Further, Edmonds
Court is an existing street that provides a Meridian Road access and access for six (6) lots. Staff is
supportive of the public street access for the residential portion of the development.
The office portion of the development will also take access from a local street (W. Barlett
Avenue). The submitted plat shows that several of the lots will take advantage of cross
access (Lots 11 and 12, Block 1). During the CPAM public hearing, Council raised the
question regarding cross access with the Mussell Corner Subdivision which abuts the office
park on the south boundary. Currently, the Mussell Corner development has been granted
a temporary access to Meridian Road until the nursery redevelops; then this access must be
closed. Council was concerned that the parcel developed with the nursery would be land
locked and request a variance for an access to Meridian Road. However, this parcel has
been granted cross access with other parcels platted with the Mussell Corner Subdivision.
To ensure another access point is not requested along Meridian Road, staff recommends the
applicant redesign a portion of the office park and grant cross access the to the Mussell
Corner property to the south. If cross access is granted, staff believes internal connectivity
would be enhanced and future access to Meridian Road would be unnecessary when the
commercial property to the south redevelops. Access to the office park must comply with
the access to street standards set forth in UDC 11-3A-3.
With the development of Lot 10, Block 1(CZC), the recorded cross access agreement must
be submitted. Further, the cross access agreement should also address cross access between
Lots 11 and 12, Block 1. If the applicant complies with the recommended condition, staff is
supportive of the internal connectivity.
Existing Structures: As mentioned above, an existing home will remain on Lot 10, Block 2. If
the home is to remain, city ordinance requires connection to urban services (water and sewer).
Further, several outbuildings span several of the proposed buildable lots. The outbuildings must
be removed from the property since there is no primary use associated with it and they do not
comport with the R-8 setbacks. Staff recommends the applicant remove the existing outbuildings
and connects the existing home, located on Lot 10, Block 2, to urban services (sewer and water)
in accordance with Meridian City Code Titles 9-1-4 and 9-4-8. Tl~e existing well and septic
system must also be abandoned.
Landscaping: A landscape plan was submitted with this application as shown in Exhibit A.3.
The landscape plan is deficient the required 35-foot wide landscape buffer adjacent to Meridian
Road and the 10-foot wide landscape buffer adjacent to S. Bartlett Avenue. The street buffer
landscaping is required to be installed in accord with UDC 11-3B-7C. In addition, the UDC
requires a 20-foot wide landscape buffer between office and residential uses. The submitted plat
complies with the required buffer width however the landscape plan does not provide details of
the required plant materials. The landscape buffers are required to be installed in accord with
UDC 11-3B-9C.
Open Space and Amenities: Since the plat is under the 5 acre minimum, the UDC does not
require compliance with the common open space and site amenity standards set forth UDC
11-3G. However, the Kennedy Lateral runs through the proposed development and impacts
the property near the eastern and southern boundaries. A majority of this area will be
platted as common lots (Lot 3, Block 2 and Lot 2, Block 1). Staff recommends that these
common lots could be enhanced by constructing a 5-foot wide asphalt walkway through the
common lots. Further, the Lateral impacts the buildable area on Lots 3-9, Block 1. If these
.lack's Nlace Subdivision - A%-13-006 & NN-13-010 NAGF, 8
areas are included in a common lot and maintained by the HOA (as described above) then
the asphalt walkway could also be extended along of the back of the lots (south boundary)
to provide connectivity to the pathway required along Meridian Road, the future office
park and the adjacent commercial development to the south.
Further, the submitted landscape plan does not call-out what plant materials are proposed
for the common lots that will contain the tiled waterway. The applicant should work with
the irrigation district on accepted plant list so that these areas can be landscaped to enhance
the quality of the development.
Waterways: As per UDC 11-3A-6, all irrigation ditches, laterals or canals, exclusive of natural
waterways and waterways being used as amenities, which intersect, cross or lie within the area
being subdivided shall be covered. Tl~e Kennedy Lateral runs along the southern portion and near
the eastern boundary ofthis site. The lateral has been piped on the south side and the exposed
lateral near the east boundary must be piped unless waived by City Council.
