Heritage Grove No. 3 FP 15-030BEFORE THE MERIDIAN CITY COUNCIL
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF THIRTY ONE (31)
SINGLE FAMILY RESIDENTIAL
LOTS AND FOUR (4) COMMON
LOTS ON 5.36 ACRES OF LAND IN
THE R-15 ZONING DISTRICT FOR
HERITAGE GROVE NO. 3.
BY: GREEN VILLAGE
DEVELOPMENT, INC.
APPLICANT
HEARING DATE: SEPTEMBER 15, 2015
CASE NO. FP -15-030
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on September 15, 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:
1. The Final Plat of "PLAT SHOWING HERITAGE GROVE NO. 3, LOCATED
IN THE SE/40F SECTION 31, TOWNSHIP 4N, RANGE 1E, BOISE
MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO, 2015, HANDWRITTEN
DATE: JULY 31, 2015, GLENN K. BENNET, PLS, SHEET 1 OF 3," is
conditionally approved subject to those conditions of Staff as set forth in the staff
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR HERITAGE GROVE NO. 3 (FP -15-030)
Page 1 of 3
report to the Mayor and City Council from the Planning and Development
Services divisions of the Community Development Department dated September
15, 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 Tucker
Johnson, Green Village Development, Inc., 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.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR HERITAGE GROVE NO. 3 (FP -15-030)
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 _ day of
2015.
CBy;
a- e rd
Mayor, Ci f Meridian
Attest: C���Srz .
City of
ADIAN
yceeo man �� SEAL w,
City Clerk
Copy served upon the Applicant, Planning and Development Services Divisions of the
Community Development Department and City Attorney.
Dated:
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR HERITAGE GROVE NO.3 (FP -15-030)
Page 3 of 3
EXHIBIT A
Heritage Grove Subdivision No. 3 FP-15-030 PAGE 1
STAFF REPORT
MEETING DATE: September 15, 2015
TO: Mayor and City Council
FROM: C.Jay Coles, Assistant City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: FP-15-030 – Heritage Grove No. 3
I. APPLICATION SUMMARY
The applicant has applied for final plat (FP) approval for thirty one (31) single-family residential
building lots and four (4) common lots on approximately 5.36 acres of land in the R-15 zoning
district.
II. STAFF RECOMMENDATION
Staff recommends approval of the Heritage Grove Subdivision No. 3 final plat subject to the
conditions noted in Sections VI and VII below and Findings in Exhibit E. These conditions shall be
considered in full, unless expressly modified or deleted by motion of the City Council.
III. PROPOSED MOTION
Approval
I move to approve File Number FP-15-030 as presented in the staff report for the hearing date of
September 15, 2015, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number FP-15-030, as presented during the hearing on September 15, 2015, for
the following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number FP-15-030 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: (Parcel # S0531449452 and S0531449482)
The site is located on west of N. Locust Grove Road and north of E. Ustick Road in the SE ¼ of
Section 31, Township 4N, Range 1E.
B. Owner(s):
Steve & Bette Gibson Charitable Remainder Unitrust Leon & Larue Johnson Family Trust
1095 Mountain Ridge Road 2453 E Wainwright Drive
Provo, Utah 84604 Meridian, Idaho 83646
EXHIBIT A
Heritage Grove Subdivision No. 3 FP-15-030 PAGE 2
C. Applicant:
Green Village Development
372 S. Eagle Road, Suite #328
Eagle, Idaho 83616
V. STAFF ANALYSIS
The proposed final plat depicts thirty one (31) single-family residential building lots and four (4)
common lots on 5.36 acres of land in the R-15 zoning district. This is the third phase of development
proposed for the Heritage Grove Subdivision. The average lot size proposed for the development is
4,915 square feet. The gross density for this phase of development is 5.79 dwelling units per acre with
a net density of 6.53 dwelling units per acre.
The proposed open space for this phase consists of 8-foot wide parkways along a majority of the
internal local streets (except for the south side of E. Summerheights Drive) and a mew lot (Lot 1,
Block 9). The common open space complies with the overall open space approved with the Heritage
Grove development.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat (PP-14-001). Because the number of building lots shown on the final plat is the same as the
approved preliminary plat and the amount of qualified open space number is consistent with the
approved landscape plan, staff deems the final plat to be in substantial compliance as required by
UDC11-6B-3C.2.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall comply with all terms of the approved annexation (AZ-14-003); preliminary plat
(PP-14-001); planned unit development (PUD-14-001), final plats (FP-14-031 and FP-15-015),
alternative compliance (ALT-15-006) and recorded development agreement (DA #114041277).
2. The applicant shall obtain the City Engineer’s signature on the final plat by January 15, 2017 or
within two (2) years of the City Engineer’s signature on a previous final plat.
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 Civil Survey Consultants, Inc., stamped on July 31, 2015, by Glenn K.
