Caven Ridge Estates Easet No. 3 H-2018-0132 FP
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR CAVEN RIDGE ESTATES EAST SUBDIVISION NO. 3 – FP H-2018-0132
Page 1 of 3
BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: JANUARY 22, 2019
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF 32 BUILDING
LOTS AND 7 COMMON LOTS ON
13.32 ACRES OF LAND IN THE R-8
ZONING DISTRICT FOR CAVEN
RIDGE ESTATES EAST
SUBDIVISION NO. 3
BY: J-U-B ENGINEERS, INC.
APPLICANT
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CASE NO. H-2018-0132
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on January 22, 2019 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 EAST
SUBDIVISION NO. 3, SITUATED IN SOUTHEAST QUARTER OF THE
NORTHWEST QUARTER OF SECTION 30, TOWNSHIP 3 NORTH, RANGE
1 EAST, BOISE MERIDIAN, CITY OF MERIDIAN, ADA COUNTY, IDAHO,
Meridian City Council Meeting Agenda February 5, 2019 – Page 188 of 736
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR CAVEN RIDGE ESTATES EAST SUBDIVISION NO. 3 – FP H-2018-0132
Page 2 of 3
2018, HANDWRITTEN DATE: 11/13/2018, by BERT J. NOWAK, PLS, SHEET
1 OF 9,” 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 1/22/2019, 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
Meridian City Council Meeting Agenda February 5, 2019 – Page 189 of 736
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-
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
F-& iay" 12019.
Attest:
J
Clerk
5a""'
o�P(E1A AoUGUST By:
o�Q Tammy de e d
i w Mayor, Ci f Meridian
IDAHO
SEAL
day of
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 CAVEN RIDGE ESTATES EAST SUBDIVISION NO.3 — FP H-2018-0132
Page 3 of 3
Page 1
HEARING
DATE:
1/22/2019
Continued from: 1/15/2019
TO: Mayor & City Council
FROM: Sonya Allen, Associate Planner
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2018-0132
Caven Ridge Estates East No. 3
LOCATION: South of E. Victory Rd., east of S.
Standing Timber Way
I. PROJECT DESCRIPTION
The Applicant proposes a Final Plat consisting of 32 building lots and 7 common lots on 13.32 acres
of land in the R-8 zoning district for the third phase of Caven Ridge Estates East Subdivision.
II.APPLICANT INFORMATION
A. Applicant:
Wendy Shrief, JUB Engineers – 250 S. Beechwood Ave., Ste. 201, Boise, ID 83709
B. Owner:
New Cavanaugh, LLC – 3327 N. Eagle Rd., Ste. 110, Meridian, ID 83646
C. Representative:
Same as Applicant
III.STAFF ANALYSIS
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. Because the number of buildable lots
decreased by one (1) and the common area increased from what was shown on the approved
preliminary plat, staff deems the final plat in substantial compliance with the approved preliminary
plat.
All development shall comply with the dimensional standards listed in UDC Table 11-2A-6 for the
R-8 zoning district as follows:
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
EXHIBIT A
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a. Fencing (UDC 11-3A-6, 11-3A-7):
All fencing is required to be installed in accord with the standards listed in UDC 11-3A-7.
Fencing is not depicted on the proposed landscape plan. The Developer is responsible for
constructing fences abutting pathways and common open space lots to distinguish common
from private areas per UDC 11-3A-7A.7. The landscape plan should be revised accordingly.
IV. DECISION
Staff:
Staff recommends approval of the proposed final plat within the conditions noted in Section VIII
of this report.
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V. EXHIBITS
A. Preliminary Plat (date: 6/22/2017)
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B. Final Plat (date: 11/13/2018)
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C. Landscape Plan (dated: 11/2/18)
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D. Common Driveway Exhibit
VI. CITY/AGENCY COMMENTS & CONDITIONS
A. Planning Division
Site Specific Conditions:
1. Applicant shall comply with all previous conditions of approval associated with this
development (H-2017-0020, Development Agreement #2017-074871).
2. The applicant shall obtain the City Engineer’s signature on the subject final plat within two
years of the City Engineer’s signature on the second phase final plat (on or before 1/7/ 2021),
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 J-U-B Engineers, Inc., stamped on 11/13/18 by Bert J. Nowak,
included in Section VII.B shall be revised as follows:
a. Note #1: Remove Lot 8, Block 4 as a common lot as it appears to be a building lot.
b. Note #5: “. . . without prior approval from the health authority and the City of Meridian.”
c. Easement Note #3: This note is incorrect, revise or delete entirely as applicable.
d. Note #4: Include recorded instrument number for ACHD sidewalk easements.
e. Reference Documents (sheet 7): Include the recorded instrument number of the ACHD
Storm Drain.