Existing Trees: There are a lot of existing trees on the property that may need to be removed
with the development of the property. The submitted landscape plan states tree mitigation is not
required. The applicant should protect all existing trees on the site that are greater than four-inch
caliper and/or mitigate for the loss of such trees as set forth in UDC 1 1-3B-10, mitigation is
required for all existing healthy trees 4-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 100% replacement. With
the submittal of the final plat the applicant should submit a revised landscape plan that
details the mitigation plan outlined by the developer and the City Arborist.
Pressure irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water. The applicant should be required to utilize 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 tl~e City Engineer. An underground, pressurized irrigation
system should be installed to all landscape areas per the approved specifications and in
accordance with UDC 1 1-3A-15 and MCC 9-1-28.
Fencing: The applicant is proposing 6-foot solid fencing for the proposed development. Fence
materials have not been specified. Where the buildable lots abut common lots (Lots 3 and 7,
Block 2 and Lot 2, Block 1), fencing must either be 4-foot solid or 6-foot open vision. If the
common lot is required along the southern boundary as recommend by staff than the same
fencing requirements apply. All fencing must comply with the fencing standards outlined in UDC
1 1-3 A-7.
Building Elevations: The applicant has submitted sample elevations to depict the style of homes
and the office buildings planned for the proposed subdivision. Tl~e proposed homes depict a mix
of building materials (lap siding, cedar shake siding, and board and batten siding), decorative
trusses, decorative corbels and stone wainscot. The design features staff supports is the
substantial pillars, covered porches and mix of gable and hip roofs and a mix of building
materials. Staff is of the opinion the future homes will complement the existing homes in the area
and demonstrate high quality materials.
The office elevations incorporate a stucco finish, stone wainscot, variations in roof form,
decorative covered entries, exposed timber trusses and modulation in the wall planes. Staff is
supportive of the proposed office buildings materials and design features. A recommended DA
provision requires compliance with the submitted building elevations.
.lack's Place Subdivision - A%-13-006 & PP-13-010 PAGF, 9
Certificate of Zoning Compliance (CZC): A CZC application is required to be submitted, prior
to issuance of building permits, for any of the office lots.
Design Review (DES): The applicant is required to obtain approval of a Design Review
application for the proposed structures and site design for the office park. This application may
be submitted concurrently with the CZC application. The applicant must comply with the design
standards listed in UDC 1 1-3A-19 and the guidelines contained in the Meridian Design Manual.
In summary, Staff recommends approval of the proposed annexation and preliminary plat with
the recommended conditions listed in Exhibit B of this report in accord with the findings
contained in Exhibit D.
X. EXHIBITS
A. Drawings/Other
1. Vicinity Map
2. Proposed Preliminary Plat and Grading Plans (dated: ""~,'-`~3 06/27/131(REVISEDI
3. Proposed Landscape Plan (dated: 05/14/13)
4. Proposed Building Elevations (Single family homes and Office)
B. Conditions of Approval
C. Legal Description and Exhibit Map
D. Required Findings from Unified Development Code
.lack's Place Subdivision - A%-13-006 & NN-13-010 PAGH 10
A. Drawings
1. Vicinity Map
.lack's Place Subdivision - A%-13-006 & PP-13-010 PAGF, I 1
2. Proposed Preliminary Plat and Grading Plans (dated: nci 06/27/13) (REVISED)
RRELIMINgl2v PLgr SHOWING
JACK'S PLACE SUBDIVISION j
I.or.ArED IN rHE soLlrHwESr i/n o~ sECnoN is, . k
r 3N. R,E . R.M.. ~,r'
MERIDIAN, ADA GOUNTV, IDAHO
P
° r
~~ J
ik -.. ~~., ~.
.
~
~ .
°" I ~i
i•, ~ ~ m.,:'~t
~
~~ ~ a
I~ I
r 1
I I dl
. 1 el,
I e ..w
, ~....w,
u ~ ~, ~, ~ ~ - f
.m
.,~ ~ ,.~ . ~,,, ., ~o
~r
~ t~ ~fi ~~ ~ n. .
