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HomeMy WebLinkAboutBaratza Sub No. 2 FP-2025-0025 BEFORE THE MERIDIAN CITY COUNCIL HEARING DATE: DECEMBER 9, 2025 ORDER APPROVAL DATE: DECEMBER 16, 2025 IN THE MATTER OF THE ) REQUEST FOR FINAL PLAT ) CONSISTING OF 84 BUILDING ) CASE NO. FP-2025-0025 LOTS AND 6 COMMON LOTS ON ) 16.41 ACRES OF LAND IN THE R-8 ) ORDER OF CONDITIONAL ZONING DISTRICT FOR ) APPROVAL OF FINAL PLAT BARATZA SUBDIVISION NO. 2. ) BY: ELLA PASSEY, THE LAND ) GROUP ) APPLICANT ) This matter coming before the City Council on December 9, 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 BARATAZA SUBDIVISION NO. 2, LOCATED IN THE NORTH '/2 OF THE NE '/4 SECTION 34, TOWNSHIP 4N, RANGE I W, BOISE MERIDIAN, MERIDIAN, ADA COUNTY, I DAHO, 2025, HANDWRITTEN DATE: AUGUST 29, 2025, by JAMES R. WASHBURN, ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR(BARATZA SUBDIVISION NO. 2—FP-2025-0025) Page 1 of 3 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 December 9, 2025, a true and correct copy of which is attached hereto marked"Exhibit A"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. 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 ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR(BARATZA SUBDIVISION NO. 2—FP-2025-0025) Page 2 of 3 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 16th day of December , 2025. By: Robert E. Simison 12-16-2025 Mayor, City of Meridian Attest: Chris Johnson 12-16-2025 City Clerk Copy served upon the Applicant,Planning and Development Services Divisions of the Community Development Department and City Attorney. By: Dated: 12-16-2025 ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR(BARATZA SUBDIVISION NO. 2—FP-2025-0025) Page 3 of 3 COMMUNITY DEVELOPMENT WE PI DEPARTMENT REPORT HEARING 12/9/2025 Legend s a DATE: O Project Location TO: City&Mayor Council :::Area of Impact y ri1 _ a! City Limits ® ❑ ® . FROM: Linda Ritter,Associate Planner O Analysis 208-884-5533 � fritter@meridiancity.org APPLICANT: Ella Passey, The Land Group ---- - SUBJECT: FP-2025-0025 Baratza Subdivision No. 2-FPS LOCATION: Located near the southeast corner of N. ; ' - Black Cat Road and W. McMillian Road in the North '/z of the NE 1/4 of Section _ 34,Township 4N.,Range 1 W.parcels I. PROJECT OVERVIEW A. Summary Final Plat consisting of 90 lots(84 building lots, 6 common lots) on 16.41 acres of land in the R-8 zoning district for Baratza Subdivision No. 2. 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 Approved with Conditions City of Meridian I Department Report 1. Project Overview 11. COMMUNITY METRICS Table 1•Land Use Description Details Map Ref. Existing Land Use(s) Vacant - Proposed Land Use Single-Family Residential - Existing Zoning R-8 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. 2 FP-2025-0025 (copy this link into a separate browser). City of Meridian I Department Report II. Community Metrics 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 11-613-3C.2. The submitted final plat is for the second 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 FP- 2025-0010;H-2024-0016(AZ, PP); DA Inst.No. 2025-013529. 2. The final plat shown in Section V.B,prepared by The Land Group, stamped on 8/29/2025 by James R. Washburn, shall be revised prior to signature on the final plat by the City Engineer, as follows: a. Note#12: Include the instrument number for the CC&Rs. b. Note#13: Include the instrument number for the ACHD permanent easement. c. Note#14: Include the instrument number for the ACHD temporary license agreement d. Add the recorded instrument number of the City of Meridian sewer and water easement. e. Add a note stating direct access to Black Cat Road is prohibited. 