Silverwater North FP H-2017-0069
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR SILVERWATER NORTH SUBDIVISION – FP H-2017-0069
Page 1 of 3
BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: JUNE 6, 2017
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF THIRTEEN (13)
BUILDING LOTS AND ONE (1)
COMMON LOT ON 4.12 ACRES OF
LAND IN THE R-8 ZONING
DISTRICT FOR SILVERWATER
NORTH SUBDIVISION.
BY: TRILOGY DEVELOPMENT
APPLICANT
)
)
)
)
)
)
)
)
)
)
)
)
)
CASE NO. H-2017-0069
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on June 6, 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 SILVERWATER NORTH SUBDIVISION,
SITUATED IN THE NORTHWEST QUARTER OF THE NORTHEAST
QUARTER OF SECTION 30, TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE
MERIDIAN, CITY OF MERIDIAN, ADA COUNTY, IDAHO, 2017,
HANDWRITTEN DATE: MAY 5, 2017, by MICHAEL S. BYRNS, PLS,
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR SILVERWATER NORTH SUBDIVISION – FP H-2017-0069
Page 2 of 3
SHEET 1 OF 4,” 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 June 6, 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 Scott Wonders, JUB Engineers, 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 day of
-� U Ale 52017.
Qp,ZEDA U
r
0
iw
c•ily or
Attest: E IDIAN�--
IDAHO
C.J& Coles
Citv Cleric
the
By:
Tammy de er
Mayor, Cit f eridian
Copy served upon the Applicant, Planning and Development Services Divisions of the
Community Development Department and City Attorney.
By: R'(Qktk4'�'�
Dated: 6 - ✓ l
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR SILVERWATER NORTH SUBDIVISION — FP H-2017-0069
Page 3 of 3
EXHIBIT A
Silverwater North - FP (H-2017-0069) PAGE 1
STAFF REPORT
MEETING DATE: June 6, 2017
TO: Mayor and City Council
FROM: Bill Parsons, Planning Supervisor
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Silverwater North Subdivision – FP (H-2017-0069)
I. APPLICATION SUMMARY
The applicant, Trilogy Development, has applied for final plat (FP) approval of thirteen (13) building
lots and one (1) common lot on 4.12 acres of land in an R-8 (medium density residential) zoning
district.
II. STAFF RECOMMENDATION
Staff recommends approval of the Silverwater North Subdivision final plat based on the analysis
provided below in Section V.
III. PROPOSED MOTION
Approval
I move to approve File Number H-2017-0069 as presented in the staff report for the hearing date of
June 6, 2017, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2017-0069, as presented during the hearing on June 6, 2017, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2017-0069 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 subject property is located on the southwest corner of E. Victory Road and S. Mesa Way, in
the NE ¼ of Section 30, T. 3N., R. 1E.
B. Applicant:
Trilogy Development
9839 W. Cable Car St., Ste. 101
Boise, ID 83709
C. Owner:
Corey Barton Homes, Inc.
1977 E. Overland Road
Meridian, ID 83642
EXHIBIT A
Silverwater North - FP (H-2017-0069) PAGE 2
D. Representative:
Scott Wonders, J-U-B Engineers, Inc.
250 S. Beechwood Ave., Ste. 201
Boise, ID 83709
V. STAFF ANALYSIS
The proposed final plat depicts thirteen (13) building lots and one (1) common lot on 4.12 acres of
land in an R-8 zoning district. The gross density of the proposed subdivision is 3.15 dwelling units
(d.u.) per acre with a net density of 3.9 d.u. per acre. The minimum property size is 8,428 square feet
with an average property size of 11,270 square feet (s.f.). All of the lots proposed 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 qualifying open space proposed with this development consist of 6-foot parkways and a storm
drain facility (Lot 7, Block 4). The street buffer landscaping along E. Victory Road and S. Mesa Way
were constructed with previous phases of development (Silverwater Subdivision No. 3) and are not
being reviewed and approved with this application. This landscaping must remain protected during
construction on this site.
Because the number of building lots is the same and the amount of qualified open space has not
changed from what was approved with the preliminary plat, Staff deems the proposed final plat in
substantial compliance with the approved preliminary plat in accord with the requirements listed in
UDC 11-6B-3C.2.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved annexation (AZ-06-015, Development Agreement
Instrument #106151214 and addendum #108065958) and preliminary plat (H-2016-0083).
2. The applicant shall obtain the City Engineer’s signature on the final plat by October 4, 2018,
within two (2) years of City Council approval of the preliminary 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, as well as the Certification of the Central
District Health Department and the Ada County Highway District.
