Lost Rapids FP H-2019-0056
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR LOST RAPIDS SUBDIVISION H-2019-0056
Page 1 of 3
BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: MAY 28, 2019
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF 14 BUILDING
LOTS, 1 COMMON LOT AND 1
OTHER LOT ON 36.2 ACRES OF
LAND IN THE C-G AND R-40
ZONING DISTRICTS FOR LOST
RAPIDS SUBDIVISION
BY: GFI – MERIDIAN
INVESTMENTS II, LLC
APPLICANT
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CASE NO. H-2019-0056
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on May 28, 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 LOST RAPIDS SUBDIVISION,
SITUATED IN A PORTION OF THE NORTHEAST ¼ OF SECTION 27,
TOWNSHIP 4 NORTH, RANGE 1 WEST, BOISE MERIDIAN, CITY OF
MERIDIAN, ADA COUNTY, IDAHO, 2019, HANDWRITTEN DATE:
Meridian City Council Meeting Agenda June 11, 2019 – Page 77 of 396
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR LOST RAPIDS SUBDIVISION H-2019-0056
Page 2 of 3
4/22/2019, by KELLY KEHRER, 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 28, 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 Kirsti Grabo, KM Engineering, 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 June 11, 2019 – Page 78 of 396
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 7 � -ill day of
�une, , 2019.
By:
Tammy de Weerd
PEDAU
Mayor, City of Meridian
Attest: o�
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IDIS IANC' ;
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City Clerk ��tirFp _ ^Slj
Copy served upon the Applicant, Planning and Development Services Divisions of the Community
Development Department and City
Attorney.
By: Ckm Dated:
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR LOST RAPIDS SUBDIVISION H-2019-0056
Page 3 of 3
- (i-20�q
Page 1
HEARING
DATE:
5/28/2019
TO: Mayor & City Council
FROM: Sonya Allen, Associate Planner
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2019-0056
Lost Rapids
LOCATION: Southwest corner of N. Ten Mile Rd. and
W. Chinden Blvd./SH-20/26, in the NE
¼ of Section 27, T.4N., R.1W.
I. PROJECT DESCRIPTION
Final Plat consisting of 13 building lots, 1 residential building lot, 1 common lot and 1 other lot on
36.2 acres of land in the C-G and R-40 zoning districts for Lost Rapids Subdivision.
II.APPLICANT INFORMATION
A. Applicant:
GFI – Meridian Investments II, LLC – 74 East 500 South, Ste. 200, Bountiful, UT 84010
B. Owners:
Costco Wholesale Corporation – 999 Lake Dr., Issaquah, WA 98027
GFI - Meridian Investments II, LLC – 74 East 500 South, Ste. 200, Bountiful, UT 84010
C. Representative:
Kelly Kehrer, KM Engineering, LLP – 9233 W. State St., Boise, ID 83714
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 final plat depicts the
same number of building lots as shown on the approved preliminary plat, Staff finds the proposed
final plat is in substantial compliance with the approved preliminary plat as required.
All development shall comply with the dimensional standards listed in UDC Table 11-2B-3 for the C-
G zoning district in effect at the time of development.
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
EXHIBIT A
Meridian City Council Meeting Agenda June 11, 2019 – Page 80 of 396
Page 2
IV. DECISION
Staff recommends approval of the proposed final plat within the conditions noted in Section VI of
this report.
V. EXHIBITS
A. Preliminary Plat (date: 1/12/2018)
Meridian City Council Meeting Agenda June 11, 2019 – Page 81 of 396
Page 3
B. Final Plat (date: 4/22/2019)
Meridian City Council Meeting Agenda June 11, 2019 – Page 82 of 396
Page 4
C. Landscape Plan (dated: 2/28/19)
Meridian City Council Meeting Agenda June 11, 2019 – Page 83 of 396
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-2018-0004, Development Agreement #2018-07970 (GFI) and #2018-069276
(Costco)].
2. The applicant shall obtain the City Engineer’s signature on the subject final plat within two
years of the City Council approval of the preliminary plat (on or before 4/24/2021), 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 KM Engineering stamped on 4/22/2019 by Kelly Kehrer, shall be
revised as follows:
a. Note #11: Include recorded instrument number.
b. Note #12: “. . . easement over drive aisles and parking areas . . .”
c. There are two (2) note #15’s on Sheet 4 – the second note #15 should be #16.
d. Sheet 1: Include instrument number for right-of-way dedication.
e. Sheets 2 and 3: Include recorded instrument numbers for ACHD and City of Meridian
easements.
f. Depict the street buffer within the residential (R-40 zoned) portion of the development
within a common lot maintained by the homeowner’s association in accord with UDC
11-3B-7C.2.
5. The landscape plan prepared by KM Engineering, dated 2/28/19, shall be revised as follows:
a. All internal landscaping and the site plan should be shown in a lighter line type; only street
buffer improvements should be shown in a dark line type.
