Blakeslee Common No 1 H-2017-0164
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR BLAKESLEE COMMONS SUB 1 – FP (H-2017-0164)
Page 1 of 3
BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: FEBRUARY 6, 2018
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF 46 SINGLE-
FAMILY RESIDENTIAL
BUILDING LOTS AND 9 COMMON
LOTS ON 8.07 ACRES OF LAND IN
THE R-15 ZONING DISTRICT FOR
BLAKESLEE COMMON NO. 1
BY: BUNGALOWS MERIDIAN,
LLC
APPLICANT
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CASE NO. H-2017-0164
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on February 6, 2018 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 BLAKESLEE COMMONS SUBDIVISION
NO. 1, SITUATED IN THE NORTHEAST QUARTER OF SECTION 5,
TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAN, CITY OF
MERIDIAN, ADA COUNTY, IDAHO, 2017, HANDWRITTEN DATE:
12/07/2017, BY PATRICK M. TEALEY, PLS, SHEET 1 OF 4,” is conditionally
Meridian City Council Meeting Agenda February 20, 2018 – Page 108 of 601
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR BLAKESLEE COMMONS SUB 1 – FP (H-2017-0164)
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 February 6, 2018, a true and
correct copy of which is attached hereto marked “Exhibit A” 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
Meridian City Council Meeting Agenda February 20, 2018 – Page 109 of 601
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 �b day of
F6 rvar l , 2018.
�l
�QOVIATED,40 Mayor, City eridian
Attest: 2cG0 GS,
� "A or E t I
W
DIANA..
C.Jay olesmm2 SEAL °
City ClerkF
Copy served upon the Applicant, Planning and Development Services Divisions of the
Community Development Department and City Attorney.
I nn II
By: Dated:
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR BLAKESLEE COMMONS SUB 1 — FP (H-2017-0164)
Page 3 of 3
Exhibit A
Blakeslee Commons FP H-2017-0164 1
STAFF REPORT
MEETING DATE: February 6, 2018
TO: Mayor and City Council
FROM: Josh Beach, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Blakeslee Commons Subdivision – FP H-2017-0164
I. APPLICATION SUMMARY
The applicant, Bungalows Meridian, LLC, has applied for a final plat (FP) consisting of 46 single-
family residential building lots and 9 common area lots on 8.07 acres of land in the R-15 zoning
district for Blakeslee Commons Subdivision.
II. STAFF RECOMMENDATION
Staff recommends approval of the Blakeslee Commons Subdivision 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-2017-0164 as presented in the staff report for the hearing date of
February 6, 2018, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2017-0164, as presented during the hearing on February 6, 2018, for
the following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2017-0164 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 south side of E. Ustick Road between N. Locust Grove Road and N.
Eagle Road in the NE ¼ of Section 5, Township 3N., Range 1E.
B. Applicant/Owner:
Bungalows Meridian, LLC
P.O. Box 1297
Eagle, ID 83616
C. Representative:
Pam Walsh, Bungalows Meridian, LLC
2218 W. Woodlawn Ave.
Boise, ID 82702
Meridian City Council Meeting Agenda February 20, 2018 – Page 111 of 601
Exhibit A
Blakeslee Commons FP H-2017-0164 2
V. STAFF ANALYSIS
The proposed final plat depicts 46 single-family residential detached building lots and 9
common/other lots on 8.07 acres of land. The site is zoned R-15 and the gross density of the proposed
plat is 5.5 dwelling units (d.u.) per acre with a net density of 10.5 d.u. per acre. The applicant is
proposing 1.76 acres of common area consisting of the Ustick street buffer, a section of the City’s
multi-use pathway and several open space lots; primary amenity is a clubhouse
Staff has reviewed the proposed final plat for substantial compliance with the proposed preliminary
plat (H-2016-0066) and found it to be consistent with the number of lots approved with the
preliminary plat. Because the number of buildable lots is the same and common open space has
increased slightly, staff deems the final plat to be in substantial compliance with the preliminary plat
as required by UDC11-6B-3C.2.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved annexation and preliminary plat (H-2016-0066),
and development agreement (Inst. No. 2017-032110) applications approved for this site.
2. The applicant shall obtain the City Engineer’s signature on the final plat by November 2, 2018, in
accord with UDC 11-6B-7 in order for the preliminary plat to remain valid or a time extension
may be requested.
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 Tealey’s Land Surveying., stamped on 12/7/2017 by Patrick A. Tealey,
shall be revised as follows:
a. Add a note stating that “this development is subject to the City of Meridian Development
Agreement Instrument #2017-032110.”
b. Add a note stating “Except the public street access to E. Ustick Road, direct lot access to E.
Ustick Road, an arterial street, is prohibited.”
5. The landscape plan prepared by Jensen Belts Associates. dated 12/8/17, shall be revised as
follows:
a. Landscaping is required adjacent to the multi-use pathway along the north side of the South
Slough in accord with the standards listed in UDC 11-3B-12C. If the Irrigation District will
not allow landscaping within their easement, provide an additional 5 feet outside of the
easement for landscaping.
b. 5 feet of landscaping is required adjacent to the west boundary of Lot 4, Block 1 in accord
with UDC 11-6C-3.
c. Construct the entire landscape buffer along E. Ustick Road, including replacing the
existing gravel with vegetation and removing/relocating the existing split rail fence to
the interior edge of the buffer in accord with UDC 11-3B-7C;
6. Include fencing adjacent to all micropath connections to distinguish common from private
areas, per UDC 11-3A-7A.7.Provide a detail fence plan with each subsequent final pat
application. Specifically, no fencing is shown along Lot 1, Block 1; Lot 3, Block 2, and Lots
1, 6 and 13, Block 4. The applicant shall provide updated plans prior to signature on the
final plat.
