TM Creek Subdivision No 3 H-2018-0008 FP
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR TM CREEK SUBDIVISION NO. 3 – FP H-2018-0008
Page 1 of 3
BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: FEBRUARY 20, 2018
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF ONE (1)
BUILDING LOT AND ONE (1)
COMMON LOT ON 9.36 ACRES OF
LAND IN THE C-G ZONING
DISTRICT FOR TM CREEK
SUBDIVISION NO. 3
BY: SCS BRIGHTON, LLC
APPLICANT
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CASE NO. H-2018-0008
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on February 20, 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 TM CREEK SUBDIVISION NO. 3,
LOCATED IN A PORTION OF THE NORTHWEST ¼ OF THE NORTHWEST
¼ OF SECTION 14, TOWNSHIP 3 NORTH, RANGE 1 WEST, BOISE
MERIDIAN, CITY OF MERIDIAN, ADA COUNTY, IDAHO, 2018,
HANDWRITTEN DATE: 1/4/2018, by AARON L. BALLARD, PLS, SHEET 1
Meridian City Council Meeting Agenda March 6, 2018 – Page 241 of 605
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR TM CREEK SUBDIVISION NO. 3 – FP H-2018-0008
Page 2 of 3
OF 3,” 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 February 20, 2018, a true and correct copy of which is attached hereto
marked “Exhibit A” and by this reference incorporated herein, and the response
letter from Mike Wardle, Brighton Corporation, 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.
Meridian City Council Meeting Agenda March 6, 2018 – Page 242 of 605
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
/'-16,/✓ (% , 2018.
Tammy de
o�,crn U'7 Ma7 Mayor, C of Meridian
r
Attest:
Cit•! of T1
C. ay Cols 5E•!i- ti`
City Clerk
Copy served upon the Applicant, Planning and Development Services Divisions of the
Community Development Department and City Attorney.
By: Dated:
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR TM CREEK SUBDIVISION NO.3 — FP H-2018-0008
Page 3 of 3
EXHIBIT A
TM Creek Subdivision No. 3 – FP H-2018-0008.doc PAGE 1
STAFF REPORT
MEETING DATE: February 20, 2018
TO: Mayor and City Council
FROM: Sonya Allen, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: TM Creek Subdivision No. 3 – H-2018-0008
I. APPLICATION SUMMARY
The applicant, SCS Brighton, LLC, has applied for a final plat (FP) consisting of one (1) building lot
and one (1) common area lot on 9.36 acres of land in a C-G zoning district for the third phase of TM
Creek Subdivision.
II. STAFF RECOMMENDATION
Staff recommends approval of the TM Creek Subdivision No. 3 final plat based on the analysis
provided below in Section V.
III. PROPOSED MOTION
Approval
I move to approve File Number H-2018-0008 as presented in the staff report for the hearing date of
February 20, 2018, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2018-0008, as presented during the hearing on February 20, 2018, for
the following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2018-0008 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 east of S. Ten Mile Rd. and south of W. Franklin Rd., in the
northwest ¼ Section 14, T. 3N., R. 1W.
B. Applicant:
SCS Brighton, LLC
12601 W. Explorer Dr. #200
Boise, ID 83713
C. Owner:
Same as applicant
Meridian City Council Meeting Agenda March 6, 2018 – Page 244 of 605
EXHIBIT A
TM Creek Subdivision No. 3 – FP H-2018-0008.doc PAGE 2
D. Representative:
Michael D. Wardle, Brighton Corporation
12601 W. Explorer Dr. #200
Boise, ID 83713
V. STAFF ANALYSIS
The proposed final plat depicts one (1) building lot and one (1) common area lot on 9.36 acres of land
in a C-G zoning district. Development is required to comply with the dimensional standards of the C-
G zoning district listed in UDC Table 11-2B-3.
Staff has reviewed the proposed plat for compliance with the aforementioned dimensional standards
and found the plat to be in compliance with those standards.
Staff has reviewed the proposed final plat for consistency with the approved preliminary plat and
found there are 6 fewer lots shown on the final plat than were depicted on the preliminary plat; these
lots were consolidated to accommodate the development of an apartment project. Because the number
of building lots have decreased and the amount of open space is the same, staff finds the proposed
plat is in substantial conformance with the approved preliminary plat per the standards listed in UDC
11-6B-3C.2.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved annexation [AZ-13-015, Development Agreement
Instrument #114045759; 1st Addendum (Inst. 2016-073497); and 2nd Addendum (Inst. #2017-
113747]; and preliminary plat (PP-13-030).
2. The applicant shall obtain the City Engineer’s signature on the final plat within two (2) years of
the City Engineer’s signature on the final plat for Phase 2; or, apply for a time extension on the
preliminary plat 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 The Land Group, stamped on 1/4/18 by Aaron L. Ballard, shown in
Exhibit C shall be revised as follows:
a. Depict a 20-foot street buffer along W. Cobalt Drive and S. Franklin Crossing Avenue, both
collector streets, within a common lot or a permanent dedicated buffer maintained by the
property owner or business owner’s association in accord with UDC 11-3B-7C.2.
b. Include the recorded instrument number for the right-of-way deed for W. Cobalt Drive
graphically depicted on Sheet 1.
