Southridge No. 3 FP Order H-2016-0133ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR SOUTHRIDGE SUBDIVISION NO. 3 – FP H-2016-0133
Page 1 of 3
BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: JANUARY 3, 2017
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF FORTY THREE
43) BUILDING LOTS AND EIGHT
8) COMMON LOTS ON 14.75
ACRES OF LAND IN THE R-4 AND
R-8 ZONING DISTRICTS FOR
SOUTHRIDGE SUBDIVISION NO.
3.
BY: COREY BARTON HOMES,
INC.
APPLICANT
CASE NO. H-2016-0133
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on January 3, 2017 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 “SOUTHRIDGE SUBDIVISION PHASE 3, LOCATED IN
THE NORTHEAST ONE QUARTER OF SECTION 23, TOWNSHIP 3
NORTH, RANGE 1 WEST, BOISE MERIDIAN, MERIDIAN, ADA COUNTY,
IDAHO, 2017, HANDWRITTEN DATE: 12/5/2016, by JAMES R.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR SOUTHRIDGE SUBDIVISION NO. 3 – FP H-2016-0133
Page 2 of 3
WASHBURN, PLS, SHEET 1 OF 5,” is 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 January 3, 2017, a true and correct copy of which
is attached hereto marked “Exhibit A” and by this reference incorporated herein,
and the response letter from Jason Densmer, The Land Group, 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
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
Cu./UCy , 2017.
Attest:
C.J,i-Y Cole
City Clerk
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By:
a Int X
mayor, City of Meridian
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day of
Copy served upon the Applicant, Planning and Development Services Divisions of the
Community Development Department and City Attorney.
By: C Dated: ll l Z lam` 7
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR SOUTHRIDGE SUBDIVISION NO. 3 — FP H-2016-0133
Page 3 of 3
EXHIBIT A
Southridge Subdivision No. 3 - FP H-2016-0133 PAGE 1
STAFF REPORT
MEETING DATE: January 3, 2017
TO: Mayor and City Council
FROM: Sonya Allen, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: H-2016-0133 – Southridge No. 3
I. APPLICATION SUMMARY
The applicant has applied for a final plat (FP) consisting of 43 single-family residential building lots
and 8 common area lots on 14.75 acres of land in the R-4 and R-8 zoning districts.
II. STAFF RECOMMENDATION
Staff recommends approval of the Southridge No. 3 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-2016-0133 as presented in the staff report for the hearing date of
January 3, 2017, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2016-0133, as presented during the hearing on January 3, 2017, for
the following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2016-0133 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 # S1223142050)
The site is located near the southwest corner of S. Linder Road and W. Overland Road, in the
northeast ¼ of Section 23, Township 3N, Range 1W.
B. Owner(s):
Corey D. Barton
1977 E. Overland Road
Meridian, ID 83642
C. Applicant:
Corey Barton Homes, Inc.
1977 E. Overland Road
Meridian, ID 83642
EXHIBIT A
Southridge Subdivision No. 3 - FP H-2016-0133 PAGE 2
D. Agent/Representative:
Jason Densmer, The Land Group
462 E. Shore Dr., Ste. 100
Eagle, ID 83616
V. STAFF ANALYSIS
The proposed final plat depicts 43 single-family residential building lots and 8 common area lots on
14.75 acres of land in the R-4 and R-8 zoning districts. This is the third phase of development for
Southridge Subdivision.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat (PP-14-017). 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-06-031); rezone (RZ-14-
007); preliminary plat (PP-14-017); and recorded development agreement (DA #113077158).
2. The applicant shall obtain the City Engineer’s signature on the final plat 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 The Land Group, Inc., stamped on December 5, 2016, by James R.
Washburn, shall be revised as follows:
a. Note #8: Include who will own and maintain the noted lots.
b. Note #9: Include recording instrument number.
c. Notes #13 and #14: Include recorded instrument number.
d. Note #15: Delete note as it’s not applicable to this phase
e. Note #17: Include book and page number.
5. The landscape plan prepared by The Land Group Inc., dated October 27, 2016 (stamped & signed
on 11/1/16), shall be revised as follows:
a. The developer is responsible for constructing fences abutting pathways and common open
space lots to distinguish common from private areas; depict fencing on the plan in accord
with the standards listed in UDC 11-3A-7.
b. The Ridenbaugh Canal is required to be fenced with an open vision fence at least six (6) feet
in height and having an 11-guage, 2-inch mesh or other construction, equivalent in ability to
deter access to said canal, if left open and not piped; depict fencing on plat.
c. Include a calculations table on the plan that details the linear feet of parkways, amount of
qualified open space and the required/proposed number of trees for each within this phase.
Also, include mitigation calculations if applicable for any trees 4-inch caliper or greater that
are proposed to be removed as set forth in UDC 11-3B-10C.
EXHIBIT A
Southridge Subdivision No. 3 - FP H-2016-0133 PAGE 3
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. A public pedestrian easement for the 10-foot wide multi-use pathway is required to be submitted
to the Planning Division for approval by City Council and subsequent recordation prior to
submittal of the final plat for City Engineer signature. Coordinate the details of the easement with
Jay Gibbons, Park’s Department (208-888-3579).
8. Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the applicant of responsibility for compliance.
9. Prior to the issuance of any new building permit, the final plat shall be recorded in accordance
with the UDC.
10. 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.
11. Homes constructed in this subdivision shall generally comply with the sample elevations and
design guidelines approved with the preliminary plat.
12. 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.
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. Due to the elevation differentials in this development, the applicant shall be required to submit an
engineered master grading and drainage plan for approval by the Community Development
Department prior to signature on the final plat by the City Engineer. This plan shall establish, at a
minimum; the finish floor elevation of each building lot, the finish grade elevations of the rear lot
corners, the drainage patterns away from each building pad, the drainage patterns of the overall
blocks, and any special swales or subsurface drainage features necessary to control and maintain
storm water drainage. Applicant's engineer shall consult the 2012 International Residential Code
when establishing the finish floor elevations and drainage patterns away from the building pads.
15. The applicant has submitted development plans showing a 12-inch diameter water main south
from the intersection of S. Grand Fork Way and S. Spanish Fork Way, this main can be 8-inch
diameter. The main heading north from this intersection must remain 12-inch.
16. By virtue of plat note #3, Lots 1 and 3, Block 10 will have 10-foot wide Public Utility, Drainage
and Irrigation Easement on their sides adjacent to what will be adjacent lots. If these widths are
not necessary due to buried utilities, they may be reduced in width to 5-foot.
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
EXHIBIT A
Southridge Subdivision No. 3 - FP H-2016-0133 PAGE 4
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
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 11-1-4B.
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
EXHIBIT A
Southridge Subdivision No. 3 - FP H-2016-0133 PAGE 5
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 6-5 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 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 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 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 Water Department at
208)888-5242 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.
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 (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.
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.
EXHIBIT A
Southridge Subdivision No. 3 - FP H-2016-0133 PAGE 6
VIII. EXHIBITS
A. Vicinity Map
B. Approved Preliminary Plat (PP-14-017)
C. Proposed Final Plat (stamped/dated: 12/5/2016)
D. Proposed Landscape Plan (dated: 10/27/2016, signed 11/1/2016)
Exhibit A – Vicinity/Zoning Map
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EXHIBIT A
Southridge Subdivision No. 3 - FP H-2016-0133 PAGE 7
Exhibit B – Approved Preliminary Plat (PP-14-017)
EXHIBIT A
Southridge Subdivision No. 3 - FP H-2016-0133 PAGE 8
Exhibit C – Proposed Final Plat (stamped/dated: 12/5/2016)
EXHIBIT A
Southridge Subdivision No. 3 - FP H-2016-0133 PAGE 9
EXHIBIT A
Southridge Subdivision No. 3 - FP H-2016-0133 PAGE 10
Exhibit D –Proposed Landscape Plan (dated: 10/27/2016, signed 11/1/2016)
Sonya Allen
EXHIBIT B
From: Jason Densmer <jason@thelandgroupinc.com>
Sent: Tuesday, December 27, 2016 11:55 AM
To: Sonya Allen; Barbara Shiffer; C.Jay Coles; Charlene Way; Machelle Hill
Cc: Bruce Freckleton; Bill Parsons
Subject: RE: Southridge Sub. No. 3 - FP H-2016-0133 Staff Report for 1/3 Council Mtg
Sonya:
I have reviewed the staff report and agree with Staff's conclusions as presented.
Thanks,
principal civil engineer_
jason densmer, pe
208.939.4041 p
208.570.3663 c
462 e shore dr, ste 100
eagle, idaho 83616
jason@thelandgroupinc.com
THE LAND GROUP I thelandRrouoinc.com
From: Sonya Allen[mailto:sallen@meridiancity.org]
Sent: Friday, December 23, 2016 4:05 PM
To: Barbara Shiffer <bshiffer@meridiancity.org>; C.Jay Coles <cicoles@meridiancity.org>; Charlene Way
cway@meridiancity.org>; Machelle Hill <mhill@meridiancity.org>
Cc: Jason Densmer <iason@thelandgroupinc.com>; Bruce Freckleton <bfreckleton@meridiancity.org>; Bill Parsons
bparsons@meridiancity.org>
Subject: Southridge Sub. No. 3 - FP H-2016-0133 Staff Report for 1/3 Council Mtg
Attached is the staff report for the proposed final plat for Southridge Subdivision No. 3. This item is
scheduled to be on the Council agenda on January 3rd. The public hearing will be held at City Hall, 33 E.
Broadway Avenue, beginning at 6:00 pm. Please call or e-mail with any questions.
Jason - Please submit any written response you may have to the staff report to the City Clerk's office
mhill@meridiancity.org, iiones@meridiancity.org), cway@meridiancity.orp, bshiffer@meridiancity.orR and
myself (e-mail or fax) as soon as possible.
Thanks,
Sonya Allen I Associate City Planner
City of Meridian I Community Development Department
33 E. Broadway Ave., Ste. 102, Meridian, Idaho 83642
Phone: 208-884-5533 ( Direct: 208-489-0578 Fax: 208-489-0578
VE ID,—
Built for Business, Designed for Living