Blakeslee Commons No. 2 Subdivision H-2019-0050
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR BLAKESLEE COMMONS SUB. NO. 2 H-2019-0050
Page 1 of 3
BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: MAY 21, 2019
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF 28 BUILDING
LOTS AND 2 COMMON LOTS ON
3.94 ACRES IN THE R-15 ZONING
DISTRICT FOR BLAKESLEE
COMMONS NO. 2 SUBDIVISION.
BY: BUGALOWS MERIDIAN, LLC.
APPLICANT
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CASE NO. H-2019-0050
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on May 21, 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 BLAKESLEE COMMONS SUBDIVISION
NO. 2, LOCATED IN THE NE ¼ OF SECTION 5, TOWNSHIP 3N., RANGE
1E., MERIDIAN, ADA COUNTY, IDAHO, 2019, DATED: MARCH 26, 2019,
by PATRICK A. TEALEY, PLS, SHEET 1 OF 4,” is conditionally approved
subject to those conditions of Staff as set forth in the staff report to the Mayor and
Meridian City Council Meeting Agenda June 4, 2019 – Page 201 of 467
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR BLAKESLEE COMMONS SUB. NO. 2 H-2019-0050
Page 2 of 3
City Council from the Planning and Development Services divisions of the
Community Development Department dated May 21, 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 Ron Walsh, 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 June 4, 2019 – Page 202 of 467
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 -'1 day of
a�u1Qp , 2019.
By:
Tammy
PEED AUGS
Mayor,
Attest: 01 r
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City of
w
E IDIAN*-
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C i o '
Interim ' Clerk sn SEAL \Pw
of Meridian
Copy served upon the Applicant, Planning and Development Services Divisions of the
Community Development Department and City Attorney.
By:
Dated: �O-Y-ao L9
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR BLAKESLEE COMMONS SUB. NO. 2 H-2019-0050
Page 3 of 3
EXHIBIT A
Page 1
HEARING
DATE:
5/21/2019
TO: Mayor & City Council
FROM: Stephanie Leonard, Associate Planner
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2019-0050
Blakeslee Commons No. 2
LOCATION: South side of E. Ustick Rd. between N.
Locust Grove Rd. and N. Eagle Rd.,
in the NE ¼ of Section 5, Township 3N.,
Range 1W.
I. PROJECT DESCRIPTION
Final plat consisting of twenty-eight (28) building lots and two (2) common lots on 3.94 acres of land
in the R-15 zoning district. This is the second and final phase of development for the Blakeslee
Commons Subdivision preliminary plat (H-2016-0066).
II. APPLICANT INFORMATION
A. Applicant/Owner/Representative:
Bungalows Meridian, LLC.
P.O. Box 1297
Eagle, ID 83616
III. STAFF ANALYSIS
The proposed final plat depicts 28 building lots, and two (2) common area lots on 3.94 acres of land in
the R-15 zoning district. Development is required to comply with the dimensional standards of the R-
15 zoning district listed in UDC Table 11-2A-6.
Staff has reviewed the proposed final plat for consistency with the approved preliminary plat and found
there are the same number of building and common lots as were depicted on the preliminary plat.
Because the number of building and common lots has stayed the same, Staff finds the proposed final
plat to be in substantial conformance with the approved preliminary plat per the standards listed in UDC
11-6B-3C.2.
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
Meridian City Council Meeting Agenda June 4, 2019 – Page 204 of 467
EXHIBIT A
Page 2
The landscape buffer along E. Ustick Rd. was constructed with the first phase of development aside
from an eastern portion of the property boundary that was left open for construction access. The
construction access shall be closed and landscaped in accord with DA and UDC requirements.
Two (2) common driveways are proposed in this phase of development within common Lot 26, Block
4 and in an easement on Lots 20 & 21, Block 4. Common driveways shall be constructed per UDC
11-6C-3D, the applicant shall submit an exhibit depicting any lots using the common driveways, the
setbacks, fencing, building envelope, and orientation of the lots and structures prior to obtaining
signature on the final plat.
Solid fencing adjacent to common driveways shall be prohibited, unless separated by a minimum five
foot (5') wide landscaped buffer. There is no fencing proposed along the abutting property boundary
of the applicable lots (Lot 20, 21, & 26, Block 4) however, if solid fencing is desired, a five-foot wide
landscaped buffer shall be required.
Lot 28, Block 4 is double-fronted by roadway and is considered a through-lot; UDC 11-6C-3A.1
prohibits through lots. Lot 27, Block 4 shall be extended ten-feet in width to the rear of Lot 28,
Block 4 to provide a landscape buffer to E. Picard Court.
IV. DECISION
A. Staff:
Staff recommends approval of the proposed final plat within the conditions noted in Section VIII
of this report.