4. Prior to signature on the Phase 2 Final Plat by the City Engineer,the roundabout at McMillan Road and Black Cat Road shall be constructed and operational. 5. The landscape plan prepared by The Land Group, stamped on 11/19/2025 by Matthew T. Adams is approved as submitted. 6. The rear and/or sides of 2-story structures that face N.Black Cat 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. 7. All fencing shall be installed in accordance with UDC 11-3A-7. 8. 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. 9. 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. 10. 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. 11. 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 11- 613-7, in order for the preliminary plat to remain valid; or, a time extension may be requested. 12. The Applicant shall comply with all conditions of ACHD. 13. Staff s failure to cite all relevant UDC requirements does not relieve the applicant from compliance. City of Meridian I Department Report 111. Staff Analysis 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-3B. 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 11-313-14A. 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 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 City of Meridian I Department Report IV. City/Agency Comments &Conditions 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 11-1-413. 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 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 plat referencing this City of Meridian I Department Report IV. City/Agency Comments &Conditions 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. Idaho Department of Environmental Quality(DEQ) https:llweblink.meridiancity.oLvlWebLink/Browse.aspx?id=420806&dbid=0&repo=MeridianCit X D. Idaho Transportation Department(ITD) https:llweblink.meridianciU.orglWebLink/Browse.aspx?id=420806&dbid=0&repo=Meridian Cit 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: Approval City of Meridian I Department Report V. Action ' 1 1 . ct Location - -. of Impact 0 Analysis _ MCMI�L-L-AN W - J a �IIIIII!' 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Gm���J • •� � I\II IIIIIIIIIIM,, � 111►� � n1I`� II` n Donn■M ♦i,� .'■ .,, �e�d��:.:. lmi�\1 -• ,1. 7i I�S,..III1111:�^.,���9��� B. Final Plat(date: 9/3/2025) Legend Final Plat for Notes Baratza Subdivision Phase 2 NN�,aNNN.amNm �,.N � aN�N Located in the North 1/2 of the Nortwest 1/4 of Section 34, NN..N.N..N .„„dn" Township 4 North,Range 1 West,Boise Meridian, �aaam Boa.,, �r City of Meridian,Ada County,Idahozm.��NN. ,maw NNN.,�N,N,..m.NN„•- ^°^°' 2025 =—ITURNEV—BINSUNARPENNO IN seder r=159 AST aS. ,ax„,"n,._,,. ,",,,�,",=", .V. aaa»,u. ASH Curve Table Llne Table US or«ama�,a�N°�i01..w I ! Detail 1.1 Detail 1.2 .oNaNemNNaUUNsN.N:w,aa. N,.BB,N,,,gea.aah ae ., I Survey Narrative �°�_� �-- �-- � �-- � t SUBDIVISION BNAaB, «f�� I N n sm=asNBe- -ors aEA Referenced Surreys I araaei --1-7-7-rf __rl_7-_rf- __ s Oao:°2 °,m.�°s i i — I� o'o o uo�o'o'® 010 om "] _ ....,N. o,oa ®®o®®oo®®®off ro®o®®®o ®® ®®®�„ 8000000 &04 7880 s THE �,a1 -------- -- — -- — — �gma LAND --1e,wma� u� B.PATTEo ::� GROUP I �avm NVEN—R ND, S U.S SUBB IVISION Na., IVIS_X:AS Final Plat for J F________ BAIATZI aBBBIaIBIBN B iABa, Baratza Subdivision Phase 2� m 2025 TrA 'SUBDIVISION PHASE - �- a.- am � muSr.a. N a��B,�a',l,._ � -a � I Ij g lO Zw BLCCK2' 8 ' Sal 8 x BLCd3 np su I OO IIOO co®�eOe® Npa®`�O� '° cA ��S�W��Fa°e��ASpFIOk°s la .I --------------- -=tea=_- - i _ __ _ _�_ ___-=_--_ e I NA,"a� m Al�" — --- r_Lotrror._ ._ r.tvrgllst, ma�NBE e� mNa aa.3 m� mNa aaea �m„a a SII I� _w.