„ ,~ ~ ., ~~9 ,., ...,, ,~., n:,~
~
~-' , ~,
-
m
-, , ~~ m
~ ; 0
m m
m m
~ ~
I ~ x ~
I ~Il
t
l
- - - - -- ?
. _. u. .~"
r.~~,~1
.+a
_
~.
....., ' «~; "''"
I
~fi"F'
.r...,.~ ..W.. w. ...
.-Y~,• I ~~,.
~:..5"" ~:L.m~.::
baxm ~
~~ .y 1EG@1Q -'-
~,: --
__
Wn
~~~m~
~~g3e
o ~, ~~,M ,
.. ry~w,~.w....~, a.
4 ~..r....... ....~..w~ry ~ro.~.... ,. ~.~ .,
~~
_- - _- ~~
. i~a, I ~I~ ~~ ~; ._ ._.
I I °; I ~
~ BFI i I ~ a s
~ .;
I ~ ~ ~ I ~`r- ~i I ~~-~~
~ ~, ~ i -_
I I \ ---- ----- -~ ~ ~ xi '- _
I ~ _ _ _. .. P -I - _~ c ..,m E -
_ -
.lack's Place Subdivision - A%-13-006 & PP-13-010 PAGF, 12
~j~ I` ~',eiz
1
- - ~ - -y-- -- ~ / E. NIHITEHa.LL ST ~--_--_ _ ; - `.=.~
_ -~
__ _ _
I .. i
~ I I ~ ~~
~ I i
,,
- I K.
_.
-.
Y,_L_ _ -- -- -- --• - -- ---- -- --~-- -- -- ---- -----~-- ----- ---- -~-
S 89'59'01" E 581.48'
~~ :~~.A
I
'i ~
~ i ~ I I ~~" ~~~ ~~ '
> ( _ ~ :._ k
i ~ .. .
`~'
I . ' ~ ~ ., -- ...
I
'i I / ~ _
I. ham- - --_- - .. ~ -
I ~ \\ ~` \~ _ ,gip -. _ _ _ ~--- -
,,
I °1 ~ ~E- -~-- -
~~ ~ _ _ ~~
I ~ _ ~~ n ~ ~..~. ,..;~ ~ --
i I; I i i .r- - i - ~----~ ~ f
~ ~ ~ I ~ I 8 i ::- -~~~ I ~~r--- ~ ~` .
I I I t
I ~ , ~ I I o., I ~~ I i I I ~J
I I ~ I It,~ "` ii. ~l~
I ~ j
I "° , ~ ~ I I i~l 14 G
~ I+ r I I~ I I
o z ~ W I r i fllf I'~ ~I ' I ,. -
I II I I' I
I - 3 2 i ~ ~ ~ ~ _ _ 11
'\
~,,.
i 1
I _ - L
I
..
-- ~ S 89'59 01 E 58
.lack's Place Subdivision - A%-13-006 & PP-13-010 PAGF, 13
3. Proposed Landscape Plan (dated: 05/14/13)
f'F2ELINIYARY °LA7 SHOW7VG
JACK' ti 1'GACE SUI3U1 VIS10.1~
I cx;aTEt: IY THE soi~THV.EST ~~./q c~ SE~TI~N ~. s, w m
T.3V.. R.t E, D.M.,
MLHI7IAN, ACA COV YTY. IDAHC
.~.~ ~~
~,~~~mnB>r~ Iu.Vn[lo ~TIL x w
1 ! ~\
~~
r.
E!r
-~~ ~~ .~.
VIC!!TY MAP
PLANT SCFEDULE - ~ ~M...s ~.,..,.
i a , ew »'M r.u.
LEOEND~
r ryu. T.
PRELIMINARY DEVELOPMENT
FEATURES ,c.~ w,e_»
Isere ~.I.~c~.~ _~ .a_ »w m.~c w[,
1~ ~~iiN~a ~» V ISR '~ ay..c
LANDSCAPE CALCUlA710NS~
• ra~..e-ism nvax rFw~ w.
