Forty Three North SUB- FP H-2017-0119ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR FORTY THREE NORTH SUBDIVISION - FP H-2017-0119
Page 1 of 3
BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: SEPTEMBER 5, 2017
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF TWENTY ONE
21) BUILDING LOTS AND FOUR
4) COMMON LOTS ON 1.81
ACRES OF LAND IN THE R-15
ZONING DISTRICT FOR FORTY-
THREE NORTH SUBDIVISION
BY: KGA DEVELOPMENT
APPLICANT
CASE NO. H-2017-0119
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on September 5, 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 FORTY THREE NORTH SUBDIVISION,
LOCATED IN A PORTION OF THE EAST ½ OF THE NORTHWEST ¼ OF
SECTION 7, TOWNSHIP 3 NORTH, RANGE 1 EAST, B.M., ADA COUNTY,
IDAHO, 2017, HANDWRITTEN DATE: 8/10/2017, by DEAN BRIGGS, PLS,
SHEET 1 OF 3,” is conditionally approved subject to those conditions of Staff as
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR FORTY THREE NORTH SUBDIVISION - FP H-2017-0119
Page 2 of 3
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 September 5, 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 Sabrina Durtschi, Briggs Engineering, 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
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ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR FORTY THREE NORTH SUBDIVISION - FP H-2017-0119
Page 3 of 3
EXHIBIT A
Forty-Three North Subdivision - FP H-2017-0119 PAGE 1
STAFF REPORT
MEETING DATE: September 5, 2017
TO: Mayor and City Council
FROM: Josh Beach, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Forty Three North Subdivision – FP H-2017-0119
I. APPLICATION SUMMARY
The applicant, KGA Development, has applied for final plat (FP) approval of 21 single-family
residential building lots and 4 common lots on 1.81 acres of land in the R-15 zoning district.
II. STAFF RECOMMENDATION
Staff recommends approval of the Forty Three North Subdivision final plat based on the analysis
provided below in Section V.
III. PROPOSED MOTION
Approval
I move to approve File Number H-2017-0119 as presented in the staff report for the hearing date of
September 5, 2017, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2017-0119, as presented during the hearing on September 5, 2017, for
the following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2017-0119 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 1318 NE 4th Street, in the NW ¼ of Section 7, Township 3 North, Range 1
East.
B. Applicant/Owner:
KGA Development, Inc.
3843 Daisy Creek Street
Meridian, ID 83642
C. Representative:
Sabrina Durtschi, Briggs Engineering
1800 W. Overland Road
Meridian, ID 83705
EXHIBIT A
Forty-Three North Subdivision - FP H-2017-0119 PAGE 2
V. STAFF ANALYSIS
The proposed final plat depicts 21 single-family residential building lots and 4 common lots on 1.81
acres of land in the R-15 zoning district. The gross density of the proposed subdivision is 11.29
dwelling units (d.u.) per acre. The average lot size is 2,658 square feet. All of the proposed lots
comply with the dimensional standards of the UDC.
Staff has reviewed the proposed plat and found it in compliance with the aforementioned dimensional
standards.
Because this property is below 5 acres in size, qualified open space and site amenities were not
required to be provided as set forth in UDC 11-3G-3.
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 building lots and
common area is the same; therefore, staff finds the proposed final plat in substantial compliance with
the approved preliminary plat.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved preliminary plat (H-2017-0041; Development
Agreement Inst. No. 2017-066045) for this property.
2. The applicant shall obtain the City Engineer’s signature on the final plat by January 5, 2019; 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 Briggs Engineering, Inc., dated 8/10/17 by Dean W. Briggs shall be
revised as follows:
a. Note #1: Include the applicable instrument #.
b. Note #5: Include the applicable instrument #.
c. Change the wording of the Approval of Meridian City Engineer to reference Meridian.
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.
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.
5. Construct fencing as proposed. The developer is responsible for the construction of the fencing. 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 this
subdivision.
5. For all common driveways, a perpetual ingress/egress easement is required to be filed with the
Ada County Recorder, which shall include a requirement for maintenance of a paved surface
capable of supporting fire vehicles and equipment as set forth in UDC 11-6C-3D.8.
6. A DES application is required to be submitted prior to issuance of building permits for the single-
family attached homes. With the submittal of the DES application, the applicant shall submit a
master site plan that designates the design, color schemes and variations along NE 4th Street for
each unit. The applicant must comply with the design standards listed in UDC 11-3A-19 and the
guidelines contained in the Architectural Standards Manual.
EXHIBIT A
Forty-Three North Subdivision - FP H-2017-0119 PAGE 3
7. Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
8. Prior to the issuance of any new building permit, the property shall be subdivided in accordance
with the UDC.
9. A street light plan will need to be included with the Land Development Plan Submittal. 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
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
EXHIBIT A
Forty-Three North Subdivision - FP H-2017-0119 PAGE 4
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
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.
EXHIBIT A
Forty-Three North Subdivision - FP H-2017-0119 PAGE 5
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/Zoning Map
B. Approved Preliminary Plat (dated: 8/10/17)
C. Proposed Final Plat (dated: 6/9/2017)
D. Proposed Landscape Plan (dated: 6/12/2017)
EXHIBIT A
Forty-Three North Subdivision - FP H-2017-0119 PAGE 6
Exhibit A – Vicinity/Zoning Map
EXHIBIT A
Forty-Three North Subdivision - FP H-2017-0119 PAGE 7
Exhibit B – Approved Preliminary Plat (dated: 10/28/16)
EXHIBIT A
Forty-Three North Subdivision - FP H-2017-0119 PAGE 8
Exhibit C – Proposed Final Plat (dated: 8/10/17)
1
Joshua Beach
From:Sabrina Durtschi <sabrinaw@briggs-engineering.com>
Sent:Thursday, August 31, 2017 10:16 AM
To:Joshua Beach
Subject:Re: 43 north sub
Yes, Josh, we are in agreement with the staff report, please put it on the consent agenda.
Thanks!
Sabrina
On Thu, Aug 31, 2017 at 8:55 AM, Joshua Beach < jbeach@meridiancity.org > wrote:
Sabrina, are you now comfortable with the conditions on this so we can get it on the consent 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.
Sabrina Durtschi
Briggs Engineering
Planning Project Manager
2
1800 W Overland Road
Boise, Idaho 83705
208-344-9700