East Ridge Estates Subdivision No. 1 Order H-2018-0062 FP
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR (EAST RIDGE ESTATES SUBDIVISION NO.1 – FILE #H-2018-0062)
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 41 SINGLE
FAMILY RESIDENTIAL LOTS
AND 6 COMMON LOTS ON 22.86
ACRES IN THE R-4 ZONING
DISTRICT FOR EAST RIDGE
ESTATES SUBDIVISION NO. 1.
BY: DEVCO, LLC
APPLICANT
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CASE NO. H-2018-0062
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 IMPRESSIVE EAST RIDGE ESTATES
SUBDIVISION NO. 1, LOCATED IN THE SE 1/4 OF THE SE ¼ OF SECTION
32, TOWNSHIP 3N, RANGE 1E, BOISE MERIDIAN, MERIDIAN, ADA
COUNTY, IDAHO, 2018, HANDWRITTEN DATE: 5/16/2018, by CARL
PORTER, PLS, SHEET 1 OF 3,” is conditionally approved subject to those
Meridian City Council Meeting Agenda August 7, 2018 – Page 325 of 572
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR (EAST RIDGE ESTATES SUBDIVISION NO.1 – FILE #H-2018-0062)
Page 2 of 3
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.
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-
Meridian City Council Meeting Agenda August 7, 2018 – Page 326 of 572
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 T1 "Y1 day of
Attest:
C.& Coles
City Clerk
2018.
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By:
Tammy de Keld
Mayor, C' Meridian
Copy served upon the Applicant, Planning and Development Services Divisions of the
Community Development Department and City Attorney.
By: Dated: 17 -ao b
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR (EAST RIDGE ESTATES SUBDIVISION NO.1 — FILE #H-2018-0062)
Page 3 of 3
Exhibit A
East Ridge Estates No. 1 FP H-2018-0062 1
STAFF REPORT
MEETING DATE: July 17, 2018
TO: Mayor and City Council
FROM: Josh Beach, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: East Ridge Estates Subdivision No. 1 – FP H-2018-0062
I. APPLICATION SUMMARY
The applicant, DevCo, LLC, has applied for a final plat (FP) consisting of 41 single-family residential
building lots and 6 common area lots on 22.86 acres of land in the R-4 zoning district for the first
phase of East Ridge Estates Subdivision.
II. STAFF RECOMMENDATION
Staff recommends approval of the East Ridge Estates 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-2018-0062 as presented in the staff report for the hearing date of
July 17, 2018, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2018-0062, as presented during the hearing on July 17, 2018, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2018-0062 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 north of E. Lake Hazel Road, west of S. Eagle Road, in the southeast ¼ of
Section 32, Township 3N., Range 1E.
B. Owners:
Brace Family Revocable Trust
1504 S. Newport Street
Boise, ID 83709
C. Applicant:
DevCo, LLC
4824 W. Fairview Ave.
Boise, ID 83709
Meridian City Council Meeting Agenda August 7, 2018 – Page 328 of 572
Exhibit A
East Ridge Estates No. 1 FP H-2018-0062 2
D. Representative:
Conger Management Group
4824 W. Fairview
Boise, ID 83709
E. Applicant's Statement/Justification: Please see applicant’s narrative for this information.
V. STAFF ANALYSIS
The proposed final plat depicts 41 single-family residential detached building lots and 6 common lots
on 22.86 acres of land. The gross density of the proposed plat is 1.68 dwelling units (d.u.) per acre
with a net density of 2.30 d.u. per acre. The applicant is proposing 2.36 acres of common area in this
phase consisting of street buffers, parkways and passive open space.
Staff has reviewed the proposed final plat for substantial compliance with the proposed preliminary
plat (H-2017-0129) and found the proposed final plat to be in compliance with the preliminary plat.
The number of buildable lots is the same; however the applicant has added one additional common lot
(Lot 10, Block 2). The open space for the development stayed roughly the same, so 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-2017-0129)
applications approved for this site and the approved development agreement (2018-052339).
2. The applicant shall obtain the City Engineer’s signature on the final plat by December 12, 2019,
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. Prior to signature on the final plat, the applicant shall provide a letter from Nampa Meridian
Irrigation District indicating that the property does not have water rights.
5. The final plat prepared by Sawtooth Land Surveying, LLC., stamped on 5/1/2018 by Carl Porter,
shall be revised as follows:
a. Note #10: Include the recorded instrument number for the ACHD easement.
b. Note #12: Include the recorded instrument number for the City of Meridian Development
Agreement.
c. Note #14: Add language that Lot 19, Block 2 is prohibited from taking access the private
street.
d. Add a note on the final that direct lot access to Lake Hazel is prohibited.
e. The irrigation easement proposed along the rear lot lines of Lots 5-11, Block 1 shall either be
located in a common lot, or the applicant can ask for Council waiver if desired.
f. Eliminate Plat note #7 as it is not applicable. This subdivision does not have pressurized
irrigation.
g. Modify plat note #1 where it references pressurized irrigation easements. This subdivision
does not have pressurized irrigation.