:.n.a o... .ciw.w~ ».c ~..,
. C¢t~ATia.T Cup ~u[ewu
n,iwF.eee f c'et v.ce;
LANSCAPE _NOTES
p [[ [ ~[[
ieE we sw w[nw~ ~ u ~ e_i[
yd~e~
~~~a~~
.B~~~o
:Wj~9
.r~~s
~aw~R~
5 ~
a o
w
¢~z
,ter m ~
c
W V
5~q
<°
~ I
~ i Z
Nom.., ¢
w y -
m
= z ~
I L10
.lack's Place Subdivision - A%-13-006 & NN-13-010 PAGF, 14
/ \ PRE-PLAT - LANDSCAPE PLAN
`~l i .,e r
4. Proposed Building Elevations (Single family homes and Office)
~~
JTCVC L~Cti-S
.lack's Place Subdivision - A%-13-006 & PP-13-010 PAGF, I S
.lack's Place Subdivision - A%-13-006 & PP-13-010 PAGF, 16
EXHIBIT B -AGENCY & DEPARTMENT CONDITIONS OF APPROVAL
1. PLANNING DEPARTI~7ENT
l .l . l A Development Agreement (DA) is required as a provision of annexation of this property. Prior
to the annexation ordinance approval, a DA shall be entered into between the City of Meridian,
the property owner(s) at the time of annexation ordinance adoption, and the developer. The
applicant shall contact the City Attorney's Office to initiate this process. The DA shall be signed
by the property owner and returned to the City within two (2) years of the City Council granting
annexation. Currently, a fee of $303.00 shall be paid by the applicant to the City Attorney's office
prior to commencement of the DA. The DA shall, at minimum, incorporate the following
provisions:
A. The applicant shall comply with the submitted elevations (home and office) attached in
Exhibit A.4.
B. If the existing home on Lot 10, Block 2 remains it shall be connected to City water and sewer
service, per MCC 9-1-4 and 9-4-8 with the first phase of development including the
abandonment of any well and septic system.
C. Future development of the office lots shall comply with the design standards listed in UDC 11-
3A-19and the guidelines contained in the Meridian Design Manual.
D. Across-access/ingress-egress easement shall be granted to the property to the south
(parcel #85915720012) through Lot 10, Block 1 in accord with UDC 11-3A-3A. Further,
cross access shall be granted between lots 11 and 12, Block 1 as proposed. A recorded
copy of said easement shall be submitted with the first Certificate of Zoning Compliance
application for the site or a note added to the face of the plat that references the recorded
cross access agreement.
E. The applicant shall provide a minimum of 16,433 open space for the residential
portion of the development as proposed. Common Lot 3, Block 2 and Common Lot 2,
Block 1, excluding the uortion of the gravel access road within said common lots, shall be
landscaped with lawn and a mix of shrubs and or other vegetative ground cover.
•. The applicant's
landscape architect shall submit a plant materials list to NMID for review and approval.
The approved list shall be included on the revised landscape plan.
1.2 Site Specific Conditions of Approval
1.2.1 The preliminary plat labeled Sheet 1, prepared by CK-Engineering, dated ""~,-~~ 06/27/13),
shall be revised as follows:
With the final platting of the office lots include a note on the face of the plat that
references the recorded cross access agreement. Cross access shall be provided to the
Mussel/ Corner property to the south through Lot 10, Block 1. Further, cross access shall
be granted between lots 1 1 and 12, Block 1 as proposed.
• Prior to signature of the final plat by the City Engineer, the applicant shall:
.lack's Nlace Subdivision - A%-13-006 & NN-13-010 NAGF, 17
a. Submit a signed license agreement with Nampa and Meridian Irrigation
District (NMID) which allows the Lots 3-9, Block 1 on the south side of this plat
to fence and landscape a portion of the NMID easement north of the fence line
depicted on the plat. This portion of the easement shall be maintained by the
property (homel owner.
b. The access area within NMID easement, as depicted on Lots 3-9, Block 1
(south of the proposed fence line), shall be maintained by the Jack's Place
homeowner's association and noted as such on the final plat.
..i....:~i. al.,. n Q a:...,._.~:,.....i ~~,...a,...a~
• Prior to the Commission hearing, the applicant shall provide an exhibit showing
how future homes could be situated on Lots 3-9, Block l and what size footprint is
available on these lots.