7. The 10-foot multi-use pathway shall be paved and landscaped in accord with the standards set
forth in UDC 11-3A-8 and UDC 11-3B-12. The landscape plan shall be modified to show a 10-
Meridian City Council Meeting Agenda February 20, 2018 – Page 112 of 601
Exhibit A
Blakeslee Commons FP H-2017-0164 3
foot pathway along the north side of the South Slough and shall run from the west property line
along the South Slough and shall run to the south property line. This 10-foot multi-use pathway
shall be separate from the 5-foot sidewalks adjacent to the streets.
8. A paved, 10-foot wide multi-use pathway and associated landscaping shall be constructed along
the north side of the South Slough in accord with the Pathways Master Plan. A 14-foot wide
recreational pathway easement is required to be provided along the north side of the South Slough
for the multi-use pathway. The applicant shall coordinate with Kim Warren, Park’s Department
(208-888-3579), on the location of the easement. The easement should be submitted to the Park’s
Department for approval by the City Council and subsequent recordat ion, prior to signature on
the final plat by the City Engineer.
9. Details of the proposed clubhouse have not been provided to staff. Prior to signature on the final
plat, the applicant shall provide architectural elevations as well as a floor plan for the proposed
structure.
10. A CZC and DES application is required to be submitted prior to issuance of building permits for
the clubhouse. The applicant must comply with the design standards listed in UDC 11-3A-19 and
the guidelines contained in the Architectural Standards Manual.
11. All common driveways shall be constructed in accord with the standards listed in UDC 11-6C-
3D.
12. The applicant shall provide two (2) parking stalls at the end of each of the five (5) common
driveways. This change will bring the spaces closer to the units that will utilize them and limit
their use by the other units in the development that meet the off-street parking requirements of the
UDC. The applicant shall install wheel stops in all of the parking stalls to minimize vehicle
overhang onto an adjacent sidewalk or landscaping area.
13. Prior to signature on the final plat, the applicant shall provide an exhibit that shows the setbacks,
building envelope, and orientation of the lots and structures on all common lots.
14. Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
15. Future homes constructed in this phase shall be consistent with the approved elevations and
design guidelines contained in the development agreement for Blakeslee Subdivision. The
rear elevations of homes visible from public streets and open spaces shall also be subject to
these guidelines.
16. Prior to the issuance of any new building permit, the property shall be subdivided in accordance
with the UDC.
17. Developer shall be required to provide a second water main connection to the project to create a
looped system. This second connection can be a second connection to Ustick Road per the Public
Works Department; however a mainline valve will need to be installed in the Ustick Road main at
the new tee location to provide a means of isolation.
18. This project falls within two sanitary sewer service areas, however, Public Works has evaluated
the project and has determined that the entire project can sewer to the existing mainline in E.
Ustick Road.
19. The development shall be designed with water service lines in the private driveways instead of
mainline. Meters shall be located at the public street. A public mainline easement shall be
required within the private driveway between Lots 23- and 4-5, Block 4, for a possible future
mainline connection to adjacent properties.
Meridian City Council Meeting Agenda February 20, 2018 – Page 113 of 601
Exhibit A
Blakeslee Commons FP H-2017-0164 4
20. The terminus of the water mainline at the cul -de-sac in N. Bullock Place shall be extended to the
south for future extension to properties to the south. A tee and 8x6 reducer shall be required for
the relocation of the fire hydrant to the area near the SE corner of Lot 12, Block 3.
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
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.
Meridian City Council Meeting Agenda February 20, 2018 – Page 114 of 601
Exhibit A
Blakeslee Commons FP H-2017-0164 5
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.
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.
Meridian City Council Meeting Agenda February 20, 2018 – Page 115 of 601
Exhibit A
Blakeslee Commons FP H-2017-0164 6
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/Zoning Map
B. Preliminary Plat (dated: 7/26/16)
C. Proposed Final Plat (dated: 12/7/17)
D. Proposed Landscape Plan (dated: 1/12/17)
Meridian City Council Meeting Agenda February 20, 2018 – Page 116 of 601
Exhibit A
Blakeslee Commons FP H-2017-0164 7
Exhibit A – Vicinity/Zoning Map
Meridian City Council Meeting Agenda February 20, 2018 – Page 117 of 601
Exhibit A
Blakeslee Commons FP H-2017-0164 8
Exhibit B – Preliminary Plat (dated: 7/26/16)
Meridian City Council Meeting Agenda February 20, 2018 – Page 118 of 601
Exhibit A
Blakeslee Commons FP H-2017-0164 9
Exhibit C – Proposed Final Plat (dated: 12/7/17)
Meridian City Council Meeting Agenda February 20, 2018 – Page 119 of 601
Exhibit A
Blakeslee Commons FP H-2017-0164 10
Exhibit D – Proposed Landscape Plan (dated: 12/8/17)
Meridian City Council Meeting Agenda February 20, 2018 – Page 120 of 601
Exhibit A
Blakeslee Commons FP H-2017-0164 11
Meridian City Council Meeting Agenda February 20, 2018 – Page 121 of 601