6. The landscape plan prepared by Jensen Belts Associates dated 5/2/2018, shall be revised as
follows:
Meridian City Council Meeting Agenda August 7, 2018 – Page 329 of 572
Exhibit A
East Ridge Estates No. 1 FP H-2018-0062 3
a. The buffer width along E. Lake Hazel Road shall be measured from the back of curb per
UDC 11-3B-7C.1a(2); or, the ultimate curb location as determined by ACHD if future road
widening is anticipated; revise accordingly.
b. Prior to signature on the final plat, the applicant shall provide details of the proposed picnic
shelter.
7. All fencing installed on the site shall be consistent with the standards listed in UDC 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.
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. Future homes constructed in this phase shall be consistent with the approved elevations and
design guidelines contained in the development agreement for East Ridge Estates
Subdivision.
10. Prior to the issuance of any new building permit, the property shall be subdivided in accordance
with the UDC.
11. The applicant shall comply with the submitted home elevations attached in Exhibit A.4. The rear
and/or side of structures that face arterial or collector streets (Lots 2-5 of Block 1), 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.
12. Prior to the City Engineer’s signature, the applicant shall obtain approval from the Post Master of
the proposed mailbox location(s).
13. Prior to signature on the final plat, the applicant shall submit an application and receive approval
for a private street.
14. Streetlights are required to be on a separate drawing pursuant to section 6-7 of the Meridian
Design Standards. Type 2 streetlights internal to the subdivision shall have a maximum spacing
of 260' pursuant to drawing 6c of the Meridian Design standards. Additional streetlight shall be
provided to meet this requirement. Type 1 streetlights on Lake Hazel Road shall have a maximum
spacing of 220' pursuant to drawing 6c of the Meridian Design standards. Additional streetlight
shall be provided to meet this requirement.
15. Due to the lot sizes and the potential for homes be exceed 3,600 square feet, and the fact that a
waiver has been granted for installation of a pressurized irrigation system serving the lots, each
lot must be served by a separate 1-inch water service.
16. At the west end of Brace Drive, provide a fire hydrant on north or south side of street and provide
valve and blind flange west of hydrant T rather than a blow-off. This is to allow Water Operations
to more efficiently mitigate water quality concerns in this area.
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
Meridian City Council Meeting Agenda August 7, 2018 – Page 330 of 572
Exhibit A
East Ridge Estates No. 1 FP H-2018-0062 4
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.
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.
Meridian City Council Meeting Agenda August 7, 2018 – Page 331 of 572
Exhibit A
East Ridge Estates No. 1 FP H-2018-0062 5
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,
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.
Meridian City Council Meeting Agenda August 7, 2018 – Page 332 of 572
Exhibit A
East Ridge Estates No. 1 FP H-2018-0062 6
VIII. EXHIBITS
A. Vicinity/Zoning Map
B. Preliminary Plat (dated: 8/30/2017)
C. Proposed Final Plat (dated: 5/1/2018)
D. Proposed Landscape Plan (dated: 5/2/2018)
Meridian City Council Meeting Agenda August 7, 2018 – Page 333 of 572
Exhibit A
East Ridge Estates No. 1 FP H-2018-0062 7
Exhibit A – Vicinity/Zoning Map
Meridian City Council Meeting Agenda August 7, 2018 – Page 334 of 572
Exhibit A
East Ridge Estates No. 1 FP H-2018-0062 8
Exhibit B – Preliminary Plat (dated: 8/30/2017)
Meridian City Council Meeting Agenda August 7, 2018 – Page 335 of 572
Exhibit A
East Ridge Estates No. 1 FP H-2018-0062 9
Exhibit C – Proposed Final Plat (dated: 5/1/2018)
Meridian City Council Meeting Agenda August 7, 2018 – Page 336 of 572
Exhibit A
East Ridge Estates No. 1 FP H-2018-0062 10
Exhibit D – Proposed Landscape Plan (dated: 5/2/18)
Meridian City Council Meeting Agenda August 7, 2018 – Page 337 of 572
Exhibit A
East Ridge Estates No. 1 FP H-2018-0062 11
Meridian City Council Meeting Agenda August 7, 2018 – Page 338 of 572
Exhibit A
East Ridge Estates No. 1 FP H-2018-0062 12
Meridian City Council Meeting Agenda August 7, 2018 – Page 339 of 572