1.2.2 The landscape plan, prepared by South Landscape Architecture, dated 05/14/13, shall be revised
as follows:
• Construct a 35-foot wide landscape buffer adjacent to S. Meridian Road in accord with
UDC 11-3B-7C.
• Construct a 10-foot wide landscape buffer adjacent to S. Bartlett Avenue in accord with
UDC 11-3B-7C.
• Construct a 20-foot wide landscape buffer adjacent to the south boundary of Lot 10,
Block 1 in accord with UDC 11-3B-9C. At a minimum, the required buffer area shall
result in a barrier that allows the trees to touch at the time of maturity and include a mix
of shrubs, lawn or other vegetative ground cover.
• A 10-foot multi-use pathway adjacent to Meridian Road (SH 69) shall be depicted on the
landscape plan submitted with future final plat application. Prior to signature on the final
plat, a public pedestrian easement for the multi-use pathway along Meridian Road shall
be submitted to the Planning Division of the Community Development Department and
approved by the City Council and recorded.
• Common Lot 3, Block 2 and Common Lot 2, Block 1, excluding the portion of the Gravel
access road within said common lots, shall be landscaped with lawn and a mix of shrubs
and or other vegetative ground cover. Said common lot shall be improved with a 5-foot
wide asphalt pathway. The applicant's landscape architect shall submit a plant materials
list to NMID for review and approval. The approved list shall be included on the revised
landscape plan.
• Per UDC 11-3B-10, the applicant shall work with the City Arborist, Elroy Huff, on
designing, adopting, and implementing a protection and mitigation plan for the existing
trees on site.
.lack's Place Subdivision - A%-13-006 & NN-13-010 PAGH 18
• The applicant shall provide a minimum ofd 16,433 open space as proposed.
• Fencing adjacent to all common areas shall be constructed as six foot open vision or four
foot solid fencing. All fencing shall be installed in accordance with UDC 1 1-3A-7.
1.2.3 All buildings that span across proposed lot lines, or do not conform to the dimensional standards
(setbacks, height, etc.) of the UDC shall be removed, relocated or made to conform to city code,
prior to City Engineer signature of the final plat.
1.2.4 Prior to developing any of the office lots, a certificate of zoning compliance and design review
application shall be submitted to the Planning Division for review and approval prior to issuance
of building permits.
1.3 General Conditions of Approval
1.3.1 Comply with all bulk, use, and development standards of the R-8 and L-O zoning districts set
forth in UDC 11-2A-6 and UDC 11-2B-3.
1.3.2 Comply with all provisions of 11-3A-3 with regard to access to streets unless waived by Council.
1.3.3 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set
forth in UDC 11-3A-6.
1.3.4 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 1 1-3A-
15, UDC 11-3B-6 and MCC 9-1-28.
1.3.5 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
1.3.6 Install all utilities consistent with the standards as set forth in UDC 1 1-3A-21 and 1 1-3B-SJ.
1.3.7 Construct all off-street parking areas consistent with the standards as set forth in UDC 1 1-3C-6
for single-family dwellings.
1.3.8 Construct the required landscape buffers consistent with the standards as set forth in UDC 1 1-
3B-7C.
1.3.9 Comply with all subdivision design and improvement standards as set forth in UDC 1 1-6C-3,
including but not limited to easements, blocks, street buffers, and mailbox placement.
1.3.10 Comply with all provisions of UDC 1 1-3A-3 with regard to maintaining the clear vision triangle.
1.3.11 Comply with all ACHD conditions of approval.
1.3.12 Prior to the issuance of a building permit, the property shall be subdivided in accordance with the
UDC.
1.4 Ongoing Conditions of Approval
1.4.1 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.
1.4.2 All common open space shall be maintained by an owner's association as set forth in UDC 1 1-
3G-3F1.
1.4.3 The project is subject to all current City of Meridian ordinances.
1.4.4 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.
.lack's Place Subdivision - A%-13-006 & PP-13-010 PAGF, 19
1.4.5 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 11-3A-1 1.
