Whiteacre Sub No. 3 FP H-2017-0092ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR WHITEACRE SUB 3 – FP (H-2017-0092)
Page 1 of 3
BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: JULY 18, 2017
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF 31 SINGLE-
FAMILY RESIDENTIAL
BUILDING LOTS AND 7 COMMON
LOTS ON 7.70 ACRES OF LAND IN
THE R-8 ZONING DISTRICT FOR
WHITEACRE SUBDIVISION NO. 3
BY: WHITEACRE DEVELOPMENT
CORP.
APPLICANT
CASE NO. H-2017-0092
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on July 18, 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 WHITEACRE SUBDIVISION NO. 3,
SITUATED IN THE SOUTHEAST QUARTER OF SECTION 36, TOWNSHIP
4 NORTH, RANGE 1 WEST, BOISE MERIDIAN, CITY OF 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
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR WHITEACRE SUB 3 – FP (H-2017-0092)
Page 2 of 3
staff report to the Mayor and City Council from the Planning and Development
Services divisions of the Community Development Department dated July 18,
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
14V f 12017.
Attest:
C..Ay Coles
City Clerk
d
By:
Tammy d erd
AU'c „ yor, Ci of Meridian
uv of w
E IDIAN-- VI .
IDAHO
zn SEAL
day of
Copy served upon the Applicant, Planning and Development Services Divisions of the
Community Development Department and City Attorney.
11
By: 60 6 L' Dated:_ % G%
l
67
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR WHITEACRE SUB 3 — FP (H-2017-0092)
Page 3 of 3
Exhibit A
Whiteacre Subdivision No. 3– FP (H-2017-0092) PAGE 1
STAFF REPORT
MEETING DATE: July 18, 2017
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 No. 3 – FP (H-2017-0092)
I. APPLICATION SUMMARY
The applicant, Whiteacre Development Corp, has applied for final plat (FP) approval of 31 single-
family residential building lots and 7 common lots on 7.70 acres of land in an R-8 (medium-density
residential) zoning district, for Whiteacre Subdivision No. 3.
II. STAFF RECOMMENDATION
Staff recommends approval of the Whiteracre Subdivision 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-2017-0092 as presented in the staff report for the hearing date of
July 18, 2017, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2017-0092, as presented during the hearing on July 18, 2017, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2017-0092 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 No. 3– FP (H-2017-0092) PAGE 2
Meridian, ID 83642
V. STAFF ANALYSIS
The proposed final plat depicts 31 single-family residential building lots and 7 common lots on 7.70
acres of land in an R-8 zoning district. The gross density of the proposed subdivision is 4.15 dwelling
units (d.u.) per acre with a net density of 5.18 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.
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 December 20, 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. A paved, 10-foot wide multi-use pathway and associated landscaping shall be constructed along
the north side of the White Drain in accord with the Pathways Master Plan. The applicant shall
construct the pathway along the White Drain with the second phase of development.
4.3. Prior to signature on the final plat, the applicant shall provide an exhibit depicting the setbacks,
building envelope and orientation of lots and structures on Lots 24, -27, Block 4.
5.4. The final plat prepared by prepared by Idaho Survey Group, dated 05/21/2017, prepared by
Gregory G. Carter, shall be revised as follows:
a. Note #3 shall be revised to include the applicable Lot and Block #’s.
a.b. Include the instrument # for note #10 referencing the ACHD Sidewalk Easement
Instrument Number.
b.c. Include the instrument # for note #11 referencing the ACHD temporary license agreement
Instrument Number.
c.d. Add the following Note : The bottom of structural footing shall be set a minimum of 12-
inches above the highest established normal ground water elevation.
d.e. Add the following 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.
6.5. The submitted landscape plan prepared by South Landscape Architecture, dated 03/02/2012 shall
be revised as follows:
a. Lot 9, Block 5 shall be fenced in accord with UDC 11-3A-7 with and landscaped in
accord with UDC 11-3B-12.
b. The fencing proposed along the north and south boundaries of Lot 16, Block 5, the east
boundary of Lot 1, Block 7, the eastern boundary of Lot 16, Block 4 and the west side of
Lot 2, Block 2 shall meet the requirements as set forth in UDC 11-3A-7 figure 1.
Comment [BP1]: Prodived analysis on the
open space and amneities that are being
provided with this phase.
Comment [BP2]: This date goes off the most
recent recordation date of a previous phase.
Check the County records as to when the
preivous plat recorded so that you can include
the correct date.
Comment [BP3]: This doesn’t pertain to this
phase.
Formatted: Indent: Left: 0.63", Space After:
6 pt
Comment [BP4]: Need a condition for the
common driveway serving lots 24-27.
Landscaping and exhibits showing building
orientation and setbacks.
Comment [BP5]: Review the landscape plan
thoroughly. If it meets code than just write the
condition that the applicant comply with the
submitted landscape plan.
Exhibit A
Whiteacre Subdivision No. 3– FP (H-2017-0092) PAGE 3
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. The street light plan submitted appears to meet requirements based on a preliminary review. Type
1 lights on Meridian Road shall be 30' high with an 8' mast arm. Please reserve streetlight
numbers. Plan should include City of Meridian standard Street Light Plan Notes found at
http://www.meridiancity.org/city_departments.aspx?id=272. If there is a conflict with overhead
power the developer should first consider installing davit poles instead of utilizing Idaho Power
poles.
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
Comment [BP6]: Verify fencing complies with
code. Alos note that the developer is
responsible for installing fencing along all
internal common lots.
Comment [BP7]: Lots 3-10, Block 2 will
require Planning approval prior to issuance of a
building permit.
Exhibit A
Whiteacre Subdivision No. 3– FP (H-2017-0092) PAGE 4
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
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
Whiteacre Subdivision No. 3– FP (H-2017-0092) 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.
V. EXHIIBITS
A. Vicinity Map
B. Approved Preliminary Plat (dated: 02/10/16)
C. Proposed Final Plat (dated: 05/21/17)
D. Proposed Landscape Plan (dated: 02/05/16)
Exhibit A
Whiteacre Subdivision No. 3– FP (H-2017-0092) PAGE 6
Exhibit A – Vicinity Map
Exhibit A
Whiteacre Subdivision No. 3– FP (H-2017-0092) PAGE 7
Exhibit B – Approved Preliminary Plat (dated: 02/10/16)
Exhibit A
Whiteacre Subdivision No. 3– FP (H-2017-0092) PAGE 8
Exhibit C – Proposed Final Plat (dated: 05/21/2017)
Exhibit A
Whiteacre Subdivision No. 3– FP (H-2017-0092) PAGE 9
Exhibit D – Proposed Landscape Plan (dated: 02/05/16)
Exhibit A
Whiteacre Subdivision No. 3– FP (H-2017-0092) PAGE 10