Statement of Compliance V1APPROVED
DA E. 04/25/22
BEFORE THE MERIDIAN CITY COUNCIL
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF 72 BUILDING
LOTS AND 11 COMMON LOTS ON
26.4 ACRES OF LAND IN THE R4
ZONING DISTRICT FOR
QUARTET NORTHEAST NO. 1
BY: BRIGHTON DEVELOPMENT
APPLICANT
HEARING DATE: NOVEMBER 4, 2020
ORDER APPROVAL DATE: NOVEMBER 17, 2020
CASE NO. FP-2020-0003
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on November 4, 2020 for final plat approval
pursuant to Unified Development Code (UDC) 11-6B-3 and the Council finding that the
Administrative Review is complete by the Planning and Development Services Divisions of the
Community Development Department, to the Mayor and Council, and the Council having
considered the requirements of the preliminary plat, the Council takes the following action:
IT IS HEREBY ORDERED THAT:
1. The Final Plat of "PLAT SHOWING QUARTET NORTHEAST SUBDIVISION
NO. 1, LOCATED IN A PARCEL OF LAND SITURATED IN THE S 1/Z OF
THE NW 1/4 OF SECTION 34, TOWNSHIP 4 NORTH, RANGE 1 WEST,
BOISE MERIDIAN, CITY OF MERIDIAN, ADA COUNTY, IDAHO, 2020,
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR QUARTET NORTHEAST NO. 1 FP-2020-0003
Page 1 of 3
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APPROVED
DA E. 04/25/22
HANDWRITTEN DATE: 09/10/2020, by AARON L. BALLARD, PLS, SHEET
1 OF 5," is conditionally approved subject to those conditions of Staff as set forth
in the staff report to the Mayor and City Council from the Planning and
Development Services divisions of the Community Development Department
dated November 4, 2020, a true and correct copy of which is attached hereto
marked "Exhibit A" and by this reference incorporated herein.
2. The final plat upon which there is contained the certification and signature of the
City Clerk and the City Engineer verifying that the plat meets the City's
requirements shall be signed only at such time as:
2.1 The plat dimensions are approved by the City Engineer; and
2.2 The City Engineer has verified that all off -site improvements are
completed and/or the appropriate letter of credit or cash surety has been
issued guaranteeing the completion of off -site and required on -site
improvements.
NOTICE OF FINAL ACTION
AND RIGHT TO REGULATORY TAKINGS ANALYSIS
The Applicant is hereby notified that pursuant to Idaho Code § 67-8003, the Owner may
request a regulatory taking analysis. Such request must be in writing, and must be filed with the
City Clerk not more than twenty-eight (28) days after the final decision concerning the matter at
issue. A request for a regulatory takings analysis will toll the time period within which a Petition
for Judicial Review may be filed.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR QUARTET NORTHEAST NO. 1 FP-2020-0003
Page 2 of 3
Page 209
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APPROVED
DATE 04/25/22
FU NLWIER: FPS- G22a 11
Please take notice that this is a final action of the governing body of the City of
Meridian, pursuant to Idaho Code § 67-6521. An affected person being a person who has an
interest in real property which may be adversely affected by this decision may, within twenty-
eight (28) days after the date of this decision and order, seek a judicial review pursuant to Idaho
Code§ 67-52.
By action of the City Council at its regular meeting held on the
November , 2020.
Attest:
�E iDR IAN#-
•FO
City Clerk
17th
By:
f
Robert E. Simison
Mayor, City of Meridian
day of
Copy served upon the Applicant, Planning and Development Services Divisions of the Community
Development Departmentf and City Attorney.
