Westbridge Subdivision H-2019-0022 FPBEFORE THE MERIDIAN CITY COUNCIL
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF 30 BUILDING
LOTS AND 11 COMMON LOTS ON
12.71 ACRES IN THE R-4 ZONING
DISTRICT FOR WESTBRIDGE
SUBDIVISION
BY: TRILOGY IDAHO
APPLICANT
HEARING DATE: APRIL 2, 2019
CASE NO. H-2019-0022
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on April 2, 2019 for final plat approval
pursuant to Unified Development Code (UDC) 11-613-3 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 WESTBRIDGE SUBDIVISION,
LOCATED IN THE SE/40F THE NE/40F SECTION 28, TAN., R.1 W
BOISE MERIDIAN, CITY OF MERIDIAN, ADA COUNTY, IDAHO, 2019,
HANDWRITTEN DATE: 2/28/19, by GREGORY G. CARTER, PLS, SHEET 1
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR WESTBRIDGE SUBDIVISION — FP H-2019-0022
Page 1 of 3
OF 4," 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 April 2, 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 Kent Brown, Kent Brown Planning, 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.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR WESTBRIDGE SUBDIVISION — FP H-2019-0022
Page 2 of 3
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
�0(% 1 2019.
Attest:
and City Attorney.
By:
Weerd--
Mayor, City of er
day of
ty Development Department, Public Works Department
Dated: 4'd4- 9-0 1
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR WESTBRIDGE SUBDIVISION — FP H-2019-0022
Page 3 of 3
EXHIBIT A
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 4/2/2019
DATE:
TO: Mayor & City Council
FROM: Sonya Allen, Associate Planner
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2019-0022
Westbridge Subdivision
LOCATION: 5865 N. Black Cat Rd., in the NE �/4 of
Section 28, T.4., R.1 W.
I. PROJECT DESCRIPTION
C 1A
V(IDIAN^
The Applicant proposes a Final Plat consisting of 30 building lots and 11 common lots on 12.71 acres
of land in the R-4 zoning district.
II. APPLICANT INFORMATION
A. Applicant:
Trilogy Idaho — 9839 W. Cable Car St., Boise, ID 83706
B. Owner:
Challenger Development —1977 E. Overland Rd., Meridian, ID 83642
C. Representative:
Kent Brown, Kent Brown Planning — 3161 E. Springwood Dr., Meridian, ID 83642
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
and common area is the same as shown on the approved preliminary plat, staff deems the final plat to
be in substantial compliance with the approved preliminary plat.
Site amenities for the development consist of the following: a segment of the City's multi -use
pathway system along the east boundary of the site within the street buffer along N. Black Cat Rd.,
children's play equipment (as shown in Section VIII.D); and a micro -path to the school site to the
Page 1
west. All development is required to comply with the dimensional standards listed in UDC Table 1I -
2A -5 for the R-4 zoning district as follows:
R-4 Standard
Requirement
Minimum property sizeldwelling unit (in square feet)
8,000
Minimum street frontage (in feet)
60
Rear setback (in feet)
15
Interior side setback (in feet)
Street setbacks to front loaded garage (in feel):
Local
20
Collector
25
Street
setbacks to living area and/or side loaded garage (in feet):
Local
15
Collector
25
Street landscape bufferz (in feet):
Collector
20
Arterial
25
Entryway corridor
35
Interstate
50
Maximum building height (in feet)
35
Minimum living area (in square feet):
Detached
1,400
Attached
800
al Minimum ground floor area for multi -story units (in square feet)
�800=J
Notes:
1. Measured from back of sidewalk or property line where there is no adjacent sidewalk.
2. A reduction to the width of the buffer may be requested as set forth in subsection 11 -3B -7C1 c of this title.
Note: There is an 8'x 8' parcel owned by S'ettler's Irrigation District adjacent to the northeast
corner of the site within the right-of-way that is not apart of this subdivision. ACHD plans to
incorporate it in the future ACHD roadway iniprovement project.
IV. DECISION
Staff recommends approval of the proposed final plat within the conditions noted in Section VIII
of this report.