Bennett, shall be revised as follows:
a. Note #7 – delete “centered on said lot line”
b. Note #11 and #16: Insert instrument number.
c. Notes numbered 14, 15, 16, and 17: renumber to 12, 13, 14, and 15, respectively.
d. Graphically depict the public alley width.
5. The landscape plan prepared by The Land Group Inc., dated August 18, 2015, shall be revised as
follows:
a. Provide a detail fencing plan. All fencing shall be installed in accordance with UDC 11-3A-7.
Per UDC 11-3A-7A7a, the applicant is responsible for fencing micropaths to distinguish the
common areas from the private areas. Where the buildable lots abut internal common lots
fencing must either be 4-foot solid or 6-foot open vision.
b. All common open space and site amenities shall be maintained by a homeowner's association
as set forth in UDC 11-3G-3F1.
EXHIBIT A
Heritage Grove Subdivision No. 3 FP-15-030 PAGE 3
c. The 8-foot wide parkways adjacent to the local streets may be installed at the time of lot
development as set forth in UDC 11-6C-3H. The parkways shall be planted in accord with
UDC 11-3A-17E and UDC 11-3B-7C.
d. The landscape plan shall be updated to include the plant materials for Lot 3, Block 1in accord
with UDC 11-3B-7C.
6. All fencing installed on the site shall comply with UDC 11-3A-6 and 11-3A-7. If permanent
fencing does not exist at the subdivision boundary, temporary construction fencing to contain
debris shall be installed around this phase prior to release of building permits for the subdivision.
7. Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the applicant of responsibility for compliance.
8. Prior to the issuance of any new building permit, the property shall be subdivided in accordance
with the UDC.
9. 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, Kimberly Cutler, at 887-1620 for more information.
10. Future homes constructed in this subdivision shall substantially comply with the sample
elevations and design features included in the development agreement recorded as Instrument No.
114021277.
11. All common driveways shall be constructed in accordance with UDC 11-6C-3D, and be paved a
minimum of 20-feet wide with a surface capable of supporting 75,000 lbs. All properties that abut
a common driveway shall take access from the driveway. File a perpetual ingress/egress easement
for all lots that share a driveway. The applicant may record an easement and include the
instrument number on the face of the plat prior to signature of the City Engineer, OR dedicate
said easements via the plat, if a common drive is utilized for said lots.
12. Prior to signature on the final plat, the applicant shall provide an exhibit for Lots 6 and 7, Block 7
that demonstrates the setbacks, building envelope and orientation of the lots in accord with UDC
11-6C-3D.7.
13. A Street Light Plan will be required with the submittal of the civil construction plans. Plan
requirements can be found in section 6-5 of the Improvement Standards for Street Lighting at
http://www.meridiancity.org/public_works.aspx?id=272
14. Coordinate with the City Addressing Specialist to address the homes that take access from the
public alley.
VII. 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. 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.
EXHIBIT A
Heritage Grove Subdivision No. 3 FP-15-030 PAGE 4
3. Street signs are to be in place, sanitary sewer and water system shall be approved and activated,
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.
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. All development improvements, including but not limited to sewer, water, fencing, pressurized
irrigation and landscaping shall be installed and approved prior to obtaining certificates of
occupancy, or as otherwise allowed by UDC 11-5C-1.
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 11-12-3H.
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.
EXHIBIT A
Heritage Grove Subdivision No. 3 FP-15-030 PAGE 5
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. 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.
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 document. All easements must be
submitted, reviewed, and approved prior to development plan approval.
20. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
21. 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.
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 Central District Health for abandonment procedures and
inspections (208)375-5211.
23. 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.
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 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.
VIII. EXHIBITS
A. Vicinity Map
B. Approved Preliminary Plat (PP-14-001)
EXHIBIT A
Heritage Grove Subdivision No. 3 FP-15-030 PAGE 6
C. Proposed Final Plat (stamped/dated: 7/31/15)
D. Proposed Landscape Plan (dated: 8/18/15)
EXHIBIT A
Heritage Grove Subdivision No. 3 FP-15-030 PAGE 7
Exhibit A – Vicinity Map
EXHIBIT A
Heritage Grove Subdivision No. 3 FP-15-030 PAGE 8
Exhibit B – Approved Preliminary Plat (PP-14-001)
EXHIBIT A
Heritage Grove Subdivision No. 3 FP-15-030 PAGE 9
Exhibit C – Proposed Final Plat (stamped/dated: 7/31/15)
EXHIBIT A
Heritage Grove Subdivision No. 3 FP-15-030 PAGE 10
Exhibit D –Proposed Landscape Plan (dated: 8/18/15)
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September 9, 2015
Meridian City Council
33 B. Broadway Ave., Ste. 102
Meridian, Idaho 83642
RE: Heritage Grove Subdivision No. 3 - Final Plat - Agreement with Conditions
Dear Mayor and Council,
I have reviewed the staffreport for this project Heritage Grove No. 3 (FP.15.030) and we
are in agreement with the conditions ofapproval,
Sincerely,