By: V+ `� �lJ Dated: 11 / 17/2020
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR QUARTET NORTHEAST NO. 1 FP-2020-0003
Page 3 of 3
Page 210
EXHIBIT A
APPROVED
DATE: 04/25/22 F REPORT
FKE NEIABER FPs-zozzaoi i
UNITY DEVELOPMENT DEPARTMENT
HEARING 11/4/2020
DATE:
TO: Mayor & City Council
FROM: Sonya Allen, Associate Planner
208-884-5533
SUBJECT: FP-2020-0003
Quartet Northeast No. 1
LOCATION: East side of N. Black Cat Rd., '/4 mile
south of W. McMillan Rd., in the NW '/4
of Section 34, Township 4N., Range
1 W.
I. PROJECT DESCRIPTION
E IDIAN
Final plat consisting of 72 buildable lots & 11 common lots on 26.4 acres of land in the R4 zoning
district.
II. APPLICANT INFORMATION
A. Applicant:
Kody Daffer, Brighton Development — 2929 W. Navigator Rd., Meridian, ID 83642
B. Owner:
Brighton Development, Inc. — 2929 W. Navigator Rd., Meridian, ID 83642
C. Representative:
Same as Applicant
III. STAFF ANALYSIS
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat (H-2020-0017) in accord with the requirements listed in UDC 11-6B-3C.2.
In order for the proposed final plat to be deemed in substantial compliance with the approved
preliminary plat as set forth in UDC 11-6B-3C.2, the number of buildable lots cannot increase and the
amount of common area cannot decrease. Staff has reviewed the proposed plat and the number of
buildable lots in Block 3 has decreased by one (1) and the common open space is substantially the
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APPROVED
o4/25/22 [e- Therefore, Staff deems the proposed final plat to be in substantial compliance with the
oaTe roved preliminary plat as required.
RE MUM.. FPS- G22-0011
Staff recommends approval of the proposed final plat with the conditions noted in Section VI of this
report.
V. EXHIBITS
A. Preliminary Plat (dated: 1/31/2020)
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APPROVED
)N:E' 04/25/22
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B. Final Plat (dated: 9/10/20)
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APPROVED
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APPROVED
DAT 04/25/22
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APPROVED
DAT 04/25/22
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APPROVED
)A:E
04/25/22 riPlanning
Y/AGENCY COMMENTS & CONDITIONS
:IJ ;UiJBER.FPS--2 Division
Specific Conditions:
1. Applicant shall meet all terms of the approved annexation (Development Agreement - Inst.
#2020-146961) and preliminary plat (H-2020-0017) applications approved for this site.
2. The applicant shall obtain the City Engineer's signature on the subject final plat within two years
of the City Council's approval of the preliminary plat (by August 11, 2022); or apply for a time
extension, in accord with UDC 11-613-7.
3. Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
4. The final plat prepared by KM Engineering, stamped by Aaron Ballard, dated: 9/10/2020,
included in Section V.B shall be revised as follows:
a. Note #13: Include the recorded instrument number of the ACHD landscape license
agreement. DeP-C
b. Note #14: Include the recorded instrument number of the ACHD public right-of-way
easement. D&.%L
c. Note #18: Include N. Torbin Way.
d. Note # 19: Exclude Lot 6, Block 3 from being servient to and containing the ACHD
stormwater drainage system; or, graphically depict the easement location on the lot (it's not
currently shown). D v4p
e. Include the recorded instrument number of the ACHD permanent easement on Sheet 3. 3b%k+i,
f. Depict a lot number on Lot 7, Block 3 on Sheet 1. 0614t
A copy of the revised plat shall be submitted for City Engineer signature.
5. The landscape plan prepared by KM Engineering, dated 09/3/2020, included in Section V.C, shall
be revised as follows:
a. If any existing trees are proposed to be removed from the site, the Applicant shall schedule an
inspection with the City Arborist, Matt Perkins, prior to removal of any such trees to vas
determine mitigation requirements in accord with the standards listed in UDC 11-313-10C.5.
