Sundial Circle Subdivision H-2016-0003BEFORE THE MERIDIAN CITY COUNCIL
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF 11 RESIDENTIAL
LOTS ON 2.54 ACRES OF LAND IN
THE R-4 ZONING DISTRICT FOR
SUNDIAL CIRCLE SUBDIVISION
BY: RED OAK DEVELOPMENT,
LLC
APPLICANT
HEARING DATE: MARCH 8, 2016
CASE NO. H-2016-0003
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on March 8, 2016 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 SUNDIAL CIRCLE, LOCATED IN THE
NE 1/40F SECTION 2, T.3N., R.1 W., B.M., MERIDIAN, ADA COUNTY,
IDAHO, 2016, HANDWRITTEN DATE: 01/05/16, CARL PORTER, 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 Development Services
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR SUNDIAL CIRCLE SUBDIVISION (H-2016-0003)
Page 1 of 3
Divisions of the Community Development Department dated February 16, 2016, a
true and correct copy of which is attached hereto marked "Exhibit A" and by this
reference incorporated herein, and the response letter from Jim Coslett, a true and
correct copy of which is attached hereto marked `Exhibit 13" 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 SUNDIAL CIRCLE SUBDIVISION (H-2016-0003)
Page 2 of 3
interest in real property which may be adversely affected by this decision may, within twenty-
eight (2 8) 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
'2016.
By:
, City of Meridian
Attest: -{t,
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City Clerk %° T,. rs
Copy served upon the Applicant, Planning Division, Public Works Department, and City
Attorney.
By:c—n--4�
Dated:
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR SUNDIAL CIRCLE SUBDIVISION (H-2016-0003)
Page 3 of 3
EXHIBIT A
Sundial Circle – H-2016-0003 PAGE 1
STAFF REPORT
Hearing Date: February 16, 2016
TO: Mayor and City Council
FROM: Josh Beach, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: H-2016-0003 – Sundial Circle
I. APPLICATION SUMMARY
The applicant, Red Oak Development, LLC, has submitted an application for a final plat (PP) consisting
of eleven (11) building lots and one (1) common lot on 2.54 acres of land in the R-4 zoning district for
Sundial Circle Subdivision.
II. STAFF RECOMMENDATION
Staff recommends approval of final plat (FP) application subject to the conditions noted below. 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 H-2016-0003 as presented in the staff report for the hearing date of
February 16, 2016 with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2016-0003 as presented in the staff report for the hearing date of
February 16 2016, for the following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2016-0003 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 site is located at 2250 W. Whitelaw Drive, in the NE ¼ of Section 2, Township 3 North,
Range 1 West. (Parcel No.: R8222230020)
B. Applicant/Owner:
Jeffrey Hebert, Red Oak Development, LLC
5091 Lakemont Lane
Garden City, Idaho 83714
C. Representative:
Rock Solid Civil
270 N. 27th Street, Suite 100
Boise, Idaho 83702
EXHIBIT A
Sundial Circle – H-2016-0003 PAGE 2
V. STAFF ANALYSIS
The proposed plat consists of eleven (11) building lots, and one (1) common area lot. The plat is
proposed to develop in one phase. The gross density for the subdivision is 4.33 d.u./acre and the net
density is 4.42 d.u./acre, with the combined gross density of Sundial #1, #2, #3 and Sundial Circle at
3.69 dwelling units per acre. The development agreement for the subject property requires that the
minimum lot size be 8,000 square feet, and that single-family homes be no smaller than 1,400 s.f.,
consistent with the dimensional standards of the R-4 district.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat in accord with the requirements listed in UDC 11-6B-3C.2. The number of buildable lots and
common area is the same as shown on the preliminary plat; therefore, staff finds the proposed final
plat in substantial compliance with the approved preliminary plat.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved preliminary plat (PP-15-018) and recorded
development agreement (instrument #94108841) for this subdivision.
