Tree Farm Sub 1 - FP H-2017-0036
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR TREE FARM SUBDIVISION NO. 1 – FP H-2017-0036
Page 1 of 3
BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: MAY 2, 2017
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF FIFTY ONE (51)
BUILDING LOTS AND TWO (2)
COMMON LOTS ON 19.89 ACRES
OF LAND IN THE R-8 ZONING
DISTRICT FOR TREE FARM
SUBDIVISION NO. 1.
BY: M3 COMPANIES, LLC
APPLICANT
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CASE NO. H-2017-0036
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on May 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 “PLAT SHOWING TREE FARM SUBDIVISION NO. 1,
LOCATED IN THE WEST ½ OF THE SOUTHWEST ¼ OF SECTION 22,
TOWNSHIP 4 NORTH, RANGE 1 WEST, BOISE MERIDIAN, CITY OF
MERIDIAN, ADA COUNTY, IDAHO, 2017, HANDWRITTEN DATE: March
24, 2017, by CODY M. MCCAMMON, PLS, SHEET 1 OF 8,” is conditionally
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR TREE FARM SUBDIVISION NO. 1 – FP H-2017-0036
Page 2 of 3
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 May 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 Mark Tate, 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
14-1611 '2017.
oepJEDAUG S ayor, C' y Meridian
Attest: o"eo r�
City or
EIDIAN�--
IDAHQ
C. ay Cole x� SEAL41
Ci Clerk
day of
Copy served upon the Applicant; Planning and Development Services Divisions of the
Community Development Department and City Attorney.
By: • -�� I, ce) Dated: 5V l 7 / D�j�
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR TREE FARM SUBDIVISION NO. I — FP H-2017-0036
Page 3 of 3
Exhibit A
Tree Farm Subdivision No. 1 (H-2017-0036) PAGE 1
STAFF REPORT
MEETING DATE: May 2, 2017
TO: Mayor and City Council
FROM: Josh Beach, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Tree Farm Subdivision No. 1 (H-2017-0036)
I. APPLICATION SUMMARY
The applicant, M3 Companies, LLC, has applied for final plat (FP) approval of fifty one (51) single-
family residential building lots, two (2) common driveway lots and nine (9) common lots on
approximately 19.89 acres of land in the R-8 zoning district.
II. STAFF RECOMMENDATION
Staff recommends approval of the Tree Farm Subdivision No. 1 final plat application 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-2017-0036 as presented in the staff report for the hearing date of
May 2, 2017, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2017-0036, as presented during the hearing on May 2, 2017, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2017-0036 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 4740 W. Chinden Blvd., in the SW ¼ of Section 22, Township 4N., Range
1W.
B. Owners:
Drew Eggers
2256 N. Waggle Place
Meridian, ID 83646
C. Applicant:
M3 Companies, LLC, (Mark Tate)
1087 W. River Street, Suite 310
Boise, ID 83702
Exhibit A
Tree Farm Subdivision No. 1 (H-2017-0036) PAGE 2
D. Agent:
JUB Engineers (Kristi Watkins)
250 S. Beechwood Ave. Suite 201
Boise, ID 83709
V. STAFF ANALYSIS
The proposed final plat depicts fifty one (51) single-family residential building lots, 2 common
driveway lots and nine (9) common lots on 19.89 acres of land, zoned R-8. All of the lots proposed
for this phase of development are for single-family detached homes and comply with the dimensional
standards of the R-8 zoning district. This phase contains 3.5 acres of open space, which constitutes
17.59% of this phase, and 56% of the required 6.15 acres of open space for the entire development.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat. Because the number of buildable lots and common open space is the same, staff deems the final
plat to be in substantial compliance with the approved preliminary plat as required by UDC11-6B-
3C.2.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved annexation (AZ-06-004 and AZ-06-050), rezone
and preliminary plat (H-2016-0128 and development agreement (#MDA-10-004, Inst. No.
110059432).
2. The applicant has until February 22, 2019 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. The final plat prepared by JUB Engineers, dated March 24, 2017 by Cody M. McCammon shall
be revised as follows:
Include the instrument # for note #10 referencing the ACHD license agreement instrument
number.
Include the instrument # for easement note #7 referencing the ACHD right-of-way easement
instrument number.
Include the instrument # for easement note #8 referencing the ACHD storm drain easement
instrument number.
Include the development agreement # for the development in note #5.
5. The landscape plan prepared by Greey, Pickett Landscape Architecture, dated 1/28/2016 shall be
revised to show the landscaped are specific to this phase of the development.
6. The applicant shall construct all proposed fencing and/or any fencing required by the UDC,
consistent with the standards as set forth in UDC 11-3A-7.
7. Future homes/structures constructed in this subdivision shall substantially comply with the
sample elevations approved with the preliminary plat.