6. A 14-foot wide public pedestrian easement shall be submitted to the Planning Division for the
multi-use pathway along W. Chinden Blvd./SH-20/26 prior to City Engineer signature on the
final plat; coordinate the details of the easement with Kim Warren, Park’s Department.
7. Up to two (2) building permits for the Costco Wholesale and associated fuel sales facility
structures are allowed to be issued on the subject property prior to recordation of the plat.
8. A Certificate of Zoning Compliance and Design Review application is required to be
submitted to the Planning Division and approved prior to application for building permits.
9. Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat
and/or development agreement(s) does not relieve the Applicant of responsibility for
compliance.
B. Public Works
Site Specific Conditions:
1. Streetlights for this development will be installed with the ACHD project for Ten Mile Rd. and
ITD project for Chinden Blvd.
Meridian City Council Meeting Agenda June 11, 2019 – Page 84 of 396
Page 6
2. On Sheet C3.0 of the development plans - Ensure sewer service, serving Lot 9 and immediately
upstream of SSMH 5, meets the minimum horizontal separation requirements from proposed
SSMH. Sheet C3.0 - Extend 8-inch SS main "to and through", i.e. extend SS main west from
SSMH 7 to the property line. Sheet C3.2 - Ensure sewer service, serving Lot 3 and immediately
upstream of SSMH 2, meets the minimum horizontal separation requirements from proposed
SSMH.
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.
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.
Meridian City Council Meeting Agenda June 11, 2019 – Page 85 of 396
Page 7
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
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.
Meridian City Council Meeting Agenda June 11, 2019 – Page 86 of 396
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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 avail able, 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 11, 2019 – Page 87 of 396
From:Kirsti Grabo
To:Sonya Allen
Cc:Kelly Kehrer; Donna Wilson
Subject:RE: Lost Rapids - FP H-2019-0056 Staff Report for May 28th Council Mtg
Date:Thursday, May 23, 2019 3:33:47 PM
Attachments:image006.png
Hi Sonya –
We have finished our review of the staff report with our clients and are in agreement with the
conditions. Please let us know if you have questions or need anything further.
Thanks,
Kirsti
From: Sonya Allen <sallen@meridiancity.org>
Sent: Thursday, May 23, 2019 3:28 PM
To: Kirsti Grabo <KGrabo@kmengllp.com>
Cc: Kelly Kehrer <Kelly@kmengllp.com>; Donna Wilson <DWilson@kmengllp.com>
Subject: RE: Lost Rapids - FP H-2019-0056 Staff Report for May 28th Council Mtg
Thanks Kirsti, I forwarded your request to the Clerk.
From: Kirsti Grabo <KGrabo@kmengllp.com>
Sent: Thursday, May 23, 2019 3:01 PM
To: Sonya Allen <sallen@meridiancity.org>
Cc: Kelly Kehrer <Kelly@kmengllp.com>; Donna Wilson <DWilson@kmengllp.com>
Subject: RE: Lost Rapids - FP H-2019-0056 Staff Report for May 28th Council Mtg
Hi Sonya –
The team is still reviewing the staff report, but we would like to be placed on consent agenda. We
believe we are fine with the conditions, but with the limited time to review, we can’t be 100%
certain. Please go ahead and place us on consent agenda for next Tuesday’s meeting and we’ll touch
base if any issues arise that will result in pulling us from consent and placing us on the regular
agenda.
As soon as I get the official “ok” from the rest of the team, I’ll make sure you have it in writing.
Thanks!
Kirsti
From: Sonya Allen <sallen@meridiancity.org>
Sent: Thursday, May 23, 2019 11:59 AM
To: Kirsti Grabo <KGrabo@kmengllp.com>
Cc: Kelly Kehrer <Kelly@kmengllp.com>
EXHIBIT B
Meridian City Council Meeting Agenda June 11, 2019 – Page 88 of 396
Subject: RE: Lost Rapids - FP H-2019-0056 Staff Report for May 28th Council Mtg
From: Sonya Allen
Sent: Thursday, May 23, 2019 11:58 AM
To: Kelly Kehrer (kelly@kmengllp.com) <kelly@kmengllp.com>
Subject: Lost Rapids - FP H-2019-0056 Staff Report for May 28th Council Mtg
Attached is the staff report for the proposed final plat for Lost Rapids Subdivision. This item is
scheduled to be on the Council agenda on May 28th. The meeting will be held at City Hall, 33 E.
Broadway Avenue, beginning at 6:00 pm. Please call or e-mail with any questions.
Kelly - Please submit any written response you may have to the staff report to the City Clerk’s office
(cityclerk@meridiancity.org) and me as soon as possible. If you’re in agreement with the staff report
and send me a response to that effect before 3:00 pm (which doesn’t give you a lot of time, sorry)
we can put it on the consent agenda; otherwise, it will be 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
Built for Business, Designed for Living
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Meridian City Council Meeting Agenda June 11, 2019 – Page 89 of 396