HomeMy WebLinkAboutBaratza FP-2025-0010 BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: DULY 8, 2025
ORDER APPROVAL DATE: DULY 22, 2025
IN THE MATTER OF THE )
REQUEST FOR FINAL PLAT )
CONSISTING OF 125 BUILDING ) CASE NO. FP-2025-0010
LOTS AND 23 COMMON LOTS )
AND 1 FUTURE PHASE LOT ON ) ORDER OF CONDITIONAL
56.31 ACRES OF LAND IN THE R- ) APPROVAL OF FINAL PLAT
15 AND R-8 ZONING DISTRICTS )
FOR BARATZA SUBDIVISION NO. )
1. )
BY: ELLA PASSEY, THE LAND )
GROUP )
APPLICANT )
This matter coming before the City Council on July 8, 2025 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 BARATZA SUBDIVISION NO. 1,
LOCATED IN THE N %2 OF THE NW '/4 OF SECTION 34, TOWNSHIP 4N,
RANGE 1 W, BOISE MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO, 2025,
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(BARATZA SUBDIVISION NO. 1 —FP-2025-0010)
Page 1 of 3
HANDWRITTEN DATE: May 19, 2025, by James R. Washburn, PLS, SHEET 1
OF 9," 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 July 8, 2025, 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(BARATZA SUBDIVISION NO. 1 —FP-2025-0010)
Page 2 of 3
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 22nd day of
July , 2025.
By:
Robert E. Simison 7-22-2025
Mayor, City of Meridian
Attest:
Chris Johnson 7-22-2025
City Clerk
Copy served upon the Applicant,Planning and Development Services Divisions of the Community
Development Department and City Attorney.
By: Dated: 7-22-2025
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(BARATZA SUBDIVISION NO. 1 —FP-2025-0010)
Page 3 of 3
EXHIBIT A
COMMUNITY DEVELOPMENT C��fEPIDIAN*,,--,
DEPARTMENT REPORT
HEARING 7/8/2025 Legend a —s
DATE:
M Project Location
TO: Mayor& City Council Area of Impact
= City Limits
FROM: Linda Ritter,Associate Planner O Analysis
208-884-5533
Iritter@meridiancity.org "P.
APPLICANT: Ella Passey, The Land Group --- -
SUBJECT: FP-2025-0010
Baratza Subdivision No. 1 -FP
LOCATION: Located at the southeast corner of N. -
Black Cat Road and W. McMillian Road
in the North '/2 of the NE '/4 of Section
34,Township 4N.,Range 1W. parcels
SO434212917, SO434212920,
SO434212922, SO434212957,
SO434212965, SO434212971,
SO434212975, SO434212976,
SO434223150, SO434212923
I. PROJECT OVERVIEW
A. Summary
Final Plat consisting of 149 lots (125 building lots,23 common lots and 1 future phase lot) on
56.31 acres of land in the R-15 and R-8 zoning districts for Baratza Subdivision No. 1.
B. Issues/Waivers
None
C. Recommendation
Staff recommends approval of the proposed final plat with the conditions of approval in Section
IV of this staff report.
D. Decision
City of Meridian I Department Report 1. Project Overview
I1. COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Vacant -
Proposed Land Use(s) Single-Family Residential -
Existing Zoning Olin. R-8/R-15 VI.A.2
Future Land Use Designation Medium Density Residential VI.A.3
Note: See City/Agency Comments and Conditions Section and public record for all department/agency
comments received. Baratza Subdivision No. 1 FP-2025-0010(copy this link into a separate browser).
III. STAFF ANALYSIS
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat(H-2024-0016)as required by UDC 11-6B-3C.2. The submitted final plat is for the first phase of
construction for the approved preliminary plat;therefore,the proposed plat is in substantial
compliance with the approved preliminary plat as required.
IV. CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
1. The applicant shall comply with all previous conditions of approval for this development H-
2024-0016 (AZ,PP); DA Inst.No. 2025-013529.
2. Future development shall be consistent with the minimum dimensional standards listed in
UDC Table 11-2A-7 for the R-8 and R-15 zoning districts.
3. The final plat shown in Section V.B,prepared by The Land Group, stamped on 5/19/2025 by
James R.Washburn, shall be revised prior to signature on the final plat by the City Engineer,
as follows:
a. Note#10: Include the instrument number for the CC&Rs.
b. Note#11: Include the instrument number for the ACHD permanent easement.
c. Note#12: Include the instrument number for the ACHD license agreement
d. Add the recorded instrument number of the City of Meridian sewer and water easement.
4. The landscape plan prepared by The Land Group, stamped on 5/30/2025 by Matthew T.
Adams, shall be revised prior to signature on the final plat by the City Engineer,as follows:
a. Revise the landscape plan to include the total number of parkway trees.
5. The rear and/or sides of 2-story structures that face N. Black Cat Road.,W. McMillian Road
and N. Grand Lakes Way 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. Single-story structures are exempt from this
requirement.