Mitigation information shall be included in the calculations table on the plan if applicable.
b. If the unimproved right-of-way is 10 feet or greater from the edge of pavement to edge of
sidewalk or property line, the Developer is required to maintain a 10 foot compacted shoulder
meeting the construction standards of ACHD and landscape the remainder with lawn or other
vegetative ground cover as set forth in UDC 11-313-7C.5. A license agreement for
improvements within the right-of-way is required between the property owner and ACHD.
c. Depict the location of the swimming pool and children's play equipment on Lot 9, Block 4;
include a detail of the play equipment. Dpvv,
6. Construction of the common driveways on Lots 10 and 16, Block 1, and Lot 21, Block 3 shall
comply with the standards listed in UDC 11-6C-3D and with the exhibits in Section V.D. v+r"
7. Provide address signage at the entrance to the common driveways at the public street for homes
accessed by common driveways for emergency wayfinding purposes; and sign the common v,J1,A4
driveways with "No Parking — Fire Lane" signs as set forth in IFC D 103.6 Signs.
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APPROVED
DATL 04/25/22
FILE NUMBER: FPS z011 1 i
The existing home to be retained on Lot 2, Block 1 is required to disconnect from private systems
and hook up to City water and sewer service within 60 days of such services becoming available
as set forth in MCC 9-14 and 94-8 respectively. Existing wells may be used for irrigation
purposes only.
0"kdAl 9. The existing home to be retained on Lot 2, Block 1 is required to be assigned a new address with
subdivision of the property.
0AA10 10. The bridge across the Five Mile Creek and the gravel fire access road from Black Cat Rd. in the
location where the collector street is proposed shall be constructed for emergency access for any
development over 30 homes/lots as approved by the Fire Department.
11. The Five Mile Creek/Drain shall be protected during construction.
12. The rear and/or side of structures on lots that face N. Black Cat Rd. (i.e. Lots 6 and 7, Block 3),
0-1-1 an arterial street, and N. Torbin Way (i.e. Lot 37, Block 3 and Lot 2, Block 4), a collector street
shall incorporate articulation through changes in two or more of the following: modulation (e.g.
projections, recesses, step -backs, pop -outs), bays, banding, porches, balconies, material types, or
other integrated architectural elements to break up monotonous wall planes and roof lines that are
visible from the subject public street. Single -story structures are .exempt from this requirement.
b5m A�W_) Prior to signature of the final plat by the City Engineer, the applicant shall provide a letter from
the United States Postal Service stating that the applicant has received approval for the location of
mailboxes. Contact the Meridian Postmaster, Sue Prescott, at 887-1620 for more information.
14. All fencing shall comply with the standards of UDC l 1-3A-7C.
vt,e 15. A 14-foot wide public pedestrian easement shall be submitted to the Planning Division for the 10-
foot wide multi -use pathway along the Five Mile Creek, prior to signature on the final plat by the
S^ City Engineer.
ul �o 16. The existing access via Black Cat Rd. for the home proposed to remain on Lot 2, Block 1, shall
be removed.
0_�IZAA 17. All existing structures that don't comply with the setback standards listed in UDC 11-2A-6 shall
be removed from the site prior to signature on the final plat by the City Engineer.
18. A Certificate of Zoning Compliance and Design Review application is required to be submitted
�1 and approved prior to submittal of any building permit applications for the swimming pool
�>►+',facility.
19. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat and/or
development agreement does not relieve the Applicant of responsibility for compliance.
t.V B. Public Works
Site Specific Conditions:
The street light plan submitted with the construction plans appear to meet city requirements based
on a preliminary review.
2. A Floodplain Development Permi ;quired. A hydraulic study was completed for The Oaks
Subdivision. Phase #1 of this development has no buildings in the floodplain. The permit is
needed for site work.
3. Slope between sanitary sewer manhole SSMH #C-1/SSMH #A-4 and SSMH #E-1/SSMH #A-5
%61h4t are too steep. Maximum allowable slope is 5%.
4. Angles between in and out sewer main piping at SSMH #E-1 needs to be 90 degrees minimum.
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At the end of the 8-inch water main at W. Mirmonte Dr. and N. Torbin Way, the water model
predicts "close to" 20 psi pressure at our minimum required fire flow of 1500 gpm. An on -site
flow test must be conducted at that farthest hydrant near the eastern end of Phase 1 to verify flow
prior to acceptance of the installed infrastructure. If the field flow test results in a lower pressure
than 20 psi, there is a potential for the restriction of building for a few lots until the second
connection is completed though Quartet SE.
