PZ Recs/Staff ReportSTAFF REPORT Hearing Date: September 17, 2013
TO: Mayor & City Council
FROM: Sonya Watters, Associate City Planner
208-884-5533
SUBJECT: PP-13-017 -Zebulon Commons
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I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, The Traditions by Amyx II, LLP, has applied for a preliminary plat (PP) consisting of
38 residential building lots and 4 common/other lots on 13.56 acres of land in an R-8 zoning district
for Zebulon Commons subdivision. See Section IX of the staff report for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed PP application 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 this item on August 15, 2013. At the
public hearing, the Commission moved to recommend approval of the subiect PP request.
a. Summary of Commission Public Hearing:
i. In favor: Becky McKay
ii. In opposition: None
iii. Commenting: Mark Thompson; Dave Bellamy
iv. Written testimony: Becky McKay
v. Staff presenting application: Sonya Watters
vi. Other staff commenting on application: None
b. Kev Issue(s) of Discussion by Commission:
i. The requirement for a street buffer adiacent to Wainwright Drive in front of the
existing home on Lot 4, Block 4;
ii. The existing access easement via Eagle Road for the property where the existing home is
located (Lot 4, Block 4).
c. Kev Commission Change(s) to Staff Recommendation:
i. Modify condition #1.1.4b in Exhibit B to clarify that alternative compliance can be
requested to UDC 11-3B-7C.2a to allow the street buffer on Lot 4, Block 4 to be placed
within an easement rather than a common lot; or, if a common lot is provided, a
minimum 60-foot wide street frontage shall be provided internally from within the
subdivision for Lot 4, Block 4 in compliance with UDC Table 11-2A-6; and alternative
compliance may also be requested to the width of the street buffer required by UDC
Table 11-2A-6 per UDC 11-3B-7C.lc.
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 Number PP-13-
017, as presented in the staff report for the hearing date of September 17, 2013, with the following
modifications: (Add any proposed modifications).
Zebulon Commons PP-013-017 PAGE 1
Denial
After considering all staff, applicant and public testimony, I move to deny File Number PP-13-017, as
presented during the hearing on September 17, 2013, for the following reasons: (You should state
specific reasons for denial)
Continuance
I move to continue File Numbers PP-13-017 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 south of E. McMillan Road and west of N. Eagle Road, in the NE '/a of Section
32, Township 4 North, Range 1 East. (Parcel #'s: 50532132340 & 50532121213)
B. Owner(s):
The Traditions by Amyx II, LLP
13967 W. Wainwright Drive, Suite 102
Boise, Idaho 83713
Mark Thompson
P.O. Box 140124
Boise, ID 83714
C. Applicant:
The Traditions by Amyx II, LLP
13967 W. Wainwright Drive, Suite 102
Boise, Idaho 83713
D. Representative:
Becky McKay, Engineering Solutions, LLP
1029 N. Rosario Street, Suite 100
Meridian, Idaho 83642
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: July 29, and August 12, 2013 (Commission); Au ust 26
and September 9, 2013 (City Council)
C. Notices mailed to subject property owners on: July 18, 2013 (Commission); August 22, 2013
(City Council)
D. Applicant posted notice on site(s) on: August 5, 2013 (Commission); September 6, 2013 (City
Council
VI. LAND USE
A. Existing Land Use(s) and Zoning: There is an existing residential home on one of the subject
parcels; the other two parcels consist of vacant/undeveloped land, zoned R-8.
Zebulon Commons PP-013-017 PAGE 2
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: Single-family residential properties, zoned R-1B in Boise
2. East: Vacant land, zoned R-1 C and N-OD in Boise
3. South: Single-family residential properties, zoned R-4
4. West: Residential property in the development process, zoned R-4
C. History of Previous Actions:
In 2005, this site was annexed (AZ-OS-047, Ordinance #OS-1208) as part of Milford Creek
subdivision and zoned R-8. A development agreement was not required as a provision of
annexation.
A preliminary plat (PP-OS-050) was also approved that consisted of 48 single-family
residential building lots and 7 common/other lots on 13.56 acres of land.
• In 2007, a final plat (FP-07-015) was approved for the first phase of development. The
developer did not obtain the City Engineer's signature on the final plat within two years of
approval of the preliminary plat as required and the preliminary plat expired.
