Irvine Subdivision No. 3 - FP H-2017-0078
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR IRVINE SUBDIVISION NO. 3 – FP (H-2017-0078)
Page 1 of 3
BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: JUNE 27, 2017
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF 36 RESIDENTIAL
LOTS AND 2 COMMON LOTS ON
9.6 ACRES OF LAND IN THE R-8
ZONING DISTRICT FOR IRVINE
SUBDIVISION NO. 3
BY: KENT BROWN
APPLICANT
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CASE NO. H-2017-0078
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on June 27, 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 IRVINE SUBDIVISION NO. 3,
LOCATED IN THE W ½ OF THE NW ¼ OF SECTION 26, TOWNSHIP 4N.,
RANGE 1W., B.M., MERIDIAN, ADA COUNTY, IDAHO, 2017, by
GREGORY G. CARTER, PLS, SHEET 1 OF 3,” is conditionally approved
subject to those conditions of Staff as set forth in the staff report to the Mayor and
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR IRVINE SUBDIVISION NO. 3 – FP (H-2017-0078)
Page 2 of 3
City Council from the Planning and Development Services divisions of the
Community Development Department dated June 27, 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 Kent Brown, 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 L ( day of
2017.
Q0PIED AUG
US
OP T�
20 0
�c ply or W By:
E IDIAN*—
IDAHO Tammy de e d
s� SEAL Mayor, City of Meridian
Attest:
2T"Qofthe TREPr'J��
C..1Coles
City Clerk
Copy served upon the Applicant, Planning and Development Services Divisions of the
Community Development Department and City Attorney.
By:J 40Dated:
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR IRVINE SUBDIVISION NO. 3 — FP (H-2017-0078)
Page 3 of 3
ic� — 1
EXHIBIT A
Irvine No. 3 – H-2017-0078 PAGE 1
STAFF REPORT
Hearing Date: June 27, 2017
TO: Mayor and City Council
FROM: Josh Beach, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Irvine No. 3 – H-2017-0078
I. APPLICATION SUMMARY
The applicant, Kent Brown, has applied for approval of a final plat consisting of thirty-six (36) residential
lots; two (2) common lots and one (1) other lot a on approximately 9.6 acres of land in the R-8 zoning
district. This is the third and final phase of the Irvine 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-2017-0078 as presented in the staff report for the hearing date of
June 27, 2017, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2017-0078 as presented during the hearing on June 27, 2017, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2017-0078 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 southeast corner of W. Chinden Boulevard and N. Ten Mile Road in the
northwest ¼ of Section 26, Township 4 North, Range 1 West.
B. Applicant/Representative:
Kent Brown, KB Planning
3161 E. Springwood Drive
Meridian, Idaho 83642
C. Owner:
Corey Barton
1977 E. Overland Road
Meridian, Idaho 83642
EXHIBIT A
Irvine No. 3 – H-2017-0078 PAGE 2
V. STAFF ANALYSIS
The proposed final plat consists of thirty-six (36) residential lots, two (2) common lots and one (1) other
lots on approximately 9.6 acres of land in the R-8 zoning district. The gross density of the proposed
subdivision is 3.74 dwelling units (d.u.) per acre with a net density of 5.58 d.u. per acre. The minimum
property size is 5,600 square feet with an average property size of 6,859 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.
Open space proposed for this phase consists of a portion of the Ten Mile Road and Chinden Boulevard
street buffers and a micropath. Overall open space with this phase is 0.78 acres which totals
approximately 2% of the overall open space approved with the preliminary plat. The open space proposed
with this phase is consistent with the overall project open space.
Because the number of buildable lots is the same and the amount of common open space is the same, staff
finds the proposed plat to be in substantial compliance with the approved preliminary plat as required by
UDC11-6B-3C.2.
VI. SITE SPECIFIC CONDITIONS
1. The applicant is to meet all terms of the approved preliminary plat (PP-12-018) for this
development.
