Caven Ridge Estates West Subdivision No. 2 FP H-2019-0048
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR CAVEN RIDGE ESTATES WEST SUBDIVISION NO. 2 – FP H-2019-0048
Page 1 of 3
BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: MAY 7, 2019
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF 27 BUILDING
LOTS AND 5 COMMON LOTS ON
6.75 ACRES OF LAND IN THE R-8
ZONING DISTRICT FOR CAVEN
RIDGE ESTATES WEST
SUBDIVISION NO. 2
BY: BRADY LASHER
APPLICANT
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CASE NO. H-2019-0048
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on May 7, 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 WEST
SUBDIVISION NO. 2, SITUATED IN THE NORTHEAST QUARTER OF
SECTION 30, TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAN,
CITY OF MERIDIAN, ADA COUNTY, IDAHO, 2019, HANDWRITTEN
Meridian City Council Meeting Agenda May 21, 2019 – Page 117 of 576
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR CAVEN RIDGE ESTATES WEST SUBDIVISION NO. 2 – FP H-2019-0048
Page 2 of 3
DATE: 3/26/2019, by ROBERT L. KAZARINOFF, PLS, SHEET 1 OF 6,” 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 May 7,
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 May 21, 2019 – Page 118 of 576
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 21 S-� day of
Mau , 2019.
By:
Tammy d erd
Mayor, it of Meridian
Attest: o�P,Eo a ucusr�
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2 (-ity Of
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Inte i lerk y SEAL
Copy served upon the Applicant, Planning and Development Services Divisions of the
Community Development Department and City Attorney.
By: auaruwculDated: rJ
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR CAVEN RIDGE ESTATES WEST SUBDIVISION NO. 2 — FP H-2019-0048
Page 3 of 3
EXHIBIT A
Page 1
HEARING
DATE:
May 7, 2019
(Continued from: 4/23/2019)
TO: Mayor & City Council
FROM: Sonya Allen, Associate Planner
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2019-0048
Caven Ridge Estates West Subdivision
No. 2
LOCATION: 3935 W. Franklin Rd., in the north ½ of
Section 15, T.3N., R.1W.
I. PROJECT DESCRIPTION
Final Plat consisting of 27 building lots and 5 common lots on 6.75 acres of land in the R-8 zoning
district for the second and final phase of Caven Ridge West Subdivision.
II. APPLICANT INFORMATION
A. Applicant:
Brady Lasher, Lasher Enterprises – 3327 N. Eagle Rd., Meridian, ID 83646
B. Owner:
AMH Development, LLC – 280 Pilot Rd., Ste. 200, Las Vegas, NV 89119
C. Representative:
Wendy Shrief, JUB Engineers – 250 S. Beechwood Ave., Ste. 201, Boise, ID 83709
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. The proposed final plat depicts two
(2) fewer building lots and a greater amount of common area than shown on the approved preliminary
plat. Overall, between the first and second phases, there are a total of four (4) fewer building lots and
a greater amount of common area depicted on the final plats than shown on the approved preliminary
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
Meridian City Council Meeting Agenda May 21, 2019 – Page 120 of 576
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plat. Therefore, Staff finds the subject final plat in substantial compliance with the approved
preliminary plat as set forth in UDC 11-6B-3C.2.
IV. DECISION
Staff recommends approval of the proposed final plat within the conditions noted in Section VIII
of this report.
V. EXHIBITS
A. Preliminary Plat (date: 2/5/2018)
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B. Final Plat (date: 3/26/2019)
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Meridian City Council Meeting Agenda May 21, 2019 – Page 123 of 576
Page 5
C. Landscape Plan (dated: 2/15/19)
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D. Common Driveway Exhibit
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VI. CITY/AGENCY COMMENTS & CONDITIONS
A. Planning Division
Site Specific Conditions:
1. Applicant shall meet all terms of the approved preliminary plat (H-2017-0156), development
agreement (Inst. No. 2017-074871) and amended development agreement (Inst. 2018-
034521), applications approved for this site.
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 previous phase final plat (on or before January
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 3/26/2019 by Robert L.
Kazarineff, shall be revised as follows:
Notes:
a. Note #5: “. . . without prior approval from the health authority and the City of Meridian.”
b. Note #11: “. . . Development Agreement Instrument No. 2017-074871 and 2018-
034521.”
Easement Notes:
c. Note #5: There is no Lot 6, Block 3 – revise note accordingly.
d. Note #6: A call-out appears to be missing from the face of the plat on Lot 17, Block 1 in
relation to this note.