5. The landscape plan prepared by The Land Group, dated 12/22/2017, shown in Exhibit D, shall be
revised as follows:
a. Depict a 20-foot wide street buffer along W. Cobalt Dr. and S. Franklin Crossing Ave. as set
forth in UDC Table 11-2B-3, landscaped in accord with the standards listed in UDC 11-3B-
7C.
b. The calculations table shows there are 82 required trees with only 50 being provided; either
provide additional trees to meet the minimum requirement or submit an application for
alternative compliance as set forth in UDC 11-5B-5 if not feasible.
Meridian City Council Meeting Agenda March 6, 2018 – Page 245 of 605
EXHIBIT A
TM Creek Subdivision No. 3 – FP H-2018-0008.doc PAGE 3
c. Depict the 10-foot wide multi-use pathway along the south side of the Ten Mile Creek and
landscaping in accord with the previously approved landscape plan and the standards listed in
UDC 11-3B-12C, Pathway Landscaping.
d. Depict pedestrian-scale lighting along Franklin Crossing Avenue as required in the Ten Mile
Interchange Specific Area Plan and the Development Agreement.
6. The applicant shall obtain a license agreement from ACHD for the landscaping proposed within
the right-of-way (i.e. the roundabout).
7. The applicant shall submit a minimum 14-foot wide public pedestrian easement for the multi-use
pathway within this phase to the Planning Division for approval by City Council and recordation
prior to signature on the final plat by the City Engineer.
8. The Ten Mile Creek shall be protected during construction.
9. All fencing installed on the site shall comply with the standards listed in UDC 11-3A-6 and 11-
3A-7. 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.
10. Pedestrian scale lighting shall be installed along Franklin Crossing Avenue in accord with the Ten
Mile Interchange Specific Area Plan.
11. Street lights at a pedestrian scale shall be installed within the street buffer along W. Cobalt Drive
as required in the Ten Mile Interchange Specific Area Plan and the Development Agreement.
12. Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
13. The City of Meridian requires that pressurized irrigation systems be supplied by a year -round
source of water (MCC 12-13-8.3). The City of Meridian owns and operates a reclaimed water
system along the West Franklin Road frontage of this parcel. Applicant shall be bound to the
same requirements that were worked out for the first phase regarding the use of reclaimed water
for the provision of landscape irrigation water.
14. Applicant shall coordinate with Public Works Department on the routing of water mains, fire
services, hydrants and fire flows for adjacent commercial development to the north of Cobalt
Drive.
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.
Meridian City Council Meeting Agenda March 6, 2018 – Page 246 of 605
EXHIBIT A
TM Creek Subdivision No. 3 – FP H-2018-0008.doc PAGE 4
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.
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.
Meridian City Council Meeting Agenda March 6, 2018 – Page 247 of 605
EXHIBIT A
TM Creek Subdivision No. 3 – FP H-2018-0008.doc PAGE 5
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.
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: 5/8/14)
C. Proposed Final Plat (dated: 1/4/18)
D. Proposed Landscape Plan (dated: 12/22/17)
Meridian City Council Meeting Agenda March 6, 2018 – Page 248 of 605
EXHIBIT A
TM Creek Subdivision No. 3 – FP H-2018-0008.doc PAGE 6
Exhibit A – Vicinity/Zoning Map
Meridian City Council Meeting Agenda March 6, 2018 – Page 249 of 605
EXHIBIT A
TM Creek Subdivision No. 3 – FP H-2018-0008.doc PAGE 7
Exhibit B – Approved Preliminary Plat
Meridian City Council Meeting Agenda March 6, 2018 – Page 250 of 605
EXHIBIT A
TM Creek Subdivision No. 3 – FP H-2018-0008.doc PAGE 8
Exhibit C – Proposed Final Plat (dated: 1/4/18)
Meridian City Council Meeting Agenda March 6, 2018 – Page 251 of 605
EXHIBIT A
TM Creek Subdivision No. 3 – FP H-2018-0008.doc PAGE 9
Exhibit D – Proposed Landscape Plan (dated: 12/22/17)
Meridian City Council Meeting Agenda March 6, 2018 – Page 252 of 605
From:Mike Wardle
To:Sonya Allen ; Barbara Shiffer; C.Jay Coles; Charlene Way ; Christopher Johnson
Cc:Bill Parsons ; Bruce Freckleton; Kameron Nauahi; Jon Wardle
Subject:RE: TM Creek Sub. 3 - FP H-2018-0008 REVISED Staff Recommendation to Council
Date:Thursday, February 15, 2018 4:22:16 PM
All,
We have reviewed the revised staff report for the TM Creek Subdivision No. 3 final plat and concur
with the recommended conditions of approval. Therefore, we request that it be placed on the City
Council’s February 20 th Consent Agenda.
Michael Wardle
Director of Planning
Brighton Corporation
12601 W. Explorer, Suite 200 | Boise, Idaho 83713
Direct 208.287.0512 | Cell 208.863.6150
From: Sonya Allen [mailto:sallen@meridiancity.org]
Sent: Thursday, February 15, 2018 4:06 PM
To: Barbara Shiffer; C.Jay Coles; Charlene Way; Christopher Johnson
Cc: Bill Parsons; Bruce Freckleton; Mike Wardle; Kameron Nauahi; Jon Wardle
Subject: TM Creek Sub. 3 - FP H-2018-0008 REVISED Staff Recommendation to Council
Please replace the report I sent a bit ago with this one. thx
City of Meridian
33 E. Broadway Ave., Meridian, Idaho 83642
Phone: 208-888-4433
www.meridiancity.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.
Meridian City Council Meeting Agenda March 6, 2018 – Page 253 of 605