6. All fencing shall be installed in accordance with UDC 11-3A-7.
7. Off-street parking is required to be provided in accord with the standards listed in UDC Table
11-3C-6 for single-family dwellings based on the number of bedrooms per unit.
8. Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-
3A-15,UDC 11-313-6 and MCC 9-1-28.
City of Meridian I Department Report 11. Community Metrics
9. Upon completion of the landscape installation, a written Certificate of Completion shall be
submitted to the Planning Division verifying all landscape improvements are in substantial
compliance with the approved landscape plan as set forth in UDC 11-313-14.
10. The applicant shall obtain the City Engineer's signature on the final plat within two (2)years
of the date of approval of the preliminary plat(i.e. January 7,2025), in accord with UDC I I-
6B-7,in order for the preliminary plat to remain valid; or, a time extension may be requested.
11. The Applicant shall comply with all conditions of ACHD.
12. Staff s failure to cite all relevant UDC requirements does not relieve the applicant from
compliance.
B. Meridian Public Works
SITE SPECIFIC CONDITIONS:
1. The bottom of structural footing shall be set a minimum of 12-inches above the highest
established normal ground water elevation.
2. Maintenance of any irrigation and/or drainage pipes or ditches crossing a lot is the
responsibility of the lot owner unless such responsibility is assumed by an irrigation/drainage
entity or lot owner's association.
GENERAL CONDITIONS:
1. 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.
2. 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.
3. 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-313.
4. 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.
5. 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.
6. 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.
7. 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
City of Meridian I Department Report IV. City/Agency Comments &Conditions
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 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.
8. 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.
9. 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.
10. 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.
11. Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
12. Developer shall coordinate mailbox locations with the Meridian Post Office.
13. All grading of the site shall be performed in conformance with MCC 11-1-4B.
14. 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.
15. 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.
16. 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.
17. 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.
18. 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.
19. 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
City of Meridian I Department Report IV. City/Agency Comments &Conditions
the easement(marked EXHIBIT A) and an 81/2"x I I"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. All easements must be submitted,reviewed, and approved prior to signature of
the final plat by the City Engineer.
20. Applicant shall be responsible for application and compliance with and NPDES permitting
that may be required by the Environmental Protection Agency.
21. Any wells that will not continue to be used must be properly abandoned according to Idaho
Well Construction Standards Rules administered by the Idaho Department of Water
Resources. The Developer's Engineer shall provide a statement addressing whether there are
any existing wells in the development, and if so,how they will continue to be used, or
provide record of their abandonment.
22. Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9 4 8. Contact the Central District Health Department for
abandonment procedures and inspections.
23. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water(UDC 11-3B-6.). 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.
24. 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.
C. Irrigation Districts
1. Settlers Irrigation District
https:llweblink.meridiancity.orglWebLink/Browse.aspx?id=402754&dbid=0&redo=Meridia
nCi
D. Idaho Department of Environmental Quality(DEQ)
https:llweblink.meridiancity.orglWebLink/Browse.aspx?id=402754&dbid=0&redo=MeridianCit
X
E. Idaho Transportation Department(ITD)
https:llweblink.meridiancioy.or lWebLink/Browse.aspx?id=402754&dbid=0&repo=MeridianCit
X
V. ACTION
A. Staff:
Staff recommend approval of the proposed final plat with the conditions of approval in Section
IV of this staff report.
B. City Council:
Pending
City of Meridian I Department Report V. Action
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City of Meridian I Department Report VI. Exhibits
C. Preliminary Plat(date: 5/17/2024)
Baratza Subdivision
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City of Meridian Department Report VI. Exhibits
D. Landscape Plan(date: 5/30/2025)
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City of Meridian I Department Report VI. Exhibits
E. Qualified Open Space Exhibit(date: 11/19/2024)
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APPROVED I Open Space legend: Open Space Calculations:
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QUALIFIEOQRN SPACE OUAIIFIEO OPEN SPACE- R-15 RA LAAnPERIALUSND
5O%Of OTALN ARFpE9URER REQ IURER OPEN SPACE: 226 ACL(15%( 9.7 AC(15%) GROUP
TOTAL REQUIRED OPEN SPACL 12.04 AL 1111 Ill/
I1III�ypy' PARKWAYSIOUALIFIED IRRIGATION EASEMENT a-4yb2i�
v Y� OPEN SPACE) ARFAIIATONS)O IN BUFFER QUALIFIED OPEN SPACE PROVIDED: 1783 AC(22.2%f -
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City of Meridian I Department Report VI. Exhibits
F. Building Elevations(date: 11/19/2024)
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Housing Type Exhibit 0 500, low
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City of Meridian Department Report V1. Exhibits
21 40-Ff WIDE LOTS
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2025 FARMHOUSE 1577 TRADITIONAL 1870 CRAFTSMAN 2025 TRADITIONAL 1870 FARMHOUSE
31 BO-FT WIDE LOTS -
26017RAOI710NAL 2801 CRAFTSMAN 2542 FARMHOUSE 1910 FARMHOUSE
City of Meridian Department Report VI. Exhibits