Page 2
V. EXHIBITS
A. Preliminary Plat (date: 8/1/2018)
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B. Final Plat
PLAT SHOWING
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Page 4
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C. Landscape Plan (dated: 10/15/18)
PLANT PALETTE
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D. Site Amenity Exhibit
Page 5
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-2018-0088, Development Agreement #2018-117002).
2. The applicant shall obtain the City Engineer's signature on the subject final plat within two
years of the City Council's approval of the preliminary plat (on or before November 20,
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 Bailey Engineering stamped by Gregory G. Carter, included in
Section VII.B shall be revised as follows:
a. The Professional Land Surveyor shall sign and date his stamp.
b. Note #8: Include the recorded instrument numbers.
c. Note #9: Include the recorded instrument numbers.
d. Note #10: Include the recorded instrument numbers.
e. Note #11: Include the recorded instrument numbers.
5. The landscape plan prepared by Jensen Belts Associates, dated 10/15/18, is approved as
submitted.
6. All stormwater swales shall comply with the standards listed in UDC 11-313-11.
7. If open water ponds are proposed, they shall have recirculated water and shall be maintained
such that it doesn't become a mosquito breeding ground as set forth in UDC 11 -3G-3B.8.
8. Future homes constructed in this development shall substantially comply with the conceptual
elevations approved with H-2018-0088 included in the Development Agreement.
9. The existing home on Lot 2, Block 1 shall hook up to City water and sewer services within 60
days of it becoming available as set forth in MCC 9-1-4 and 9-4-8. This home will also receive
a new address from the internal street network.
10. A public pedestrian easement is required to be submitted to the Planning Division for the multi-
use pathway within the street buffer along N. Black Cat Rd. (if the pathway is outside of
ACHD's right-of-way) prior to City Engineer signature on the final plat. Coordinate the details
of the easement with Kim Warren, Park's Department (208-888-3579).
11. 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. Revise the streetlight plan to identify the types of lights being proposed. Type 1 lights are
required on Black Cat Road every 220'. Light at entrance on Vanderbuilt Dr. should be moved
from the island to the Black Cat Road frontage.
Page 6
2. As proposed, the development will have two dead-end water mains. This may result in poor
water quality until these mains are connected to subsequent development.
General Conditions:
3. 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.
4. 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.
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 incomplete
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.
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.
Page 7
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 I -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 ACRD. 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 6-7 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 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.
Page 8
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 addressed 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.
Page 9
EXHIBIT B
From: kent brown
To: Sonya Allen
Cc: CJay Coles; Charlene Wav; Chris Johnson; Bruce Freckleton; Bill Parsons
Subject: Re: Westbridge Sub. - FP H-2019-0022 Staff Report for 4/2 Council Mtg
Date: Wednesday, March 27, 2019 11:31:06 AM
Attachments: image006.ono
City Staff, The Developer has reviewed the conditions and is in agreement with the conditions
of approval
Kent Brown
On Wed, Mar 27, 2019 at 9:17 AM Sonya Allen <sallen e meridiancity.org> wrote:
Attached is the staff report for the proposed final plat for Westbridge Subdivision. This item
is scheduled to be on the City Council agenda on April 2nd. The hearing will be held at City
Hall, 33 E. Broadway Avenue, beginning at 6:00 pin. Please call or e-mail with any
questions.
Kent - Please submit a written response to the staff report to the City Clerk's office
(cityclerk a meridianciiy.org) and me 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.
Thanks,
Sonya Allen I Associate Planner
City of Meridian I Community Development Dept.
33 E. Broadway Ave., Ste. 102, Meridian, Idaho 83642
Phone: 208-884-5533 1 Fax: 208-489-0578
j�E ID1Z IAN.�.—
Built for Business, Designed for Living
MEMO
O
All e-mail messages sent to or received by City ofAleridian e-mail accounts are subject to the Idaho Icnn,
in regards to both release and retention, and may be released upon request, unless exempt from disclosure by law.
Meridian City Council Meeting Agenda April 16, 2019 — Page 213 of 472
Kent Brown
Kent Brown Planning Services
3161 E. Springwood Drive
Meridian, ID 83642
P:208-871-6842
Meridian City Council Meeting Agenda April 16, 2019 — Page 214 of 472