Oak Leaf Subdivision No. 2 FP-15-019BEFORE THE MERIDIAN CITY COUNCIL
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF 11 SINGLE-
FAMILY RESIDENTIAL LOTS ON
7.99 ACRES OF LAND IN THE R-2
ZONING DISTRICT FOR OAK
LEAF SUBDIVISION NO.2
BY: OAK LEAF DEVELOPMENT
COMPANY INC.
APPLICANT
HEARING DATE: JUNE 16, 2015
CASE NO. FP -15-019
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on June 16, 2015 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:
The Final Plat of "PLAT SHOWING OAK LEAF SUBDIVISION NO. 2,
LOCATED IN THE SW '/a OF SECTION 22, TAN., R.1 W., B.M., MERIDIAN,
ADA COUNTY, IDAHO, 2015, HANDWRITTEN DATE: 05111115, PATRICK
A. SCHEFFLER, PLS, SHEET 1 OF 3," is approved subject to those conditions
in the staff report to the Mayor and City Council from the Planning and the
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR OAK LEAF SUBDIVISION NO. 2 (FP -15-019)
Page I of 3
Development Services Divisions of the Community Development Department,
dated June 16, 2015, a true and correct copy of which is attached hereto marked
"Exhibit A" and by this reference incorporated herein, and the response letter
from Bang Semple, RiveRidge Engineering, a true and correct copy of which is
attached hereto marked "Exhibit B" 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.
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 OAK LEAF SUBDIVISION NO. 2 (FP -15-019)
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 ajudicial review pursuant to Idaho
Code§ 67-52.
By action of the City Council at its regular meeting held on the ow day of
'A LLA t - , 2015.
IN
J2pKED nU�<
Attest: GDrS s�
' I 0 � City of
e IDAHOI
Jay Ho an SEAL
City Clerk 'Fk
°�(4e �➢.EAS�R
,a%'el
Tammy de e rd
Mayor, City f Meridian
Copy served upon the Applicant, Planning Division, Public Works Department, and City
Attorney.
By: Dated:
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR OAK LEAF SUBDIVISION NO.2 (FP -15-019)
Page 3 of 3
EXHIBIT A
Oak Leaf Subdivision No. 2 - FP-15-019 PAGE 1
STAFF REPORT
MEETING DATE: June 16, 2015
TO: Mayor and City Council
FROM: Bill Parsons, Planning Supervisor
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: FP-15-019 – Oak Leaf Subdivision No. 2
I. APPLICATION SUMMARY
The applicant, Oak Leaf Development Company, Inc., has applied for final plat (FP) approval of
eleven (11) single-family residential lots on approximately 7.99 acres of land in the R-2 zoning
district.
II. STAFF RECOMMENDATION
Staff recommends approval of the Oak Leaf Subdivision No. 2 final plat based on the analysis
provided below in Section V.
III. PROPOSED MOTION
Approval
I move to approve File Number FP-15-019 as presented in the staff report for the hearing date of June
16, 2015, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number FP-15-019, as presented during the hearing on June 16, 2015, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number FP-15-019 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 subject property is located north of W. Chinden Boulevard and west of N. Jayker Way in the
SW¼ of Section 22, Township 4 North, Range 1 West. (Parcel #S0422244652 & S0422314912)
B. Applicant(s):
Oak Leaf Development Company Inc.
7270 N. Tree Haven Place
Meridian, ID 83646
C. Representative:
Barry Semple
RiveRidge Engineering
2447 S. vista Avenue
Boise, ID 83705
EXHIBIT A
Oak Leaf Subdivision No. 2 - FP-15-019 PAGE 2
V. STAFF ANALYSIS
The proposed final plat depicts eleven (11) single family residential lots on approximately 7.99 acres
of land in an R-2 zoning district. This is the final phase of the approved Spurwing Greens preliminary
plat (PP-10-001). The average lot size is 27,205 square feet. The gross density of the development is
1.31 dwelling units per acre with a net density of 1.60 dwelling units per acre.
Qualifying open space proposed for this phase consists of 8-foot wide parkways adjacent to W. Sugar
Tree Drive and N. Pinseeker Place. The submitted final plat does not include the two (2) common lots
along the north side of W. Sugar Tree Drive approved with the Spurwing Greens preliminary plat.
The required open space was relocated with previous phases as allowed by the UDC.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat (PP-10-001). Because the number of buildable lots has decreased by one (1) lot and the open
space is consistent with the overall open space approved with the preliminary plat, staff deems the
final plat to be in substantial compliance as required by UDC11-6B-3C.2.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved preliminary plat (PP-10-001) and recorded
development agreements (Instrument No. 106151218; 10702555; 107141993; and 110059432)
for this subdivision.
2. The final plat prepared by Idaho Survey Group, stamped on 05/11/15 by Patrick J. Scheffler, shall
be revised as follows:
a. Add a note on the plat the states the plat is subject to recorded development agreements
recorded as Instrument No(s). 106151218; 10702555; 107141993; and 110059432.
