Oaks West Subdivision No. 1 H-2018-0049 FP
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR OAKS WEST SUBDIVISION NO. 1 – FP H-2018-0049
Page 1 of 3
BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: JUNE 5, 2018
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF 59 BUILDING
LOTS AND 8 COMMON LOTS ON
19.07 ACRES OF LAND IN THE R-8
ZONING DISTRICT FOR OAKS
WEST SUBDIVISION NO. 1
BY: HAYDEN HOMES IDAHO, LLC
APPLICANT
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CASE NO. H-2018-0049
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on June 5, 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 OAKS WEST SUBDIVISION NO. 1,
LOCATED IN THE NW ¼ OF THE NW ¼ OF SECTION 33, TOWNSHIP 4
NORTH, RANGE 1 WEST, BOISE MERIDIAN, MERIDIAN, ADA COUNTY,
IDAHO, 2018, HANDWRITTEN DATE: 5/1/2018, by CLINTON W. HANSEN,
PLS, SHEET 1 OF 5,” is conditionally approved subject to those conditions of
Meridian City Council Meeting Agenda June 19, 2018 – Page 23 of 365
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR OAKS WEST SUBDIVISION NO. 1 – FP H-2018-0049
Page 2 of 3
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 June 5, 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 Ross Erickson, Erickson Civil, Inc., 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 June 19, 2018 – Page 24 of 365
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
Aln� 2018.
Eo AUGUST, /
'IQ Tammy e d
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Attest: „
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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 OAKS WEST SUBDIVISION NO. 1— FP H-2018-0049
Page 3 of 3
Oaks West Subdivision No. 1 - FP H-2018-0049 PAGE 1
STAFF REPORT
MEETING DATE: June 5, 2018
TO: Mayor and City Council
FROM: Sonya Allen, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Oaks West Subdivision No. 1 – FP (H-2018-0049)
I. APPLICATION SUMMARY
The applicant has applied for a final plat (FP) consisting of 59 building lots and 8 common lots on
19.07 acres of land in the R-8 zoning district.
II. STAFF RECOMMENDATION/DECISION
Staff recommends approval of the Oaks West Subdivision No. 1 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-2018-0049 as presented in the staff report for the hearing date of
June 5, 2018, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2018-0049, as presented during the hearing on June 5, 2018, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2018-0049 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: (Parcel #: S0433212510)
The site is located on the east side of N. McDermott Road, just south of W. McMillan Rd. on the
north side of the Five Mile Creek, in the NW ¼ of Section 33, Township 4N, Range 1W.
B. Owner:
Brookfield Holdings (Hayden II), LLC
250 Vesey St. 15th Floor
New York, NY 10281
C. Applicant:
Hayden Homes Idaho, LLC
1409 N. Main St., Ste. 109
Meridian, Idaho 83642
EXHIBIT A
Meridian City Council Meeting Agenda June 19, 2018 – Page 26 of 365
Oaks West Subdivision No. 1 - FP H-2018-0049 PAGE 2
D. Representative:
Ross Erickson, Erickson Civil, Inc.
6213 N. Cloverdale Rd., Ste. 125
Boise, Idaho 83713
V. STAFF ANALYSIS
The proposed final plat depicts 59 single-family residential building lots for detached homes and 8
common lots on 19.07 acres of land in the R-8 zoning district. The average lot size for this phase is
5,631 square feet (s.f.) with a minimum lot size of 7,504 s.f. The gross density for this phase is 3.09
dwelling units per acre with a net density of 5.81 dwelling units per acre.
The proposed common open space for this phase consists of landscaped street buffers along N.
McDermott Road and W. Quintale Dr., parkways along internal local streets, and an interior linear
common area.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat (H-2017-0170). Because the number of building lots and the amount of qualified open space
proposed on the final plat are the same as approved with the preliminary plat, staff deems the final
plat to be in substantial compliance as required by UDC11-6B-3C.2.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall comply with all terms of the approved Oaks West annexation (development
agreement Inst. #2018-037033) and preliminary plat (H-2017-0170).