2. The applicant has until December 15, 2017, to obtain City Engineer’s signature on the final plat
or apply for a time extension in accord with UDC 11-6B-7.
3. Prior to submittal for the City Engineer’s signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
4. Revise the notes on the face of the plat prepared by Sawtooth Land Surveying, LLC, dated
01/05/16, prepared by Carl Porter, prior to signature on the final plat by the City Engineer, as
follows:
Include the applicable recorded instrument numbers in notes #7 and #10.
5. The submitted landscape plan prepared by Jensen Belts Associates, dated 12/28/15, is approved
as submitted.
6. 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.
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 permits, the property shall be subdivided in accordance
with the UDC.
9. 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.
10. The applicant shall construct homes within the proposed development consistent with the
elevations approved with the preliminary plat.
11. Prior to City Engineer’s signature on the final plat, the applicant shall submit a final approval
letter from the Street Naming Committee approving the street names for the proposed
subdivision.
12. A street light plan will need to be included for review with the civil plans. Street light plan
requirements are 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. The
street light locations shown in the preliminary plat drawing meet requirements. However, the
EXHIBIT A
Sundial Circle – H-2016-0003 PAGE 3
light at the subdivision entrance should be moved across Whitelaw Ct. to the south side of lot 1
near the existing pedestrian ramp. This will better light the intersection and pedestrian crossing.
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.
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. 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. 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.
EXHIBIT A
Sundial Circle – H-2016-0003 PAGE 4
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.
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, 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.
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
EXHIBIT A
Sundial Circle – H-2016-0003 PAGE 5
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.
VIII. EXHIBITS
A. Vicinity Map
B. Approved Preliminary Plat (dated: 08/17/15)
C. Proposed Final Plat (dated: 01/05/16)
D. Proposed Landscape Plan (dated: 12/28/15)
EXHIBIT A
Sundial Circle – H-2016-0003 PAGE 6
Exhibit A – Vicinity Map
EXHIBIT A
Sundial Circle – H-2016-0003 PAGE 7
Exhibit B – Approved Sundial Circle Subdivision (PP-15-018)
EXHIBIT A
Sundial Circle – H-2016-0003 PAGE 8
Exhibit C – Proposed Final Plat
EXHIBIT A
Sundial Circle – H-2016-0003 PAGE 9
Exhibit D. – Proposed Landscape Plan
Joshua Beach
From: Jim Coslett <jcoslett@rocksolidcivil.com>
Sent: Thursday, February 11, 2016 12:41 PM
To: jholamn@meridiancity.org; Joshua Beach; Machelle Hill; Jacy Jones
Cc: Jim Conger; Marcel Lopez
Subject: Fwd: Sundial Circle FP
Attachments: Sundial Circle FP.pdf
M Josh and all:
We are in agreement with the proposed final plat conditions of approval. Yes, please place us on the city
council consent agenda for next Tuesday night at 6 PM. I will be in attendance as the project
representative. Thank you.
Jim E. Coslett P.E., CPESC
ROCK SOLID CIVIL
270 N. 27th Street Suite 100
Boise, rD 83702
208-342-3277 office
208-870-3533 cell
208-376-1821 fax
i coslett(cl�,rocksolidcivil.com
www.rocksolideivil.com
IDAHO I CALIFORNIA I OREGON IWASHINGTON I MONTANAIWYOMING I UTAH I NEVADA] NORTH DAKOTA
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---------- Forwarded message ----------
From: Penelope Riley <penelope@rileyplanning.com>
Date: Wed, Feb 10, 2016 at 7:52 PM
Subject: Fwd: Sundial Circle FP
To: icongerncongergroup.com, mareelgeongergroup.com, jeoslettgrocksolidcivil.com
All:
Attached is is the Final Plat staff report. Jim - I will let Josh know that you are handling the final plat
application.
Thanks!
Penelope
Riley Planning Services LLC
(208)908-1609
penelopegrileyplannin .com