3. The landscape plan, prepared by Jensen Belts Associates, dated 05/11/15 is approved as
submitted.
4. All fencing installed on the site must be in compliance with UDC 11-3A-6 and 11-3A-7.
Temporary construction fencing to contain debris shall be installed at the subdivision boundary
prior to release of building permits for this subdivision.
5. The applicant shall obtain the City Engineer’s signature on a final plat within two years of City
Council approval of the preliminary plat (by June 23, 2016), in accord with UDC 11-6B-7.
6. Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
7. Prior to submittal for the City Engineer’s signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
8. The street light spacing shown on the Final Plan Roadway Plan and Profile does not meet City
standards. An additional light will be required as maximum spacing is 220'. Also, the light at the
intersection with W Sugar Tree Dr. needs to be moved to the green strip and oriented so that it is
facing perpendicular to Sugar Tree Dr. A street light plan will need to be submitted on its own
sheet per the street light plan requirements listed in section 6-5 of the Improvement Standards for
Street Lighting. A copy of the standards can be found at
http://www.meridiancity.org/public_works.aspx?id=272
9. Future homes constructed within the subdivision must comply with the submitted elevations
approved with the recorded development agreement (instrument #110059432).
10. Prior to the issuance of any building permits, the property shall be subdivided in accordance with
the UDC.
EXHIBIT A
Oak Leaf Subdivision No. 2 - FP-15-019 PAGE 3
11. 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.
12. The applicant shall connect the existing home on Lot 4, Block 1 of Oak Leaf Subdivision No. 1 to
City sewer as proposed with the submitted construction drawings.
VII. ONGOING CONDITIONS OF APPROVAL
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.
2. The applicant and/or property 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.
3. The applicant has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 11-3A-11.
4. 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.
VIII. PROCESS CONDITIONS OF APPROVAL
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.
2. The applicant shall complete all improvements related to public life, safety, and health as set forth
in UDC 11-5C-3B. A surety agreement may be accepted for other improvements in accord with
UDC 11-5C-3C.
3. The applicant shall pay any applicable impact fees prior to the issuance of a building permit.
IX. GENERAL REQUIREMENTS
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. Street signs are to be in place, sanitary sewer and water system shall be approved and activated,
temporary fencing installed, drainage lots constructed, road base approved by the Ada County
Highway District (ACHD) and the Final Plat for this subdivision shall be recorded, prior to
applying for building permits.
3. A letter of credit or cash surety in the amount of 110% will be required for all incomplete
pressurized irrigation, prior to signature on the final plat.
4. 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
EXHIBIT A
Oak Leaf Subdivision No. 2 - FP-15-019 PAGE 4
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.
5. 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.
6. All development improvements, including but not limited to sewer, water, and pressurized
irrigation shall be installed and approved prior to obtaining certificates of occupancy, or as
otherwise allowed by UDC 11-5C-1.
7. 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.
8. 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.
9. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
10. All grading of the site shall be performed in conformance with MCC 11-12-3H.
11. 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.
12. 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.
13. 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.
14. 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.
15. 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. Contact the City of
Meridian Transportation and Utility Coordinator at 898-5500 for information on the locations of
existing street lighting.
EXHIBIT A
Oak Leaf Subdivision No. 2 - FP-15-019 PAGE 5
16. 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 document. All easements must be
submitted, reviewed, and approved prior to development plan approval.
17. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
18. 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.
19. 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.
20. 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
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.
21. 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 tiled 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.
X. EXHIIBITS
A. Vicinity Map
B. Approved Preliminary Plat (PP-10-001)
C. Proposed Final Plat (dated: 05/11/15)
D. Proposed Landscape Plan (dated: 05/11/15)
EXHIBIT A
Oak Leaf Subdivision No. 2 - FP-15-019 PAGE 6
Exhibit A – Vicinity Map
EXHIBIT A
Oak Leaf Subdivision No. 2 - FP-15-019 PAGE 7
Exhibit B – Approved Preliminary Plat (PP-10-001)
EXHIBIT A
Oak Leaf Subdivision No. 2 - FP-15-019 PAGE 8
Exhibit C – Proposed Final Plat (dated: 05/11/15)
EXHIBIT A
Oak Leaf Subdivision No. 2 - FP-15-019 PAGE 9
Exhibit D – Proposed Landscape Plan (dated: 02/19/15)
RiveRidge
Engineering
Company ,
June 10, 2015
Bill Parsons
City of Meridian Community Development
Planning Division
33 E. Broadway Ave., Suite 102
Meridian, ID 83642
RE: Oak Leaf Subdivision No. 2 FP -15-019
Dear Bill,
We have reviewed the Staff Report for the City Council hearing for the referenced project, scheduled for
June 16, 2015, and are in agreement with the Conditions of Approval. Please let me know if you need
any further information.
Si
13arry S. S ple, P.E.
Project Nqnager
RiveRidge Engineering Company
cc: Doug Carnahan
2447 S. Vista Avenue • Boise, ID 83705
208-344-1180 • 208-344-1182