D. Utilities:
1. Location of sewer: The sanitary sewer main intended to provide service to this development is
currently under construction in E. Milford Street.
2. Location of water: Two domestic water mains are intended to provide service to this
development; one currently exists in E. Wainwright Drive, and the other one is under
construction in E. Milford Street.
3. Issues or concerns: Domestic water and sewer service is contingent on the orderly completion
of the utilities within Zebulon Village Subdivision. Due to fire flow concerns, the water main
in E. Milford Street must be completed and activated, and the sanitary sewer main must be
completed and tested prior to any building activity in this subdivision.
E. Physical Features:
Canals/Ditches Irrigation: There North Slough canal runs across the northeast corner of 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 or floodway.
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.
This site is currently zoned R-8. The applicant proposes to develop the site with 38 single-family
homes at a gross density of 2.8 dwelling units (d.u.) per acre with a net density of 3.44 d.u. per acre,
which is slightly below 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):
Zebulon Commons PP-013-017 PAGE 3
• "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 is for a medium density single family residential development,
which should add to the variety of housing opportunities available in the City.
• "Provide housing options close to employment and shopping centers."
The proposed residential development will provide housing opportunities in close proximity
to the commercial corridor along Eagle Road for employment & shopping.
• "Require new residential development to meet development standards regarding landscaping,
signage, fences and walls, etc."
All common area and pathway landscaping is required to comply with the standards listed in
UDC 11-3B and 11-3G-3. Separate permits shall be obtained for signage and fencing.
Fencing shall comply with the standards listed in UDC 11-3A-7.
• "Require usable open space to be incorporated into new residential subdivision plats."
The applicant proposes to provide 2.5 acres (or 18.4% of the site) of common open space
within the subdivision, consistent with the minimum open space requirements listed in UDC
11-3G-3.
• "Protect existing residential properties from incompatible land use development on adjacent
parcels."
The site abuts other existing and future single family residences. Because the existing, future
and proposed uses are all single family residential, the proposed development should be
compatible.
• "Permit new development only where urban services can be reasonably provided at the time
of final approval and development is contiguous to the City."
Water and sewer services are available to be extended to the subject property upon
development. Police and fire protection are already provided as the property is within the
existing City limits.
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-4 zoning district. Any use not
explicitly listed, or listed as a prohibited use is prohibited. The proposed use of the property for
single-family 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 11-3C-6 for single-
family dwellings.
Zebulon Commons PP-013-017 PAGE 4
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
The proposed plat consisting of 38 building lots and 4 common other lots on 13.56 acres of land
in the R-8 zoning district is generally consistent with the MDR future land use map designation
for this property (see analysis above in Section VII).
The minimum lot size proposed is 9,000 square feet (s.f.) with the average lot size being 10,846
s.f. Minimum living area of proposed dwelling units is 1,400 square feet (s.f.).
Existing Structures: There is an existing home and garage on Lot 4, Block 4 at the southeast
corner of the site that are proposed to remain; the existing barn located on proposed Lot 5, Block
4 will be removed. Any existing structures that do not comply with the required building setbacks
are required to be removed prior to City Engineer signature on the final plat.
Dimensional Standards: Staff has reviewed the proposed plat for compliance with the
dimensional standards listed in UDC Table 11-2A.56 for the R-8 district and found it to comply
with the minimum standards.
Access: The primary access for this subdivision is at the south property boundary via E.
Wainwright Drive. A secondary access is provided at the east boundary via W. Milford Drive, an
existing stub street from Milford Creek Subdivision. A stub street is proposed at the west
boundary for future connection to Zebulon Village subdivision.
The applicant requests approval from Council to retain the existing 20-foot wide driveway for the
existing home via Wainwright Drive. ACHD has approved this request contingent upon the
applicant paving the existing driveway its full width at least 30 feet into the site from the edge of
pavement. There is also an existing access easement for this home via N. Eagle Road. This
easement must be vacated prior to signature on the final plat by the City Engineer.
Pathways: A pedestrian pathway is proposed through the linear open space. Amulti-use pathway
is not designated on the Master Pathways Plan for this site.
Sidewalks/Parkways: A 5-foot wide attached sidewalk exists along E. Wainwright Drive.
Detached sidewalks are proposed internally with 6-foot wide parkways. Root barriers are required
to be installed with 6-foot wide parkways or 8-foot wide parkways may be installed without the
requirement for root barriers.