2. The applicant shall obtain the City Engineer’s signature on the final plat within two years of
approval of the preliminary plat (by April 3, 2020) 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 Land Solutions, stamped on 5/1/2018, by Clinton W. Hansen, shall be
revised as follows:
a. Notes #5 & 13: Include recorded Instrument number
b. Note #8: Remove Lots 6 and 7, Block 1 from this note of common area lots. These two lots
are currently under lease by the City of Meridian for the operation and maintenance of a
municipal well and sanitary sewer lift station. These lots are to be dedicated to the City of
Meridian with this platting. Please add a note to the plat stating the dedication.
c. Note #15: “. . . to N. McDermott Rd. and W. Quintale Dr. . . .”
d. Legend: Include recorded instrument number for ACHD permanent sidewalk easement.
e. Legend: Correct “PUID PUDI easement line…
f. The 20-foot wide City of Meridian well easement along the west property boundary of Lots
4, 5, 8, 9 and 10, Block 1 is required to be in a common lot, rather than on adjacent residential
lots in accord with UDC 11-3A-6D.
5. The landscape plan prepared by Erickson Civil, dated 4/30/18, shall be revised as follows:
a. Revise plan in accord with site specific condition of approval #4f above.
b. Depict the location of the proposed fitness station as proposed with the preliminary plat; also
depict or submit a detail of the fitness station.
Meridian City Council Meeting Agenda June 19, 2018 – Page 27 of 365
Oaks West Subdivision No. 1 - FP H-2018-0049 PAGE 3
c. Provide additional landscaping, including conifers, within the street buffer along N.
McDermott Rd. south of the driveway to the City lift station, for sound mitigation from the
future SH-16 per requirement of City Council per requirement of City Council.
6. All fencing installed on the site shall comply with 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.
7. A perpetual ingress/egress easement for the common driveways shall 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. A copy of said easement shall be submitted to the
Planning Division prior to City Engineer signature on the final plat.
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 any building permit, the property shall be subdivided in accordance with
the UDC.
10. A 14-foot wide public pedestrian easement for the 10-foot wide multi-use pathway is required to
be submitted to the Planning Division, approved by City Council and recorded prior to City
Engineer signature on the final plat by the City Engineer. The applicant shall coordinate with Kim
Warren, Park’s Department Pathways Project Manager (208-888-3579), regarding specifications
for the pathway.
11. Future homes within this development shall substantially comply with the conceptual building
elevation photos included in the Development Agreement.
12. Homes that back up to N. McDermott Road, an arterial street, and W. Quintale Dr., a collector
street, shall incorporate articulation through changes in two or more of the following: modulation
(e.g. projections, recesses, step-backs, pop-outs), bays, banding, porches, balconies, material
types, or other integrated architectural elements to break up monotonous wall planes and roof
lines that are visible from the subject public street. Single-story structures are exempt from this
requirement.
13. 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.
14. The street light plan submitted with the development plans appears to meet City of Meridian
requirements based on a preliminary review. The streetlights on McDermott Road shall be 30' in
height with an 8' mast arm. A copy of the standards can be found at
http://www.meridiancity.org/public_works.aspx?id=272.
15. Applicant is to confirm the boundaries of Lots 6 and 7, Block 1 against the boundaries of the
existing leases with the City of Meridian, and provide evidence that they are one and the same.
16. Applicant shall dedicate easements across Lot 17, Block 1 from Lot 6, Block 1 (Well Lot) for the
purposes of access and mainline operation and maintenance.
17. Applicant shall dedicate an access easement across Lot 17, block 1 from Lot 7, Block 1 (Lift
Station Lot) as it appears that the planned access is not in alignment with the existing sewer trunk
line. Within thirty (30) days of the final plat for Phase I being recorded, the developer shall
dedicate Lots 6 (well #29) and 7 (lift station), Block 1 to the City of Meridian.
18. The access via N. McDermott Rd. for City well #29 shall be temporary until such time as W.
Quintale Drive is constructed; at that time, the access via McDermott shall be removed.
Meridian City Council Meeting Agenda June 19, 2018 – Page 28 of 365
Oaks West Subdivision No. 1 - FP H-2018-0049 PAGE 4
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.
