HomeMy WebLinkAboutZ - FP Approval COMMUNITY DEVELOPMENT C��fEPIDIAN*,,--,
DEPARTMENT REPORT
HEARING 1/27/2026 Legend T u il
DATE:
Project Location
TO: Mayor& City Council :::Area of Impact
�= City Limits
FROM: Linda Ritter,Associate Planner O Analysis z\ '
208-884-5533
Iritter@meridiancity.org
APPLICANT: Ben Thomas, Civil Innovations, PLLC '
_- - ---
SUBJECT: FP-2025-0031 L
Hadler Subdivision No. 3 Final Plat
LOCATION: Located at the intersection of Locust e
Grove and E.Via Roberto Street on the
east side of Locust Grove, in the NW 1/4
of the SW 1/4 of Section 5,Township
2N,Range 1 E.
I. PROJECT OVERVIEW
A. Summary
Final Plat consisting of 27 building lots and 1 common lots on 3.28 acres of land in the R-15
zoning district for Hadler Subdivision No. 3.
B. Issues/Waivers
None
C. Recommendation
Staff recommend 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) Residential -
Existing Zoning R-15 VLA.2
Adopted FLUM Designation Medium Density Residential VI.A.3
Note: See City/Agency Comments and Conditions Section and public record for all department/agency
comments received. Hadler No. 3 FP-2025-0031 (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-2022-0064) as required by UDC 11-6B-3C.2. The submitted final plat is for the third 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
I. Applicant shall comply with all previous conditions of approval associated with this
development: H-2022-0064(ALT,PS,AZ,PP),DA Inst. #2023-023846,FP-2024-0002 and
FP-2025-0001.
2. The final plat shown in Section V.B,prepared by Idaho Survey Group,LLC, stamped on
1/13/25 by Michael S. Byrns, shall be revised prior to signature on the final plat by the City
Engineer, as follows:
a. Note#9: Include the instrument number for the ACHD license agreement.
b. Per UDC I I-2A-3H, in no case shall a development propose less than a five-foot setback
adjacent to a property that is not part of the development application and properties shall
provide adequate area to maintain drainage on the site. Revise the plat map to show a
larger easements on Lot 26,Block 2 and Lot 39,Block 4.
3. The landscape plan prepared by Jensenbelts Associates, dated 11/19/25, shall be revised as
follows:
a. Revise the landscape plan to show the grassy area in front of the detached sidewalk along
E. Via Roberto Street.
4. Future development shall be consistent with the minimum dimensional standards listed in
UDC Table 11-2A-7 for the R-15 zoning district.
5. All fencing shall be installed in accordance with UDC 11-3A-7.
6. 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.
7. The Applicant shall comply with all ACHD conditions of approval.
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.
9. Prior to the City Engineer's signature on each final plat, a 14-foot wide public pedestrian
easement shall be submitted to the Planning Division and recorded for the multi-use pathways
along S. Locust Grove as required by the Park's Department,unless ACHD requires an
easement within their right-of-way.
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(May 7, 2024) in accord with UDC 11-613-7, in order for the final plat
to remain valid; or a time extension may be requested.
12. Staff s failure to cite all relevant UDC requirements does not relieve the applicant from
compliance.
City of Meridian I Department Report III. 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 11-3B-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
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
City of Meridian I Department Report IV. City/Agency Comments &Conditions
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 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(IDWR). The Developer, Owner, or project 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. If wells are to be abandoned,the
City of Meridian I Department Report IV. City/Agency Comments &Conditions
project owner or their representative must contact the IDWR Groundwater Protection Section
(Aaron Skinner, Hydrogeologist 208-287-4972)BEFORE any work is done to decommission
an existing well(even if it is believed that the well is less than 18 ft deep). Proof of
communication with IDWR must be submitted to the City prior to any work being done to
decommission the well. Failure to communicate with IDWR may result in additional work
and expense to decommission the well.
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.
V. ACTION
A. Staff:
Staff recommends 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
' � 1
ct Location
. of Impact
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4. Planned Development Map
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City of Meridian Department Report VI. Exhibits
B. Final Plat(date: 11/19/2025)
Plat Showing
Hadley Subdivision No.3
A Portion of Lot 1.Black I.Rescue Ranch 5uhdivieion.
Situated in the North Half of the Sauthont Ouatar of Section 5,
T.—hip 2 North,Range 1 East,Boise Merldlon,City of Meridian,Ada County,Idaho.
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City of Meridian Department Report VI. Exhibits
C. Preliminary Plat(date: 11/01/2022)
HADLER SUBDIVISION _
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City of Meridian Department Report VI. Exhibits
D. Landscape Plan(date: 11/19/2025)
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City of Meridian Department Report VI. Exhibits
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City of Meridian Department Report VI. Exhibits
E. Qualified Open Space Exhibit(date: 1/30/2025)
Open Space—The Hadler Neighborhood will provide 3.51 acres of landscaped common area, including a
large neighborhood parr{2+AC.}and an amazing 2,446 L.F.of regional pathway that will extend and
connect the City of Meridian Regional Pathway System, landscaped interior pathways, landscaped end
caps on each block,and landscaped arterial and collector street frontages.The area of Qualifying open
space equals 3.51 AC. (17.6°l0),which far exceeds the City Code requirement of 15%.
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City of Meridian I Department Report VI. Exhibits
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City of MeridianDepartment Report 1