2. The applicant has until June 27, 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. Prior to submittal to the City, the Professional Land Surveyor preparing the plat shall stamp, sign
and date each page of the final plat map, including the Certificate of Surveyor.
5. Revise the notes on the face of the plat prepared by Bailey Engineering, Inc., prior to signature on
the final plat by the City Engineer, as follows:
Note #9 should read as follows: “Lot 4 Block 10 is a non-buildable lot reserved for future
right-of-way and is to be owned and maintained by the developer.”
6. The applicant shall comply with the submitted landscape plan prepared by South Landscape
Architecture, dated 11/28/2012, with the following changes:
The applicant shall revise the landscape plan or provide an exhibit that includes a cross-
section of the berm (or berm/wall combination) in relation to the centerline of SH 20/26
demonstrating compliance with the standards listed in UDC 11-3H-4D.
Provide one (1) full size copy of landscape plan and an electronic copy with the
aforementioned changes prior to obtaining City Engineer’s signature on the final plat.
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, Kimberly Cutler, at 887-1620 for more information.
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 a building permit, the final plat shall be recorded.
EXHIBIT A
Irvine No. 3 – H-2017-0078 PAGE 3
10. Temporary construction fencing to contain debris shall be installed at the subdivision boundary
prior to release of building permits for this subdivision.
11. Future homes constructed within the subdivision must comply with the submitted elevations
approved with the preliminary plat. The proposed elevations shall be consistent with Section E.
Residential Guidelines contained in the Meridian Design Manual. Similar building materials and
mix of materials shall be incorporated into all sides of the future homes. Architectural details
shall be incorporated into the overall design of the home on the side and rear facades that face a
public street and/or common open space.
12. A street light plan will be required for this development. In addition to Type 2 lighting on
internal subdivision streets, the plan will need to include Type 1 lighting along the frontage of
Ten Mile Road. Power for the Type 1 lights will need to be provided by a metered service
cabinet. Conduit should be run to the service cabinet at the south east corner of the Ten Mile and
Chinden intersection, or a new cabinet may be installed. 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.
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.
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
EXHIBIT A
Irvine No. 3 – H-2017-0078 PAGE 4
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
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
EXHIBIT A
Irvine No. 3 – H-2017-0078 PAGE 5
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 Irvine Subdivision (PP-12-018)
C. Proposed Final Plat
D. Proposed Landscape Plan
EXHIBIT A
Irvine No. 3 – H-2017-0078 PAGE 6
Exhibit A – Vicinity Map
EXHIBIT A
Irvine No. 3 – H-2017-0078 PAGE 7
Exhibit B – Approved Irvine Subdivision (PP-12-018)
EXHIBIT A
Irvine No. 3 – H-2017-0078 PAGE 8
Exhibit C – Proposed Final Plat
EXHIBIT A
Irvine No. 3 – H-2017-0078 PAGE 9
Exhibit D. – Proposed Landscape Plan
EXHIBIT A
Irvine No. 3 – H-2017-0078 PAGE 10
EXHIBIT B
Barbara Shiffer
From:
kent brown <kentlkb@gmail.com>
Sent:
Thursday, lune 22, 2017 9:48 AM
To:
Joshua Beach
Cc:
Barbara Shiffer; C.Jay Coles; Charlene Way; Machelle Hill
Subject:
Re: Irvine No. 3
Dear City of Meridian we have reviewed the conditions of approval and are in agreement.
Kent Brown
On Wed, Jun 21, 2017 at 4:41 PM, Joshua Beach <jbeach@meridiancit y�org> wrote:
Kent - Please submit a written response to the staff report to the City Clerk's office
(cicotes@meridiancity.org, mhitt@meridiancity.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.
Josh Beach I Associate City Planner
City of Meridian I Community Development Department
33 E. Broadway Ave., Meridian, Idaho 83642
Phone: 208-489-0576
Built for Business, Designed for Living
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