1.4.6 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 1 1-
3A-3.
1.5 Process Conditions of Approval
1.5.1 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.
1.5.2 The applicant shall complete all improvements related to public life, safety, and health as set forth
in UDC 1 1-SC-3B. A surety agreement may be accepted for other improvements in accord with
UDC 11-SC-3C.
1.5.3 The final plat, and any phase thereof, shall substantially comply with the approved preliminary
plat as set forth in UDC 1 1-6B-3C2.
1.5.4 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.
1.5.5 The preliminary plat approval shall be null and void ifthe applicant fails to either 1) obtain the
City Engineer signature on a final plat within two years or 2) gain approval of a time extension as
set forth in UDC 1 1-6B-7.
1.5.6 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 1 1-3B-14A.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service for this development shall be from an extension of the existing main in E.
Edmonds Court. 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 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 Domestic water mains to provide service to this development will be from an extension of the
existing main in E. Edmonds Court, and the newly developed Larkspur Subdivision No. 4 to the
east. Per Meridian City Code, the applicant shall be responsible to install water mains to and
through this development.
2.3 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant shall 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 tl~e 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.
2.4 Any existing structures that are required to be removed shall be removed prior to signature on the
final plat by the City Engineer.
2.5 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 1 1-3A-6.
.lack's Nlace Subdivision - A%-13-006 & NN-13-010 NAGF 20
Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association
(ditch owners), with written approval or non-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.
2.6 Any existing domestic wells 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.
2.7 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.
2.8 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.
2.9 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.
2.10 All development improvements, including but not limited to sewer, water, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.11 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.
2.12 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and tl~e Fair Housing Act.
2.13 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.14 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.15 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.
2.16 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.
2.17 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.
2.18 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.
2.19 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public
roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights
.lack's Nlace Subdivision - A%-13-006 & NY-13-010 YAGF, 21
shall be installed at developer's expense. Final design shall be submitted as part of the
development plan set for approval, which must include the location of any existing street lights.
Street lighting is required at intersections, corners, cul-de-sacs, and at a spacing that does not
exceed that outlined in the Standards. The contractor's work and materials shall conform to the
ISPWC and the City of Meridian Supplemental Specifications to the ISPWC.
2.21 Tl~e 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 887-2211.
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
depositor bond. Please contact Land Development Service for more information at 887-2211.
2.23 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 tl~e form available from Public Works), a legal description prepared by an Idaho
Licensed Professional Land Surveyor, which must include tl~e area oftl~e easement (marked
EXHIBIT A) and an 81/2" x 1 1"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.
2.24 Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
3. POLICEDEPARTMENT
3.1 If required as a condition of the plat, the Police Department supports a portion ofNMID irrigation
easement placed in a common lot along the southern boundary of Lots 3- 9, Block 1 so that the
irrigation easement is maintained by the HOA and does not become a nuisance for the future
residences.
4. FIREDEPARTMENT
4.1 The proposed project lies outside tl~e five-minute response zone goal. Achievement ofthis goal is
subject to budgetary constraints and is intended to enhance the probability of a favorable outcome
on a request for Basic and Advanced Life Support. The budget constraints are typically defined as
capital outlay for facilities that are located within 1.5 miles from a given location and sufficient
operational funds to staff the facilities.
4.2 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 fours 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.
4.3 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.
.lack's Nlace Subdivision - A%-13-006 & NN-13-010 NAGF 22
4.4 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth in
International Fire Code Section 304.1.2.
4.5 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.
4.6 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 503.2.1, and D 103.6.1 and D 103.6.2.
4.7 All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building as set forth in International Fire Code Section 503.1.1.
5. REPUBLIC SERVICES
5.1 Republic Services has no concerns related to the plat design submitted with the application.
6. PARKS DEPARTI~7ENT
6.1 The Parks Department has no concerns related to the plat design submitted with the application.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 Site Specific Conditions of Approval
7.1.1 Comply with the requirements of ITD and the City of Meridian regarding Meridian Road
frontage.