6. From the preliminary investigation of groundwater elevation provided in the Preliminary Plat
application, it appears that shallow groundwater may be a factor with the development of this
subdivision. Additional monitoring and analysis shall be required to ensure that homes
constructed within this development do not encounter groundwater within their crawl spaces.
Updated data and recommendations from a geotechnical professional shall be required with the
submittal of construction design drawings.
7. A portion of this project lies within the Meridian Floodplain Overlay District. Prior to any
development occurring in the Overlay District, a floodplain permit application, including
hydraulic and hydrologic analysis is required to be completed and submitted to the City and
approved by the Floodplain Administrator per MCC 10-6.
General Conditions:
8. Sanitary sewer service to this development is available via extension of existing mains adjacent to
the development. 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.
9. Water service to this site is available via extension of existing mains adjacent to the development.
The applicant shall be responsible to install water mains to and through this development,
coordinate main size and routing with Public Works.
10. All improvements related to public life, safety and health shall be completed prior to occupancy of
the structures. Where approved by the City Engineer, an owner may post a performance surety for
such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC
11-5C-3B.
11. 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.
12. A letter of credit or cash surety in the amount of 110% will be required for all incomplete fencing,
landscaping, amenities, pressurized irrigation, prior to signature on the final plat.
13. The City of Meridian requires that the owner post with the City a performance surety in the amount
of 125% of the total construction cost for all incomplete sewer, water 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 applicant shall be required to enter into a Development Surety Agreement with the City
of Meridian. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or
bond. Applicant must file an application for surety, which can be found on the Community.
Development Department website. Please contact Land Development Service for more
information at 887-2211.
14. 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, and water infrastructure for a duration
of two years. This surety amount will be verified by a line item final cost invoicing provided by the
owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
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DA EI 04/25/22
deposit or bond. Applicant must file an application for surety, which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-2211.
15. In the event that an applicant and/or owner cannot complete non -life, non -safety and non -health
improvements, prior to City Engineer signature on the final plat and/or prior to occupancy, a surety
agreement may be approved as set forth in UDC 11-5C-3C.
16. 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.
17. 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.
18. Applicant shall be responsible for application and compliance with any Section 404 Permitting that
may be required by the Army Corps of Engineers.
19. Developer shall coordinate mailbox locations with the Meridian Post Office.
20. All grading of the site shall be performed in conformance with MCC 11-I 4B.
21. 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.
22. 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.
23. 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.
24. 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.
25. Street light plan requirements are listed in section 6-7 of the Improvement Standards for Street
Lighting(http://www.meridiancity.org/public_works.aspx?id=272). 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. The contractor's
work and materials shall conform to the ISPWC and the City of Meridian Supplemental
Specifications to the ISPWC. Contact the City of Meridian Transportation and Utility Coordinator
at 898-5500 for information on the locations of existing street lighting.
26. The applicant shall provide easement(s) for all public water/sewer mains outside of public right of
way (include all water services and hydrants). The easement widths shall be 20-feet wide for a
single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat, but rather
dedicated outside the plat process using the City of Meridian's standard forms. The easement shall
be graphically depicted on the plat for reference purposes. Submit an executed easement (on the
form available from Public Works), a legal description prepared by an Idaho Licensed Professional
Land Surveyor, which must include the area of the easement (marked EXHIBIT A) and an 81 /2" x
11" 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
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plat referencing this document. All easements must be submitted, reviewed, and approved prior to
signature of the final plat by the City Engineer.
Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
28. 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 Water Department at (208)888-
5242 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.
29. Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-14 and 9 4 8. Contact the Central District Health Department for abandonment
procedures and inspections.
30. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 9-1-28.C.1). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single -point
connection to the culinary water system shall be required. If a single -point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
development plan approval.
31. All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting,
crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC
11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any
other applicable law or regulation.
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