Meridian City Council Meeting Agenda June 4, 2019 – Page 205 of 467
EXHIBIT A
Page 3
V. EXHIBITS
A. Preliminary Plat (date: 9/29/2016)
Meridian City Council Meeting Agenda June 4, 2019 – Page 206 of 467
EXHIBIT A
Page 4
B. Final Plat (date: 3/29/2019)
Meridian City Council Meeting Agenda June 4, 2019 – Page 207 of 467
EXHIBIT A
Page 5
Meridian City Council Meeting Agenda June 4, 2019 – Page 208 of 467
EXHIBIT A
Page 6
C. Landscape Plan (date: 3/19/2019)
Meridian City Council Meeting Agenda June 4, 2019 – Page 209 of 467
EXHIBIT A
Page 7
Meridian City Council Meeting Agenda June 4, 2019 – Page 210 of 467
EXHIBIT A
Page 8
VI. CITY/AGENCY COMMENTS & CONDITIONS
A. Planning Division
Site Specific Conditions:
1. Applicant shall meet all terms of the approved preliminary plat (H-2016-0066), development
agreement (Inst. No. 2017-032110) 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 October
31, 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. Per the recorded DA, the applicant is required to obtain CZC and DES approval and
construct the clubhouse and site amenities within the first phase of development. Prior
to signature on the final plat this amenity shall be constructed.
5. The final plat prepared by Tealey’s Land Surveying, by Patrick A. Tealey, shall be revised as
follows:
a. Note #8: Include the recorded instrument number for the Master Declaration referenced.
b. Note #12: Modify note to include lot numbers that will be taking access from the
common driveway lots.
c. Note #13: Include the recorded development agreement number associated with this
development (DA Inst. No. 2017-032110).
d. Include Professional Land Surveyor signature and written date.
6. The landscape plan prepared by Jensen Belts Associates, dated 3/19/19, shall be revised as
follows:
a. Solid fencing adjacent to common driveways shall be prohibited, unless separated by a
minimum five-foot (5') wide landscaped buffer. There is no fencing proposed along the
abutting property boundary of the applicable lots (Lot 20-22, Block 4 and Lot 26, Block
4) however, if solid fencing is proposed a five-foot (5’) wide landscaped buffer shall is
required.
b. Lot 27, Block 4 shall be expanded an additional 10-feet in width to create a landscape
buffer to Lot 28, Block 4 in accord with UDC 11-6C-3A.1.
c. The construction access along the eastern boundary of the site shall be closed and
landscaped in accord with DA and UDC requirements.
One (1) full-size copy and one (1) electronic copy of a revised landscape plan including the
mitigation plan shall be submitted prior to signature on the final plat.
7. For lots accessed by common driveways, an exhibit is required that depicts the setbacks,
fencing, building envelope and orientation of the lots and structures. Driveways for abutting
properties that are not taking access from the common driveway(s) should be depicted on the
opposite side of the shared property line away from the common driveway. Solid fencing
adjacent to common driveways is prohibited unless separated by a minimum 5-foot wide
landscaped buffer. Prior to City Engineer’s signature on final plat, the applicant shall
provide a common driveway exhibit for Lots 20-25, Block 4.
Meridian City Council Meeting Agenda June 4, 2019 – Page 211 of 467
EXHIBIT A
Page 9
8. A perpetual ingress-egress easement for the common driveway(s) proposed on Lot 20, 21, and
26, Block 4 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
the recorded easement shall be submitted to the Planning Division prior to signature on the
final plat by the City Engineer.
9. Future homes constructed in this phase shall be consistent with the approved elevations and
design guidelines contained in the development agreement for the Blakeslee Commons
Subdivision (2017-032110). The rear elevations of homes visible from public streets and open
spaces shall also be subject to these guidelines. Future homes adjacent to E. Ustick Rd. (Lots
2-6, Block 5) shall incorporate a mix of materials, windows and decorative trim, and two
variations in the roof lines to provide articulation and modulation to the side and rear facades
that face the arterial street.
10. Prior to issuance of any new building permits, the property shall be subdivided in accordance
with UDC requirements.
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. The following development plan sheet revisions were noted during a cursory review of the
development plans, and should not be considered all inclusive:
a. Sheet C4.0: Add note to connect to existing water main. Water main dead-end in E
Ringneck St should have a blowoff, not valve box (wrong key note called out).
b. Sheet C4.1: No water main in private drives (off of cul-de-sac) - eliminate 4" mains.
End 8" water main before private drives with a hydrant and take services down
private drives to lots. Add note to connect to existing water in Picard.
c. The angle between the two sanitary sewer service stubs going to lots 5 and 6, on E.
Ringneck St., appears to be too small and revisions to service these lots may be needed.
Ensure minimum horizontal separation between water and sewer services.
2. Temporary dead-end water main may cause water quality issues until extended and connected
east.
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 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.
Meridian City Council Meeting Agenda June 4, 2019 – Page 212 of 467
EXHIBIT A
Page 10
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.
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
Meridian City Council Meeting Agenda June 4, 2019 – Page 213 of 467
EXHIBIT A
Page 11
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
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 June 4, 2019 – Page 214 of 467
From:Ron Walsh
To:Meridian City Clerk; Stephanie Leonard; Pamela Walsh
Subject:Blakeslee Commons No. 2 FP H-2019-0050 Staff Report
Date:Thursday, May 16, 2019 2:51:16 PM
Attachments:Meridian City Blakeslee Commons 2 acceptance letter 5-16-19.pdf
Stephanie,
Please find attached the Blakeslee Commons Sub # 2 written response accepting
the Staff recommendations and requesting to be placed upon consent agenda at
next Tuesday's City Council Hearing.
--
Please advise,
Ron Walsh
Managing Member / Owner
Meridian Bungalows, LLC
Phone 208-867-8682
Meridian City Council Meeting Agenda June 4, 2019 – Page 215 of 467