Caven Ridge Estates West Subdivision No. 1 Order H-2018-0045 FP
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR CAVEN RIDGE ESTATES WEST SUBDIVISION NO. 1 – FP H-2018-0045
Page 1 of 3
BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: JULY 17, 2018
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF 35 BUILDING
LOTS AND 4 COMMON LOTS ON
7.74 ACRES OF LAND IN THE R-8
ZONING DISTRICT FOR CAVEN
RIDGE ESTATES WEST
SUBDIVISION NO. 1
BY: NEW CAVANAUGH, LLC
APPLICANT
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CASE NO. H-2018-0045
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on July 17, 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 CAVEN RIDGE ESTATES WEST
SUBDIVISION NO. 1, SITUATED IN THE NORTHWEST QUARTER OF
SECTION 30, TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAN,
CITY OF MERIDIAN, ADA COUNTY, IDAHO, 2018, HANDWRITTEN
DATE: APRIL 17, 2018, by MICHAEL S. BYRNS, PLS, SHEET 1 OF 7,” is
Meridian City Council Meeting Agenda August 7, 2018 – Page 308 of 572
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR CAVEN RIDGE ESTATES WEST SUBDIVISION NO. 1 – FP H-2018-0045
Page 2 of 3
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 July 17,
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 Wendy Shrief,
J-U-B Engineers, 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 August 7, 2018 – Page 309 of 572
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 (2 8) 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
AU01 2018.
0�pjED AUGLS
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2C
01Y of VD By
�EF.IDIAN* - Tammy de W er
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1°"110 Mayor, City o eridian
Attest: /l �� SEAL
ay Coles
v Clerk
Copy served upon the Applicant, Planning and Development Services Divisions of the
Community Development Department and City Attorney.
By:(J)aJhfY �—)� I
Dated: D q -01 v1&
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR CAVEN RIDGE ESTATES WEST SUBDIVISION NO. 1- FP H-2018-0045
Page 3 of 3
Caven Ridge Estates West Subdivision No. 1 – FP H-2018-0045 PAGE 1
STAFF REPORT
MEETING DATE: July 17, 2018
(Continued from: June 26, 2018)
TO: Mayor & City Council
FROM: Sonya Allen, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Caven Ridge Estates West Subdivision No. 1 - FP (H-2018-0045)
I. APPLICATION SUMMARY
The applicant, New Cavanaugh, LLC, has applied for final plat (FP) approval of 35 single-family
residential building lots and 4 common area lot on 7.74 acres of land in an R-8 (medium density
residential) zoning district.
II. STAFF RECOMMENDATION
Staff recommends approval of the Caven Ridge Estates West Subdivision No. 1 final plat based on
the analysis provided below in Section V.
III. PROPOSED MOTION
Approval
I move to approve File Number H-2018-0045 as presented in the staff report for the hearing date of
June 26, 2018, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2018-0045, as presented during the hearing on June 26, 2018, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2018-0045 to the hearing date of (insert continued hearing date
here) for the following reason(s): (You should state specific reason(s) f or continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The subject property is generally located south of E. Victory Road, on the west side of S.
Standing Timber Way, in the NW ¼ of Section 30, T. 3N., R. 1E.
B. Applicant:
New Cavanaugh, LLC
3327 N. Eagle Rd., Ste. 110-148
Meridian, ID 83642
C. Owner:
Same as applicant
EXHIBIT A
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Caven Ridge Estates West Subdivision No. 1 – FP H-2018-0045 PAGE 2
D. Representative:
Wendy Shrief, JUB Engineers, Inc.
250 S. Beechwood Ave., Ste. 201
Boise, ID 83709
V. STAFF ANALYSIS
The proposed final plat depicts 35 building lots and 4 common lots on 7.74 acres of land in the R-8
zoning district.
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. There are 2 fewer building lots and
additional common open space on the proposed final plat than was approved with the preliminary
plat. Because the number of buildable lots is fewer and the amount of common open space has
increased, Staff finds the final plat to be in substantial compliance with the approved preliminary plat
as set forth in UDC 11-6B-3C.2.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved annexation (AZ-06-015), preliminary plat and
development agreement (Instrument No. 2017-074871) (H-2017-0156).
2. The applicant shall obtain the City Engineer’s signature on the final plat within two (2) years of
City Council approval of the preliminary plat (by 3/6/2020); 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 JUB Engineers, Inc., stamped on 4/17/18 by Michael S. Byrns,
included in Exhibit C shall be revised as follows:
a. Easement Note #1: delete note – there isn’t a Lot 18, Block 2 in the proposed plat
b. Easement Note #3: Include recorded instrument number.
c. Relocate the common lot with the pathway depicted between Lots 3 and 5, Block 1 to align
with the pathway depicted on the south side of E. Sicily Dr. within Lot 6, Block 3 (either
between Lots 7 and 8 or Lots 8 and 9, Block 1).