__®m._ _mot_ _10LID! 1°d� BOdbBOdb _B0d0__ _--_ _B-_ON° it am eam mot mot mot _m= e maa ------- I .NNu ma NNNN., QUARTET NORTHEAST SUBDIVISION N..I :QUARTET NORTHEAST SUBDIVISION NS.al I SUBDIVISION E, $al ZSm=�,m� �1 31r' a 'i (D RAiTeA BDINIS PHASE j II IO I O II .aOli le : NI 81 = HIMi I �;I,�a. m -.T�°'a- - amamq',,�0 Ik O yI O m IO AT SV ¢I; B3 6I B� I W 1: qq BLCCK4 a0° F pp (a)o (��a)v g sl =Iry Y o U OI gIO�'ON n - aI' IIIE 41 19 SIB .1 UZ \•/ ly 14 $I I See LOON,DO$heet 1.and CO. 31 - it an a II _ �0 r Q kltl a 81 8 p 8 r+snw 18 �I O m ml aM line Tade BenmSheet3 _ CSI a Is 3g �— JC A` _m�-9rs� _fir as aagl 1:���`ql -ar Qplm� NI SUNS asla an —--„ -�r.m „ RAND, �n i I earaaw� ?OII�t III®& ®f!$ __ _t__ ____ _®°a_ _ �_ _®'m_ _�_ _mot_-�h` ,y u I U➢ 19 s° !1¢ t' I` a --- o I THE - ym a.1 � IO�;p O ®�`O®°O 0 =©g=®R&NA � I' I LAND ®iiii OO�T'm-a BLBCI(10 _ _ la ��Po STAN JOUARTST NORTH F AST SUBDIVISION'wa.2« HBPSStOW SOeaSa T x R1 VINIUN o. - -----�. NNUAV City of Meridian Department Report VI. Exhibits Final Plat for Baratza Subdivision Phase 2 2025 Cum Table Curve Table Curve Table CURVE LENGTH RADIUS DELTA CH RDBEARING CHORD LENGTH CLINE UENGTH RADIUS DELTA CHORD BEARING CHORD LENGTH CUNE LENGTH RADIUS DELTA CHORDBEAMNG CHORDLENGTH 31V Line Table LAND 7HE-a Final Plat for Baratza Subdivision Phase 2 2025 Certificate of Owners ­­T Rcknowle M A ­I'l-1 111 T I I I T.A 4,1,­ ­=1=1=TT.11.111y,I dgme Certificate Of SUMOYOF ­IE 78 8& 9 LV HE IAND GROUP City of Meridian Department Report VI. Exhibits Final Plat for Baratza Subdivision Phase 2 2025 Mproral of Cenhal District Health Certificate of County Surveyor Rpproral of Ada County XlghwaY Rlstriet Certificate of the County Treawrer Rpproral of Ciry Engineer County Recorders Certificate gpproral of CXy Connell �.Mrs.oEem.m.arar,�.Wo�mramauam..o.m�..,ouw.m�v<mwm„r, eu„� � LAND �GROUP City of Meridian Department Report VI. Exhibits C. Preliminary Plat(date: 5/17/2024) Baratza Subdivision oa ZCC2 ..Nci= Preliminary Plat �.--j f-Ij AD LI ---- ----------------------- .......... ........... --------------- ............ 7 III,Line,in. PP-01 City of Meridian Department Report VI. Exhibits A Landscape Plan(date: 9/2/2025) ckmllew W. waP.n aXXXa: n.�,a.arWc Le I I, I I I � ' I PNw2PnlaaLealedatiain wrvxermve d J •�/, �� '- M1ne PralecXon XOM1e•m.••}•�Bw�w.F .� So 1 m N wL' n.wm d - I a I ' uvw,uono,a.,.eonww�a.mn u.,wan, Q= i Ir F 81 Q R C / I Vna cope Plnn =c Landscape Plan-Overview �•- L1.00 City of Meridian I Department Report VI. Exhibits E. Qualified Open Space Exhibit(date: 11/19/2024) c APPROVED I Open Space Legend: Open Space Calculations:—M.—fl THE QWLIFIED OPEN SPACE OUAIIFI EC OPEN SPACE- ��. R-15 RA LAND ARTERIALLANDSCAPE BORER TOTPLAREA 15.06 AC 65MAC 5D%OF TOTAL ARM REQUIRED OPEN SPACE.w 2.26 AC D5%) 9.70 AC(15%) 2MIM OROUP TOTAL REQUIRED OPEN SPACE. 12.D4 AC Ill Ill/ PARKWAYS)QUALIFIED IRRIGATION EASEMENT `\\\4,,AE W 4yb2i� 4 OPEN SPACE) A F AR CNLLNDED IN BORER QUALIFIED T2 LIFIED OPEN SPACE PROVIDED: 1].B3 AC I .2%I AR IATNINS) r rrrrrrn iTr r1 I 31129r2029 —— — — � — — — �— ��------- -- — --J u_ - - - -j 1 I_______________7 � 1--_-- --_------`I III Ir------ --- 1 I _ 41 ----____----- ui -= R'y-a M N C Aa= a I - - •I _ d i M .. a m J TTLIs ��NRM F R II1N v Open Space BMW DD 2� Qpen Seca E bft NnNS NA 1.=25D EX-03 a58 City of Meridian I Department Report VI. Exhibits F. Building Elevations(date: 11/19/2024) ww ry. ww w" .......... IL Housing Type Exhibit 0 500, low DII rizantal Scale: 1. 0 UO Ir I 45-FT WIDE LOTS City of Meridian Department Report V1. Exhibits 2� 40 FT WIDE LOTS EE EM 2025 FARMHOUSE 1577 TRADITIONAL 1870 CRAFTSMAN 2025 TRADITIONAL 1870 FARMHOUSE 31 60-FT WIDE LOTS o a 2542 CRAFTSMAN 2801 TRADITIONAL 2801 CRAFTSMAN 2542 FARMHOUSE 1910 FARMHOUSE City of Meridian Department Report VI. Exhibits G. Emergency Access Exhibit(date: 11/19/2024) F"T'D F1 T-1-77-T-1 177=111 i I I i lu" I f 7-7 4& AgouWlklt City of Meridian Department Report V1. Exhibits