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.
Meridian City Council Meeting Agenda June 19, 2018 – Page 29 of 365
Oaks West Subdivision No. 1 - FP H-2018-0049 PAGE 5
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.
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,
Meridian City Council Meeting Agenda June 19, 2018 – Page 30 of 365
Oaks West Subdivision No. 1 - FP H-2018-0049 PAGE 6
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. EXHIIBITS
A. Vicinity/Zoning Map
B. Approved Preliminary Plat (dated: 2/15/2018)
C. Proposed Final Plat (stamped/dated: 5/1/2018)
D. Proposed Landscape Plan (dated: 4/30/2018)
Meridian City Council Meeting Agenda June 19, 2018 – Page 31 of 365
Oaks West Subdivision No. 1 - FP H-2018-0049 PAGE 7
Exhibit A – Vicinity/Zoning Map
Meridian City Council Meeting Agenda June 19, 2018 – Page 32 of 365
Oaks West Subdivision No. 1 - FP H-2018-0049 PAGE 8
Exhibit B – Approved Preliminary Plat (dated: 2/15/2018)
Meridian City Council Meeting Agenda June 19, 2018 – Page 33 of 365
Oaks West Subdivision No. 1 - FP H-2018-0049 PAGE 9
Exhibit C – Proposed Final Plat (dated: 5/1/2018)
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Oaks West Subdivision No. 1 - FP H-2018-0049 PAGE 10
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Oaks West Subdivision No. 1 - FP H-2018-0049 PAGE 11
Exhibit D –Proposed Landscape Plan (dated: 4/30/2018)
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Oaks West Subdivision No. 1 - FP H-2018-0049 PAGE 12
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Oaks West Subdivision No. 1 - FP H-2018-0049 PAGE 13
Meridian City Council Meeting Agenda June 19, 2018 – Page 38 of 365
From:Ross Erickson
To:Sonya Allen ; C.Jay Coles; Charlene Way ; Chris Johnson
Cc:Bruce Freckleton ; "Tim Mokwa"
Subject:RE: Oaks West Sub. No. 1 - FP H-2018-0049 Staff Recommendation to Council for 6/5
Date:Monday, June 4, 2018 12:26:11 PM
Hi Sonya – We have reviewed the staff report for Oaks West Subdivision No.1, and are in agreement
with the Conditions of Approval included therein. Please include this project on the City Council
Consent Agenda.
Thanks, RE
Ross Erickson, PE
Erickson Civil, Inc.
6213 N. Cloverdale Rd. Suite 125
Boise, Idaho 83713
C.208.867.3954
T.208.846.8955
F.208.846.8956
ross@ericksoncivil.com
www.ericksoncivil.com
From: Sonya Allen <sallen@meridiancity.org>
Sent: Thursday, May 31, 2018 1:51 PM
To: C.Jay Coles <cjcoles@meridiancity.org>; Charlene Way <cway@meridiancity.org>; Chris Johnson
<cjohnson@meridiancity.org>
Cc: Bruce Freckleton <bfreckleton@meridiancity.org>; Ross Erickson <ross@ericksoncivil.com>
Subject: Oaks West Sub. No. 1 - FP H-2018-0049 Staff Recommendation to Council for 6/5
Attached is the staff report for the proposed final plat for Oaks West Subdivision No. 1. This
item is scheduled to be on the City Council agenda on June 5 th . The hearing will be held at
City Hall, 33 E. Broadway Avenue, beginning at 6:00 pm. Please call or e-mail with any
questions.
Ross - Please submit a written response to the staff report to the City Clerk’s office
(cjcoles@meridiancity.org, cway@meridiancity.org , cjohnson@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, 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 for discussion.
If you do not respond to the staff report by Thursday at 3:00 pm, or if you have concerns
with the conditions of approval, your project will be placed on the regular agenda.
EXHIBIT B
Meridian City Council Meeting Agenda June 19, 2018 – Page 39 of 365
Thanks,
Sonya
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 June 19, 2018 – Page 40 of 365