4. The final plat prepared by J-U-B Engineers, Inc., stamped on 05/05/2017 by Michael S. Byrns
shall be revised as follows:
a. Notes:
i. Note #12: Include the ACHD license agreement number.
ii. Add Note: Maintenance of any irrigation and/or drainage pipes or ditches crossing a lot is
the responsibility of the lot owner unless such responsibility is assumed by an
irrigation/drainage entity or lot owners association.
b. Easement Notes:
i. Note #4: Include recorded instrument number for existing ACHD right-of-way
easements.
5. The landscape plan prepared by J-U-B Engineers dated 07/12/16, shall be revised as follows:
EXHIBIT A
Silverwater North - FP (H-2017-0069) PAGE 3
a. Parkways are required to be constructed in accord with UDC 11-3A-17E. If 6-foot wide
parkways are proposed, root barriers are required; depict a cross section of the parkway that
demonstrates compliance with this standard.
b. Lot 7, Block 4 shall be constructed (landscaped) in accord with the standards listed in UDC
11-3B-11C, Stormwater Integration.
c. All fencing installed on the site must comply with the standards listed in UDC 11-3A-6 and
11-3A-7.
d. Existing landscaping installed along the perimeter of the development shall be protected
during construction on the site.
6. This development is subject to pay $1,465.56 per acre, to proportionally offset costs incurred by
the City of Meridian for the Victory Road Gap Sewer Project. Payment of $6,038.11 ($1,465.56 x
4.12 acres = $6,038.11) must be received prior to obtaining the City Engineer’s signature on each
final plat.
7. The homes on lots (Lots 3-5, Block 4 and Lots 10-12, Block 11) adjacent to E. Victory Road,
shall incorporate articulation through changes in materials, color, modulation, and architectural
elements (horizontal and vertical) to break up monotonous wall planes and roof lines. If single
story homes are proposed on these lots, the design of the homes are exempt from this
requirement.
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 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.
10. 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
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. 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.
EXHIBIT A
Silverwater North - FP (H-2017-0069) PAGE 4
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
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
EXHIBIT A
Silverwater North - FP (H-2017-0069) PAGE 5
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.
VIII. EXHIBITS
A. Vicinity Map
B. Approved Preliminary Plat (dated: 07/12/16)
C. Proposed Final Plat (dated: 05/05/17)
D. Proposed Landscape Plan (dated: 07/14/16)
EXHIBIT A
Silverwater North - FP (H-2017-0069) PAGE 6
Exhibit A – Vicinity Map
EXHIBIT A
Silverwater North - FP (H-2017-0069) PAGE 7
Exhibit B – Approved Preliminary Plat (dated: 07/12/16)
EXHIBIT A
Silverwater North - FP (H-2017-0069) PAGE 8
Exhibit C – Proposed Final Plat (dated: 05/05/17)
EXHIBIT A
Silverwater North - FP (H-2017-0069) PAGE 9
Exhibit D –Proposed Landscape Plan (dated: 07/14/16)
EXHIBIT A
Silverwater North - FP (H-2017-0069) PAGE 10
Bill Parsons
From: Scott Wonders <swonders@jub.com>
Sent: Thursday, lune 01, 2017 8:29 AM
To: Bill Parsons; C.1ay Coles; Machelle Hill
Subject: RE: Silverwater North Final Plat Staff Report for 06/06/17 CC MTG
The staff report looks good and we are in agreement with the conditions of approval.
Thanks
Scott
From: Bill Parsons[mailto:bparsons@meridiancity.org]
Sent: Wednesday, May 31, 2017 8:34 AM
To: Bill Nary <bnary@meridiancity.org>; Ted Baird <tbaird@meridiancity.org>; Andrea Pogue
<apogue@meridiancity.org>; C.Jay Coles <cicoles@meridiancity.org>; Machelle Hill <mhill @meridiancity.org>; Scott
Wonders <swonders@iub.com>
Cc: Sonya Allen <sallen@meridiancity.org>
Subject: Silverwater North Final Plat Staff Report for 06/06/17 CC MTG
Attached is the staff report for the proposed Silverwater North final plat application (H-2017-0069). This
item is scheduled to be on the Council agenda on 06/06/17. 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.
Scott - Please submit a written response to the staff report to the City Clerk's office
(mhittCmeridiancity.org and cicolesCmeridiancity.org ) and myself (e-mail or fax)
by 3:00 pm the Thursday prior to the 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.
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.
Bill Parsons, AICP I Planning Supervisor
City of Meridian I Community Development Dept.
33 E. Broadway Ave., Ste. 102, Meridian, Idaho 83642
Phone: 208-884-5533 ( Fax: 208-489-0571
C, -�- �EII7F� IANY--
1