7.1.2 Submit to the District a letter from ITD regarding said requirements prior to plans acceptance.
7.1.3 Construct Edmonds Court as one half of a 36 foot local street section with curb, gutter and 5 foot
sidewalk, abutting the site.
7.1.4 Construct Bartlett Avenue as a 34 foot local street section with curb, gutter and 5 foot wide
sidewalks within a 46 foot wide right of way.
7.1.5 Construct two 25 foot wide driveways onto Bartlett Avenue located approximately 125 feet and
215 feet south of Edmonds Court. (Measured centerline to centerline.) Pave both driveways their
full width at least 30 feet into the site beyond the edge of pavement.
7.1.6 Payment of impacts fees are due prior to issuance of a building permit.
7.1.7 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 ACHDrigM-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, 7203.3, 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 applicants engineer should
provide documentation of ADA compliance to District Development Review staff for
review.
.lack's Place Subdivision - A%-13-006 & PP-13-010 PAGF, 23
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
387-6280 (with file number) for details.
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 ACHD Traffic Operations 387-6190 in the event any ACHD 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 the ACHD Policy Manual, ISPWC
Standards and approved supplements, Construction Services procedures and all applicable
ACHD 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 ACHD 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 ACHD. The burden shall be upon the applicant to obtain
written confirmation of any change from ACHD.
7.12 If tl~e 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 ACHD
Commission.
.lack's Nlace Subdivision - A%-13-006 & NN-13-010 NAGF, 24
C. Legal Description and Exhibit Map
Sawtootfi Land Surv~ring° LLC
P: i2;~1 39P, 8 ~ 4A f: 12[79; 398 ~ ~ ~_
2Q7 'N t~tain ~jq. Emmctt_ iD 836 r 7 c
Legal Description
fpr
Jack's Place Subd+visian
Commercial Lats
May 22, 2013
REVI ~~QOVAL
~u~ 1 i zo~3
MERIDIAN PIiBLa~C
WORKS DEPT
A replat of a portion of Lot 7 of Edmonds 5uhdivis4on, a5 shaven in Book 33 of plats. pages TO50-2RSt,
Ada County Records, within C,overnment Ldt 3 of Section 19, T 3 N , R. 1 E 6.M., City of Meridian, Ada
County. Idaho, mare particularly deathbed as fatbwy
Commencing at a found aluminum cap, marking the W 1!4 comer of said Section t9;
Thence South 4'56'09" West coincident with the vrest line of said Government Lat 3 of Sectaon t9, a
distance of 962.52 feet !a khe centerline intersection of Mend,an Road and E. Edmonds !]rive and the
Point of Beginning;
Thence South 88°59'34" Easl,.coinc~dent with said oenteriine of E Edmonds Drive. 208 74 feet;
Thence South 0°02'2 t' 44rest, 184 9 ~ feet to the beginrnng of a tangent curve;
Thence 34.77 Feet along the arc of said curve to the left, wdh a central angle aF 39°50'42", a radius of
50 00 feet, subtended by a eh~ord beamg South 14.53'00" East, 34.07 feet,
Thence South 50"11'39' West, 45.96 feet;
Thence South 0°56'D9" West. 718.20 feet to the south line of E_pt 7 of Edmonds Subd~vlsion:
Thence Month 89°59'Ot" 4Nest coincident with the scum brie of sa,d Lot 7 of Edmonds Subdivesion. 169.02
feat to southwest corner of said Government Lot 3
Thence tJOrth 9°56'09' East, coincident with sob west line of Govemment Lot 3, a distance of 366, U6 feet
r!Q the Rpint of Beginning;
The above described parcel cgntains 1 7 t acres, more ar tens
P 120131f3022~1ACKS PLACE SUB -DAVE Tt1Rf+lERlOratrnngsl0escrtptiprra~13022.C{]MARERCIAL REV 5-22.
13 dacx
~'a~e 11
.lack's Place Subdivision - A%-13-006 & PP-13-010 PAGF, 25
Together with and subject to covenants. easements and restrictions of re~prd.