5. The landscape plan prepared by Stack Rock Group, dated 6/27/18, included in Exhibit D shall be
revised as follows:
a. Depict a 5-foot wide landscape strip within Lot 4, Block 1 between the pathway and the
Ridenbaugh Canal in accord with the standards listed in UDC 11-3B-12C, unless otherwise
approved through Alternative Compliance.
b. Fencing located at the rear of building lots in Block 1 adjacent to the multi-use pathway along
the Ridenbaugh Canal shall comply with the standards listed in UDC 11-3A-7A.7b. Six-foot
tall closed vision material is not allowed.
c. Fencing located along the south side of the Ridenbaugh Canal shall c omply with the
standards listed in UDC 11-3A-6C; the “X” symbol depicted on the plan is not included in
the legend – revise accordingly. Fencing shall be open vision at least 6 feet in height and
having an 11-gauge, 2 inch (2”) mesh or other construction, equivalent in ability to deter
access to the canal and shall be securely fastened at its base.
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Caven Ridge Estates West Subdivision No. 1 – FP H-2018-0045 PAGE 3
d. Relocate the common lot with the pathway depicted between Lots 3 and 5, Block 1 to align
with the pathway depicted on the south side of E. Sicily Dr. within Lot 6, Block 3(either
between Lots 7 and 8 or Lots 8 and 9, Block 1).
6. All fencing installed on the site must comply with the standards listed in UDC 11-3A-6 and 11-
3A-7. If permanent perimeter fencing is not provided along the boundaries of the site, temporary
fencing to contain debris during construction shall be installed prior to release of building
permits.
7. Submit a public pedestrian pathway easement to the Planning Division for the multi -use pathway
proposed along the Ridenbaugh Canal prior to signature on the final plat by the City Engineer for
approval by City Council and subsequent recordation; coordinate the details of the easement with
Kim Warren, Pathways Project Manager, Park’s Department (208-888-3579)
8. This development is subject to pay $1,465.56 per acre, to proportionally offset costs incurred by
the City of Meridian for the Victory Road Gap Sewer Project. Said payment must be received
prior to obtaining the City Engineer’s signature on each final plat.
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. Add streetlights to a stand-alone drawing pursuant to section 6-7 of the Meridian Design
Standards. Plan requirements can be found in section 6-5 of the Improvement Standards for Street
Lighting at http://www.meridiancity.org/public_works.aspx?id=272
11. The proposed water system is adequate for this development. 8-inch water main stubs for future
phases should have 2-inch blowoffs, not plugs as shown on plans.
12. Due to the elevation differentials in this development, the applicant shall be required to submit an
engineered master grading and drainage plan for approval by the Community Development
Department. This plan shall establish, at a minimum; the finish floor elevation of each building
lot, the finish grade elevations of the rear lot corners, the drainage patterns away from each
building pad, the drainage patterns of the overall blocks, and any special swales or subsurface
drainage features necessary to control and maintain storm water drainage. Applicant's engineer
shall consult the 2012 International Residential Code when establishing the finish floor elevations
and drainage patterns away from the building pads.
13. With the application for a building permit, each home builder must submit lot grading and
finished floor elevation consistent with the approved master grading and drainage plan for the
subdivision. If deviations from the approved master grading and drainage plan are proposed, they
must be submitted and approved by the Community Development Department prior to the
issuance of a building permit. Any such revision proposal shall be accompanied by a written
authorization from the Developer to allow a revision to the master lot grading plan
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 adjac ent to the development.
The applicant shall be responsible to install water mains to and through this development,
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Caven Ridge Estates West Subdivision No. 1 – FP H-2018-0045 PAGE 4
coordinate main size and routing with Public Works.
3. All improvements related to public life, safety and health shall be completed prior to oc cupancy
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.
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
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Caven Ridge Estates West Subdivision No. 1 – FP H-2018-0045 PAGE 5
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 avai lable, 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: 2/5/18)
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Caven Ridge Estates West Subdivision No. 1 – FP H-2018-0045 PAGE 6
C. Proposed Final Plat (dated: 4/17/18)
D. Proposed Landscape Plan (dated: 6/27/18)
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Exhibit A – Vicinity/Zoning Map
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Exhibit B – Approved Preliminary Plat (dated: 2/5/18)
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Exhibit C – Proposed Final Plat (dated: 4/17/18)
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Exhibit D –Proposed Landscape Plan (dated: 6/27/18)
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