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f. Correct the sheet numbers on Sheets 5 and 6 (i.e. Sheet 5 of 5 9 and Sheet 6 of 5 9)
g. Include a note on the plat stating direct lot access to S. Standing Timber Way is
prohibited.
h. Block “4” should be changed to Block “3” in accord with the block numbering for Caven
Ridge Estates East Subdivision No. 1.
i. Re-number the lots in Block 3 (currently shown in Block 4) to continue from those in
Block 3 to the north in the first phase of Caven Ridge Estates East Subdivision.
j. Break Common Lot 8, Block 3 into two (2) separate common lots to accommodate the
two (2) common driveways. Common driveways may only serve a maximum of six (6)
dwelling units per UDC 11-6C-3D.1.
k. Add a note stating Lot 7, Block 4 (conditioned to change to Block 3) is a private
park/open space to be owned and maintained by the Developer or assigns. A single-
family home is prohibited from being constructed on this lot.
5. The landscape plan prepared by Stack Rock Group, dated 11/2/18 needs to be revised as
follows:
a. Depict fencing abutting pathways and common open space lots in accord with the standards
listed in UDC 11-3A-7A.7.
b. Depict landscaping within common Lot 6, Block 4 in accord with the standards listed in
UDC 11-3G-3E.
c. Revise the configuration of Lot 7, Block 4 as shown on the plat.
d. Remove the landscaping on the common lot (between the two common lots where the
common driveways are located) where driveways are proposed to the building lots.
e. Re-number the Lot and Block numbers consistent with the future revised final plat.
f. Remove the pathway/grass section between the two (2) common driveways on Lot 8, Block
3 and depict (hinged) bollards on the shared property line between the common lots. The
20-foot wide paved surface shall extend through both common lots and be capable of
supporting fire vehicles and equipment as required by UDC 11 -6C-3D.4. This driveway
was approved by the Fire Department.
6. Homes constructed on lots accessed by the common driveway on Lot 8, Block 3 shall be
consistent with the layout and setbacks shown in Section V.D. Lot 8, Block 4 and Lot 29,
Block 3 shall be accessed via the common driveway and not via S. Daybreak Pl.
7. Common driveways shall be paved with a surface with the capability of supporting fire vehicles
and equipment in accord with UDC 11-6C-3D.4.
8. A perpetual ingress-egress easement for the common driveway 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 as set forth in UDC 11-6C-3D.8. Submit a
recorded copy of the easement(s) to the Planning Division prior to or concurrent with the plat
for City Engineer signature.
9. A Certificate of Zoning Compliance and Design Review application is required to be submitted
for any future structure on Lot 7, Block 4 (conditioned to change to Block 3), the privat e park
lot.
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10. Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat
and/or development agreement does not relieve the Applicant of responsibility for compliance.
B. Public Works
Site Specific Conditions:
1. This phase adds to the dead end water mainlines in sub. The age of water in the system is a
concern that will be alleviated when water main connects along Rumple Lane to Meridian
Road.
2. The water mainline in Rumple Lane must be 12 inch. This phase is served by Pressure Zone
#5 from the south. Existing valves Q14-427 on Standing Timber Way and Q14-441 on Pisa
Drive must be closed, and remain closed after construction to separate the Pressure Zones.
Place a note on the construction plans to that effect.
General Conditions:
3. Sanitary sewer service to this development is available via existing mains. 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 provi de 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.
4. Water service to this site is available via existing mains. The applicant shall be responsible to
install water mains to and through this development, coordinate main size and routing with
Public Works.
5. 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.
6. 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.
7. A letter of credit or cash surety in the amount of 110% will be required for all i ncomplete
fencing, landscaping, amenities, pressurized irrigation, prior to signature on the final plat.
8. 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.
9. 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.
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10. 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.
11. 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.
12. 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.
13. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
14. Developer shall coordinate mailbox locations with the Meridian Post Office.
15. All grading of the site shall be performed in conformance with MCC 11-1-4B.
16. 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.
17. 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.
18. 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.
19. 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.
20. 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.
21. 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.
22. Applicant shall be responsible for application and compliance with and NPDES permitting that
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may be required by the Environmental Protection Agency.
23. 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.
24. 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.
25. 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.
26. 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.
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1
Sonya Allen
From:Wendy Shrief <wshrief@jub.com>
Sent:Tuesday, January 22, 2019 4:45 PM
To:Sonya Allen; C.Jay Coles; Charlene Way; Chris Johnson
Subject:RE: Caven Ridge Estates East Sub. 3 FP H-2018-0132 REVISED Staff Report
Sonya,
Yes, I am in agreement with the changes to the staff report.
Wendy
From: Sonya Allen <sallen@meridiancity.org>
Sent: Tuesday, January 22, 2019 4:40 PM
To: C.Jay Coles <cjcoles@meridiancity.org>; Charlene Way <cway@meridiancity.org>; Chris Johnson
<cjohnson@meridiancity.org>
Cc: Wendy Shrief <wshrief@jub.com>
Subject: Caven Ridge Estates East Sub. 3 FP H-2018-0132 REVISED Staff Report
Wendy,
Per our discussion, I revised the staff report. Please reply if you’re in agreement with the changes.
Thanks,
Sonya Allen | Associate Planner
City of Meridian | Community Development Dept.
33 E. Broadway Ave., Ste. 102, Meridian, Idaho 83642
Phone: 208-884-5533 | Fax: 208-489-0578
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EXHIBIT B
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