REV iY~, PROVAL
Sawtooth end Surveying, LLC ®~
~~"~`~ ~ JUN 1 1 2013
_ - ": I~Gt~J 39b-8 1 Q.t F: (20$J 35B 8 ~ :5
?t7? w Main 5t. ER.rnett. IG 83G~' MERIDIAN PUgL1C
WORKS DEPT
Legal Descriptitsn
far
Jack's Place Subdi~tsion
Residential Lots
nay 22, 20 ~ 3
A replat of a portion of Lot 7 aF Edmonds Subd ivls,on, as shown In gook 33 of Plats, Pages 2050-2051,
Ada County Records. yylth,n Government Lot 3 of Section 19, T 3 N , R. 1 E., B.M., City of FJleridian, Ada
County, Idaho, more particularly described as follows-
Cornfner-cifeg at a found aluminum cap, marking the W 114 corner of said Section 19;
Therese South 0°56'09° West. Coincident with the west tine of said Govemrnent Lot 3 of SectlOn t 9, a
distance of 962.52 feet,
Trience SoletFt 8a'S9'34' East, 208.74 feel to th a Point of t3eginninp:
Theme continuing South t39°59'34' East, 126 02 feet.
Therroe South t39°59'56' East, 213.58 feet to the beginning of a tangent curve
Therese 59 44 feat along the art of said curve to the tedC with ~ central angle of 33°49'45", a radius of
f00.OD Feet, subtended by a chord bearing North 71 °22'20' East 56.19 beak
Ther-ce 5auth 36"33'13' East 54.23 feet;
Thence South 0'02'21' West, 337.33 feet to the south line of said Gouerrunertt lot 3:
Thence NOrth $$°59'41 " YVest, CDlfetident unth said mouth lino of Governmont Lot 3. s diatanoe of 452.46
feet,
7herlce N,arth 0"56'09' E=ast, 118.20 feet;
Thence North 54° 11'39' East, 45.46 Feet to the beginning of anon-tangent curve,
Then~pe 34-TT along the arc of said curve to the right, with a central angle of 39°50'42^. a radius of 50 00
feet, subtended by a chord bearing North 19°53ti0' West, 34.07 Feel;
7henCg North 0°D~2'2t"fast. 184 81 feet to the ?oiret ot* Beginning,
The above described parcel contains 3 63 acres- more or ress-
Togetteer with and subject to caver-ants,
P:12013i13022.1ACiC5 Pt}1CE SU8 -DAVE
13.ri~r
Faye It
of reour>i
Rl=V 5-22-
.lack's Place Subdivision - A%-13-006 & PP-13-010 PAGE 26
ld3a S~dOM
~IlBfld NdIpIH~6~V
aoz < < Nnr
_ ~e
~no~_ in~a
.lack's Nlace Subdivision - A%-13-006 & NN-13-010 NAGF 27
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. to 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 Commission is proposing to annex a portion of tl~e subject property from RUT in Ada
County to the L-O and R-8 zoning districts. The Commission finds that the proposed map
amendment is generally consistent with the Office and MDR designations for this site.
Therefore, Staff 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 L-O and R-8 zoning districts
is consistent with the purpose statements for those districts as detailed in Section VI11 above.
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
may be 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-SB-3.E).
The Commission finds annexing this property with L-O and R-8 zoning districts is in the best
interest of the City if the applicant enters into a development agreement.
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 and is consistent with this
Unified Development Code;
The Commission finds that the proposed plat is in substantial compliance with the
adopted Comprehensive Plan in regard to land use, transportation, and circulation.
b. Public services are available or can be made available and are adequate to
accommodate the proposed development;
The Commission finds that public services are available and will continue to be provided
to the subject property. See Exhibit B of the Staff Report for more details front public
.lack's Place Subdivision - A%-13-006 & NN-13-010 PAGH 28
service providers.
c. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because water and sewer and any other utilities will be provided by the developer 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;
Some services are already being provided to the subject development. The Commission
finds there is public financial capability of supporting and continuing services for/to this
development.
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. ACHD 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 and Commission are unaware.
f. The development preserves significant natural, scenic or historic features.
The Commission finds there are no significant natural, scenic or historic features that will
be lost with development of the site.
.lack's Place Subdivision - A%-13-006 & PP-13-010 PAGF, 29