Landscaping: A landscape plan was submitted with this application as shown in Exhibit A.3.
A 20-foot wide landscaped street buffer is required along E. Wainwright Drive, a collector street,
as shown on the landscape plan in accord with the standards listed in UDC 11-3B-7C. A street
buffer is also required on Lot 4, Block 4 adjacent to Wainwright and should be depicted in a
common lot on the final plat in accord with UDC 11-3B-7C.2a. Alternative Compliance may be
requested to UDC 11-3B-7C.2a in accord with UDC 11-SB-S.
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 13.56 acres; therefore, a minimum of 1.36 acres of qualified open space is required to
be provided. The plat depicts 1.64 acres of qualified open space consisting of a pocket park,
landscaped street buffers and parkways, consistent with this requirement.
In accord with UDC 11-3G-3A.2, a minimum of one site amenity is required to be provided with
this development as defined in UDC 11-3G-3C. The applicant proposes playground equipment
within the large common area on Lot 7, Block 2 in compliance with this requirement.
Zebulon Commons PP-013-017 PAGE 5
Fencing: No fencing is depicted on the landscape plan. Fencing adjacent to all pathways and
common open space areas shall comply with the standards listed in UDC 11-3A-7A. A fencing
plan should be submitted with the final plat application that is consistent with the standards listed
in UDC 11-3A-7.
There is an existing 6-foot tall fence at the back of the sidewalk adjacent to Wainwright Drive on
Lot 4, Block 4. This fence does not comply with standards listed in UDC 11-3A-7 and UDC 11-
3B-7C.2c and will need to be removed prior to signature on the final plat by the City Engineer.
In summary, Staff recommends approval of the proposed 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.
X. EXHIBITS
A. Drawings/Other
1. Vicinity Map
2. Proposed Preliminary Plat (dated: 5/23/13)
3. Proposed Landscape Plan (dated: 5/28/13)
B. Agency & Department Comments/Conditions
C. Required Findings from Unified Development Code
Zebulon Commons PP-013-017 PAGE 6
A. Drawings
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B. EXHIBIT B -AGENCY & DEPARTMENT COMMENTS/CONDITIONS
1. PLANNING DEPARTMENT
1.1 Site Specific Conditions of Approval
1.1.1 The applicant shall submit a fencing plan with the final plat application. All proposed and/or
required fencing shall be consistent with the standards as set forth in UDC 11-3A-7 and 11-3A-
6B. Fencing adjacent to pathways and interior common open space areas shall not exceed four (4)
feet in height if closed vision fencing is used or six (6) feet in height if open vision fencing is
used.
1.1.2 The applicant shall provide a minimum of 1.64 acres (or 12.09%) of common open space as
depicted on the plat and landscape plan attached in Exhibit A.
1.1.3 The applicant shall provide a minimum of one (1) site amenity in accord with UDC 11-3G-3C
consisting of playground equipment as shown on the landscape plan.
1.1.4 The final plat shall depict the following:
a. A note identifying all common lots along with who will own and maintain said lots.
b. A minimum 20-foot wide landscape buffer is required adjacent to E. Wainwright Drive on
Lot 4, Block 4 in a common lot maintained by the homeowner's association, per UDC Table
11-2A-6 and 11-3B-7C.2a. Alternative Compliance may be requested to UDC 11-3B-7C.2a
in accord with UDC I1-SB-S to allow the street bu er to be placed within an easement rather
than a common lot• or if the buffer is placed in a common lot, a minimum 60-foot wide street
onta~e shall be provided for this lot internally,from within the subdivision in compliance
with UDC Table I1-2A-6. Alternative Compliance may also be requested to the width ofthe
street bu er required by UDC Table 11-2A-6 in accord with UDC 11-3B-7C.lc.
c. A 20-foot and 30-foot wide easement is depicted along the northern boundary of the
subdivision; include the name of the easement holder and/or description of the easement.
d. Include a note stating direct lot access via E. Wainwright Drive is prohibited except for one
(1) 20-foot wide driveway to Lot 4, Block 4. Access to N. Eagle Road is prohibited for Lot 4,
Block 4.