5. The landscape plan prepared by Stack Rock Group, dated 2/15/19, shall be revised as follows:
a. Four (4) additional trees shall be depicted elsewhere within the development to make up
for those required in the street buffer along E. Sicily Dr. where the ACHD seepage beds
are located and trees can’t be provided (this calculation includes a credit for the additional
tree provided along pathway 2 above that required).
b. Include a detail of the sound attenuation wall that includes construction materials in accord
with UDC 11-3H-4D.
c. Depict a 10-foot wide multi-use pathway along S. Meridian Rd./SH-69 in accord with UDC
11-3H-4C.4 with landscaping in accord with the standards listed in UDC 11-3B-12C.
6. Depict a concrete pad at the end of the common driveway on Lot 26, Block 1 no more
than 5 feet behind the sidewalk that is of sufficient area to accommodate the receptacles
of the residences that take access from the common driveway per requirement of
Republic Services unless otherwise waived by Republic Services.
7. Include the entire site on the plan sheet (the northwest corner of the site is cut off).
8. Future development of Lots 28-31, Block 1 shall comply with the common driveway exhibit
in Section V.D.
9. A perpetual ingress-egress easement for the common driveway(s) proposed on Lot 26, Block
1 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
Meridian City Council Meeting Agenda May 21, 2019 – Page 126 of 576
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the recorded easement shall be submitted to the Planning Division prior to signature on the
final plat by the City Engineer.
10. A public pedestrian easement is required to be submitted for the multi-use pathways on this
site (and off-site) unless the pathway will be located within the right-of-way, in which case it
should be covered under a pedestrian easement with ITD. This easement(s) shall be submitted
to the Planning Division prior to or concurrent with submittal of the final plat for City Engineer
signature.
11. Submit a recorded easement from the adjacent property owner of Parcel #S1130234045 for a
temporary Fire Department turnaround at the terminus of S. Pattern Way prior to City Engineer
signature on the final plat.
12. 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. A future installation agreement and funds are required for lights on S. Meridian Road frontage.
Agreement and funds shall specify (3) Type 1 lights 35' in height with a 12' mast arm. Contact
the Transportation and Utility Coordinator for more information. Please correct the numbering
on the submitted street light plan.
2. Please correct the dead-end run slope from 0.42% to 0.60% of the sanitary sewer mainline D,
on Sheet C-402. Shorten the mainline run as much as possible, and extend service lines.
3. Temporary dead-end water mains may cause water quality issues until they are extended and
connected through the Cavanaugh - Old Tanana Valley development.
General Conditions:
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.
Meridian City Council Meeting Agenda May 21, 2019 – Page 127 of 576
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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 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 6-7 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
Meridian City Council Meeting Agenda May 21, 2019 – Page 128 of 576
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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 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.
Meridian City Council Meeting Agenda May 21, 2019 – Page 129 of 576
From:Wendy Shrief
To:Sonya Allen; Charlene Way; Chris Johnson
Subject:RE: Caven Ridge Estates West Sub. 2 - FP H-2019-0048 Staff Report for May 7th Council Mtg
Date:Thursday, May 2, 2019 1:36:20 PM
Attachments:image007.png
image013.png
Sonya,
We are in agreement with the staff report and we would like to request to be placed on the consent
agenda.
Thanks,
Wendy
Wendy Kirkpatrick Shrief, AICP
Planner
J-U-B ENGINEERS, Inc.
250 S. Beechwood Avenue, Suite 201, Boise, ID 83709
e wshrief@jub.com w www.jub.com
p 208 376 7330 c 208 559 1760
From: Sonya Allen <sallen@meridiancity.org>
Sent: Thursday, May 2, 2019 1:23 PM
To: Charlene Way <cway@meridiancity.org>; Chris Johnson <cjohnson@meridiancity.org>
Cc: Wendy Shrief <wshrief@jub.com>
Subject: Caven Ridge Estates West Sub. 2 - FP H-2019-0048 Staff Report for May 7th Council Mtg
[External Email]
Attached is the staff report for the proposed final plat for Caven Ridge Estates West Sub. 2. This item
is scheduled to be on the City Council agenda on May 7th. 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.
Wendy - Please submit a written response to the staff report to the City Clerk’s office
(cityclerk@meridiancity.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.
EXHIBIT B
Meridian City Council Meeting Agenda May 21, 2019 – Page 130 of 576
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 | 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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Meridian City Council Meeting Agenda May 21, 2019 – Page 131 of 576