Whiteacre No. 1 FP H-2016-0073
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR WHITEACRE NO. 1 (H-2016-0073)
Page 1 of 3
BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: JULY 19, 2016
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF TWENTY (20)
SINGLE FAMILY RESIDENTIAL
BUILDING LOTS AND FIVE (5)
COMMON LOTS ON
APPROXIMATELY 5.55 ACRES IN
THE R-8 ZONING DISTRICT FOR
WHITEACRE NO. 1 SUBDIVISION.
BY: WHITEACRE DEVELOPMENT
CORP.
APPLICANT
)
)
)
)
)
)
)
)
)
)
)
)
)
CASE NO. H-2016-0073
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on July 19, 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:
1. The Final Plat of “PLAT SHOWING WHITEACRE SUBDIVISION NO. 1,
LOCATED IN NW ¼ OF SECTION 36, TOWNSHIP 4N, RANGE 1W, BOISE
MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO, 2016, HANDWRITTEN
DATE: 05/27/16, GREGORY G. CARTER, PLS, SHEET 1 OF 3,” is
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR WHITEACRE NO. 1 (H-2016-0073)
Page 2 of 3
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 July 19,
2016, a true and correct copy of which is attached hereto marked “Exhibit A” 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
EXHIBIT A
Whiteacre Subdivision– FP (H-2016-0073) PAGE 1
STAFF REPORT
MEETING DATE: July 19, 2016
TO: Mayor and City Council
FROM: Josh Beach, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Whiteacre Subdivision – FP (H-2016-0073)
I. APPLICATION SUMMARY
The applicant, Whiteacre Development Corp, has applied for final plat (FP) approval of 20 single-
family residential building lots and 5 common lots on 5.55 acres of land in an R-8 (medium-density
residential) zoning district, for Whiteacre Subdivision.
II. STAFF RECOMMENDATION
Staff recommends approval of the Whiteracre Subdivision final plat subject to the conditions noted in
Sections VI and VII 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-2016-0073 as presented in the staff report for the hearing date of
July 19, 2016, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2016-0073, as presented during the hearing on July 19, 2016, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2016-0073 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 on the west side of N. Meridian Road, between W. Ashton Drive and W. Lava
Falls Drive, in the NW ¼ of Section 36, Township 4N., Range 1W.
B. Applicant/Owner:
Whiteacre Development Corp
701 Allen Street STE 104
Meridian, ID 83642
C. Representative:
Kent Brown, Kent Brown Planning Services
3161 E. Springwood Dr.
EXHIBIT A
Whiteacre Subdivision– FP (H-2016-0073) PAGE 2
Meridian, ID 83642
V. STAFF ANALYSIS
The proposed final plat depicts 20 single-family residential building lots and 5 common lots on 5.55
acres of land in an R-8 zoning district. The gross density of the proposed subdivision is 3.57 dwelling
units (d.u.) per acre with a net density of 5.49 d.u. per acre. All of the lots are for single-family
detached homes and must comply with the dimensional standards of the R-8 zoning district listed in
UDC Table 11-2A-6. Staff has reviewed the proposed plat and found it in compliance with the
aforementioned dimensional standards.
The proposed common open space for the first phase consists of the Meridian Road street buffer, and
a portion of the “park” which consists of roughly 31,600 square feet. The remaining portion of the
park, pathways, amenities and the Meridian Road street frontage improvements, not included with
this phase must be installed prior to the first day of school of the 2017-2018 school year per the
recorded development agreement.
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 approved preliminary
plat; therefore, staff finds the proposed final plat in substantial compliance with the approved
preliminary plat.
VI. SITE SPECIFIC CONDITIONS
1. The applicant shall comply with all applicable conditions of approval associated with this site (H-
2016-0019, and recorded development agreement instrument #2016-051942).
2. The applicant has until June 7, 2018, to obtain City Engineer’s signature on the final plat or apply
for a time extension in accord with UDC 11-6B-7.
3. The applicant shall comply with the approved home elevations. Future homes adjacent to N.
Meridian Road (Lots 2-7, Block 1) shall incorporate a mix of materials, windows and decorative
trim, and two variations in the roof lines to provide articulation and modulation to the side and
rear facades that face the arterial street.
4. Prior to signature on the final plat the applicant shall record, a perpetual ingress/egress easement
for the common driveway with the Ada County Recorder, this shall include a requirement for
maintenance of a paved surface capable of supporting fire vehicles and equipment.
5. The final plat prepared by prepared by Idaho Survey Group, dated 05/27/16, prepared by Gregory
G. Carter, shall be revised as follows:
a. State that this development is subject to a development agreement and include the
applicable instrument number and include as note # 9.
b. Note #1 references Lot 17, Block 1, however, there is no such common lot associated with
this plat. Remove this reference.
c. The applicant shall enter into a license agreement with ACHD for the landscape
improvements within the public right-of-way.
Provide two (2) full size copies of the plat with the aforementioned changes prior to obtaining City
Engineer’s signature on the final plat.
6. The submitted landscape plan prepared by South Landscape Architecture, dated 06/15/16shall be
revised as follows:
EXHIBIT A
Whiteacre Subdivision– FP (H-2016-0073) PAGE 3
a. Lot 16, Block 1 shall be landscaped in accord with UDC 11-3B12(C).
b. The fencing proposed along the north boundary of Lot 16, Block 1 shall meet the
requirements as set forth in UDC 11-3A-7 figure 1.
Provide two (2) full size copies of the plat with the aforementioned changes prior to obtaining City
Engineer’s signature on the final plat.
6. The existing structures shall be removed prior to City Engineer signature on the final plat. A
demolition permit shall be procured from the Building Division.
7. 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.
8. All fencing installed on the site must comply with the fencing plan depicted on the landscape
plan, the conditions in this report, and with the standards listed in UDC 11-3A-6 and 11-3A-7.
9. Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the applicant of responsibility for compliance.
10. The applicant shall construct homes within the proposed development consistent with the
elevations approved with the recorded development agreement.
11. A street lighting plan will be required with the submittal of development 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
12. Applicant has been approved for two (2) building permits prior to having the plat recorded. Prior
to applying for these two permits, the applicant shall ensure that; street signs (at least temporary
signs) are to be in place, sanitary sewer and water system shall be approved and activated, and
that a compacted road base is in place. The intent is to make sure that emergency services can
have access to buildings under construction, as well as having live fire hydrants for the protection
of structures.
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.
EXHIBIT A
Whiteacre Subdivision– FP (H-2016-0073) PAGE 4
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 11-5(c) -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 11-1-4(b).
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
EXHIBIT A
Whiteacre Subdivision– FP (H-2016-0073) PAGE 5
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 9-1-28(c)-1.). 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.
V. EXHIIBITS
A. Vicinity Map
B. Approved Preliminary Plat (dated: 02/10/16)
C. Proposed Final Plat (dated: 05/27/16)
D. Proposed Landscape Plan (dated: 06/15/16)
EXHIBIT A
Whiteacre Subdivision– FP (H-2016-0073) PAGE 6
Exhibit A – Vicinity Map
EXHIBIT A
Whiteacre Subdivision– FP (H-2016-0073) PAGE 7
Exhibit B – Approved Preliminary Plat (dated: 02/10/16)
EXHIBIT A
Whiteacre Subdivision– FP (H-2016-0073) PAGE 8
Exhibit C – Proposed Final Plat (dated: 05/27/16)
EXHIBIT A
Whiteacre Subdivision– FP (H-2016-0073) PAGE 9
Exhibit D – Proposed Landscape Plan (dated: 06/15/16)