1.1.5 The landscape plan submitted with the final plat shall depict the following:
a. Parkway widths are allowed to be 6 feet as shown if root barriers are provided in accord with
the UDC 11-3A-17E; or, the parkways should be widened to a minimum of 8 feet if root
barriers are not provided.
b. Depict a minimum 20-foot wide street buffer adjacent to E. Wainwright Drive on Lot 4,
Block 4 landscaped in accord with the standards listed in UDC 11-3B-7C, per UDC 11-3B-
7C.2a.
1.1.6 The existing 6-foot tall wood fence at the back of the sidewalk adjacent to Wainwright Drive on
Lot 4, Block 4 shall be removed prior to signature on the final plat by the City Engineer as it does
not comply with standards listed in UDC 11-3A-7 and UDC 11-3B-7C.2c.
1.1.7 The applicant shall submit a detail of the proposed playground equipment with the final plat
application.
1.1.8 The existing barn on proposed Lot 5, Block 4 shall be removed prior to signature on the final plat
by the City Engineer.
-2-
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
Table 11-2A-6.
1.2.2 Comply with all provisions of 11-3A-3 with regard to access to streets.
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.
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 11-3C-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 11-3B-10.
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 11-3G-3F1.
1.3.3 The project is subject to all current City of Meridian ordinances and previous conditions of
approval associated with this site (AZ-OS-047).
1.3.4 The applicant and/or properly 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.
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1.3.6 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 11-3A-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-
3A-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.
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 may be accepted for other improvements in accord with
UDC 11-SC-3C.
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-3C2.
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 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.
2. PUBLIC WORKS DEPARTMENT
2.1 The sanitary sewer main intended to provide service to this development is currently under
construction in E. Milford Street. 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 Two domestic water mains are intended to provide service to this development; one currently
exists in E. Wainwright Drive, and the other one is under construction in E. Milford Street. 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 Domestic water and sewer service is contingent on the orderly completion of the utilities within
Zebulon Village Subdivision to the west. Due to fire flow concerns, the water main in E. Milford
Street must be completed and activated, and the sanitary sewer main must be completed and
tested prior to any building activity in this subdivision.
2.4 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.
2.5 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 should be required to use any existing surface or
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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.
2.6 All existing structures that are required to be removed shall be prior to signature on the final plat
by the City Engineer.
2.7 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 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.
2.8 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.
2.9 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.
2.10 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.
2.11 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.
2.12 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.
2.13 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.
2.14 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.
2.15 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.16 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.17 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.18 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.
2.19 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.
2.20 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
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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.
2.21 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.
2.22 100 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
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.
2.23 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 887-2211.
2.24 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 _~. 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 The Fire Department has no concerns related to the site design submitted with the application.
5. REPUBLIC SERVICES
5.1 Republic Services has no comments on this application.
6. PARKS DEPARTMENT
6.1 The Parks Department has no comments on this application.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 Site Specific Conditions of Approval
7.1.1 Correct deficiencies or replace deteriorated facilities along Wainwright Drive abutting the site,
such as sidewalk, curb, gutter, pedestrian ramps, etc.
7.1.2 Construct all internal streets as proposed, with 36 foot street sections with rolled curb, gutter, 6
foot wide landscape buffers, and 5 foot detached sidewalks.
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7.1.3 Provide a permanent right-of--way easement for sidewalk placed outside of the dedicated right-of-
way for all internal roads. The easement shall encompass the entire area between the right-of--way
line and 2 feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly
within the public right-of--way or wholly within an easement.
7.1.4 Provide a minimum offset of 125 feet from any other street for all local internal roadways, as
proposed (measured centerline to centerline).
7.1.5 Construct Milford Street as a 36 foot street section with curb, gutter, 6 foot wide landscape buffer
and 5 foot wide detached sidewalk with a length of 144 feet (measured centerline to near edge),
as proposed.
7.1.6 Install a sign at the terminus of the stub street, Milford Street, stating that, "THIS ROAD WILL
BE EXTENDED IN THE FUTURE."
7.1.7 Pave the existing driveway onto Wainwright Drive its full width and at least 30 feet into the site
beyond the edge of pavement of the roadway.
7.1.8 Payment of impacts fees are due prior to issuance of a building permit.
7.1.9 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 ACHD 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 applicant's engineer should
provide documentation of ADA compliance to District Development Review staff for
review.
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
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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.
7.2.12 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 ACHD Commission.
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C. Required Findings from Unified Development Code
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.
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, AC1-ID, 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.
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 the Commission is unaware.
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