8. Staff’s failure to cite specific ordinance provisions or conditions from th e preliminary plat does
not relieve the Applicant of responsibility for compliance.
9. Prior to the issuance of any new building permit, the property shall be subdivided in accordance
with the UDC.
Exhibit A
Tree Farm Subdivision No. 1 (H-2017-0036) PAGE 3
10. Prior to signature of the final plat by the City Engineer, th e 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.
VII. GENERAL REQUIREMENTS
1. 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 will be via United Water.
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.
13. All grading of the site shall be performed in conformance with MCC 11-12-3H.
Exhibit A
Tree Farm Subdivision No. 1 (H-2017-0036) PAGE 4
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.
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
connection to the culinary water system shall be required. If a single-point connection is utilized,
Exhibit A
Tree Farm Subdivision No. 1 (H-2017-0036) PAGE 5
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer.
V. EXHIIBITS
A. Vicinity Map
B. Approved Preliminary Plat
C. Proposed Final Plat
D. Proposed Landscape Plan
Exhibit A
Tree Farm Subdivision No. 1 (H-2017-0036) PAGE 6
Exhibit A – Vicinity Map
Exhibit A
Tree Farm Subdivision No. 1 (H-2017-0036) PAGE 7
Exhibit B – Approved Preliminary Plat
Exhibit A
Tree Farm Subdivision No. 1 (H-2017-0036) PAGE 8
Exhibit C – Proposed Final Plat
Exhibit A
Tree Farm Subdivision No. 1 (H-2017-0036) PAGE 9
Exhibit D –Proposed Landscape Plan
1
Joshua Beach
From:Mark Tate <MTate@m3companiesllc.com>
Sent:Friday, April 28, 2017 12:26 PM
To:Joshua Beach; Barbara Shiffer; C.Jay Coles; Charlene Way; Machelle Hill
Subject:RE: Tree Farm FP No. 1
Josh,
I have reviewed the staff report and have no objections after our subsequent email conversation. Thanks to everyone
for their timely processing of this application.
Thanks,
Mark Tate
General Manager
M3 Companies
1087 W. River Street
Suite 310
Boise, ID 83702
208.939.6263 Phone
208.939.6752 Fax
E-mail: mtate@m3companiesllc.com
CONFIDENTIALITY NOTICE: This electronic transmission and any attachment are the confidential property of the sender, and the materials are privileged
communications intended solely for the receipt, use, benefit, and information of the intended recipient indicated above. If you are not the intended recipient, you
are hereby notified that any review, disclosure, copying, distribution, or the taking of any other action in reliance on the contents of this electronic transmission is
strictly prohibited, and may result in legal liability on your part. If you have received this e-mail in error, please notify The M3 Companies immediately by telephone
at (208) 939-6263, by facsimile at (208) 939-6752 or by e-mail directly to the sender, and destroy this electronic transmission. E-mail cannot be guaranteed to be
secure or error-free as information could be intercepted, corrupted, lost, destroyed, arrive late or incomplete, or contain viruses. The sender does not have liability
for any errors or omissions in the contents of this message, which arise as a result of e-mail transmission.
From: Joshua Beach [ mailto:jbeach@meridiancity.org ]
Sent: Friday, April 28, 2017 8:47 AM
To: Mark Tate < MTate@m3companiesllc.com >; Barbara Shiffer < bshiffer@meridiancity.org >; C.Jay Coles
<cjcoles@meridiancity.org >; Charlene Way < cway@meridiancity.org >; Machelle Hill < mhill@meridiancity.org >
Subject: Tree Farm FP No. 1
Mark - Please submit a written response to the staff report to the City Clerk’s office
(cjcoles@meridiancity.org , mhill@meridiancity.org ) and myself (e-mail or fax) by 3:00 pm the Thursday prior
to the meeting. As long as we have concurrence by the end of the business day today (Friday April 28,
2017), we can get this on the consent agenda for Tuesday’s Council meeting.
If you are in agreement with the conditions of approval contained in the staff report and you submit a
written response accordingly by Thursday at 3:00 pm, your item will be placed on the consent agenda;
consent agenda items are passed in one motion by the Council at the beginning of the meeting. Note: If you
are in agreement with the staff report, it is still recommended you attend the meeting in the event the
item is pulled off of the consent agenda.
2
If you do not respond to the staff report by Thursday, or if you have concerns with the conditions of
approval, your project will be placed on the regular agenda.
Josh Beach | Associate City Planner
City of Meridian | Community Development Department
33 E. Broadway Ave., Meridian, Idaho 83642
Phone: 208-489-0576
Built for Business, Designed for Living
www.opportunitymeridian.org
All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law,
in regards to both release and retention, and may be released upon request, unless exempt from disclosure by law.