Alicia Court Subdivision (H-2019-0065)
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR (ALICIA COURT – FILE #H-2019-0065)
Page 1 of 3
BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: JUNE 18, 2019
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF 6 BUILDING
LOTS AND 6 COMMON LOTS ON
3.084 ACRES IN THE R-4 ZONING
DISTRICT FOR ALICIA COURT.
BY: URSENBACH DEVELOPMENT
GROUP
APPLICANT
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CASE NO. H-2019-0065
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on June 18, 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 ALICIA COURT SUBDIVISION,
LOCATED IN THE SW ¼ OF THE NE ¼ OF SECTION 4, TOWNSHIP 3N.,
RANGE 1E., BOISE MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO, 2019,
HANDWRITTEN DATE: 5/16/2019, by NATHAN J. DANG, PLS, SHEET 1 OF
Meridian City Council Meeting Agenda July 9, 2019 – Page 83 of 542
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR (ALICIA COURT – FILE #H-2019-0065)
Page 2 of 3
3,” 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 June 18,
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 Penelope
Constantikes, 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 July 9, 2019 – Page 84 of 542
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 (2 8) 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
Ju , 2019.
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Mayor, City of e
Attest: \;GORPORATFOgGGG
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Copy served upon the Applicant, Planning and Development Services Divisions of the
Community Development Department and City Attorney.
By; 0,0$Dated: -1'Q "19
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR (ALICIA COURT - FILE #H-2019-0065)
Page 3 of 3
EXHIBIT A
Page 1
HEARING
DATE:
6/18/2019
TO: Mayor & City Council
FROM: Stephanie Leonard, Associate Planner
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2019-0065
Alicia Court
LOCATION: 4036 E. Granger Avenue, in the NE ¼ of
Section 14, Township 3N., Range 1E.
I. PROJECT DESCRIPTION
Final plat consisting of six (6) building lots and six (6) common lots on 3.084 acres of land in an R-4
zoning district.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 3.08
Future Land Use Designation MDR (Medium-Density Residential)
Existing Land Use Single-family home
Proposed Land Use(s) Single-family residences
Lots (# and type; bldg/common) 6 building, 6 common
Phasing plan (# of phases) Single Phase
Number of Residential Units (type
of units)
6 single-family units
Density (gross & net) 1.94 du/acre gross density; 2.27 du/acre net density
Open Space (acres, total [%] /
buffer / qualified)
None required
Amenities None required
History (previous approvals) Annexed into the city in 2003 as part of Redfeather Estates
Subdivision No. 2 (AZ-03-021, DA Inst. No. 104129528; PP-
03-024; FP-06-041)
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
Meridian City Council Meeting Agenda July 9, 2019 – Page 86 of 542
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III. APPLICANT INFORMATION
A. Applicant:
Ursenbach Development Group
12581 W. Lewis & Clark Drive
Boise, Idaho 83713
B. Owner:
Wood Family Trust
4036 E. Granger Avenue
Meridian, Idaho 83646
C. Representative:
Riley Planning Services
P.O. Box 405
Boise, Idaho 83701
IV. STAFF ANALYSIS
The proposed final plat is a re-subdivision of Lot 1, Block 16 in the Redfeather Estates Subdivision No.
2. The final plat depicts six (6) building lots, and six (6) common area lots on 3.08 acres of land in the
R-4 zoning district. Development is required to comply with the dimensional standards of the R-4
zoning district listed in UDC Table 11-2A-5.
Staff has reviewed the proposed final plat for consistency with the approved preliminary plat and found
there are the same number of building lots and four (4) additional common lots as were depicted on the
preliminary plat. Because the number of building lots has stayed the same and the number of common
lots has increased, 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.
The applicant is proposing to construct a common driveway within Lot 4 extending west from W.
Alicia St. to access five (5) of the six (6) lots. The common driveway is large enough to accommodate
a fire department turnaround and shall be constructed per UDC 11-6C-3D. The City Council granted
a waiver to UDC 11-3A-3 to allow the existing home on Lot 7 direct access to E. Granger Avenue via
an existing driveway.
The applicant is proposing a pathway within a common lot (Lot 9), extending from E. Granger
Avenue to the common driveway. The pathway will provide pedestrian connectivity and will act as an
access drive for the City to perform maintenance of the utility mains within the proposed 30-foot
utility easement.
V. DECISION
A. Staff:
Staff recommends approval of the proposed final plat with the conditions of approval in Section
VII of this report.
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VI. EXHIBITS
A. Preliminary Plat (date: 5/2/2019)
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B. Final Plat (date: 5/16/2019)
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C. Landscape Plan (date: 3/29/2019)
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VII. CITY/AGENCY COMMENTS & CONDITIONS
A. Planning Division
Site Specific Conditions:
1. Applicant shall comply with all previous conditions of approval associated with this
development (AZ-03-021, DA Inst. No. 104129528; H-2018-0107).
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 (February 19, 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 Accurate Surveying and Mapping, stamped on May 16, 2019 by
Nathan J. Dang, shall be revised as follows:
a. Note #6: Revise note to include compliance with “Meridian City Unified Development
Code”.
b. Include the recorded City of Meridian utility easement instrument number.
c. Include a note stating ownership and maintenance responsibilities for the common lots.
d. Include a note with the recorded Development Agreement Instrument number (DA Inst.
No. 104129528).
e. Note #10: Revise note to omit Lot 1 and replace with Lot 7.
f. An access easement for Lot 7, Block 1 across Lot 8, Block 1 (common lot adjacent to E.
Granger Ave.) shall be depicted and recorded prior to signature on final plat.
5. The landscape plan prepared by Rodney Evans + Partners, dated 3/29/19 is approved as
submitted.
6. 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. A copy of the recorded easement shall be
submitted to the Planning Division prior to signature on the final plat by the City Engineer.
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 1, 2, 6, 11, and 12.
8. The existing structures (home and accessory structure) that are proposed to remain on Lot 7,
Block 1 in the subdivision shall comply with the building setback requirements listed in UDC
Table 11-2A-5. The garage will serve as an accessory structure to the future home and shall
not be used as a residence.
9. The rear and/or sides of 2-story homes constructed on lots that abut E. Granger Avenue shall
incorporate articulation through changes in two or more of the following: modulation (e.g.
projections, recesses, step-backs, pop-outs), bays, banding, porches, balconies, material types,
or other integrated architectural elements to break up monotonous wall planes and roof lines
Meridian City Council Meeting Agenda July 9, 2019 – Page 92 of 542
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that are visible from the adjacent public street. Single-story structures are exempt from this
requirement.
10. Prior to issuance of any new building permits, the property shall be subdivided in accordance
with UDC requirements.
11. Prior to signature of the final plat by the City Engineer, the applicant shall provide a letter from
the United States Postal Service stating that the applicant has received approval for the location
of mailboxes. Contact the Meridian Postmaster, Sue Prescott, at 887-1620 for more
information.
12. Comply with all bulk, use, and development standards of the R-4 zoning district listed in UDC
Table 11-2A-5.
13. 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.
14. Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as
set forth in UDC 11-3A-6.
15. Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-
3A-15, UDC 11-3B-6 and MCC 9-1-28.
16. Comply with the sidewalk standards as set forth in UDC 11-3A-17.
17. Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J.
18. The homeowner’s association shall have an ongoing obligation to maintain all pathways.
B. Public Works
Site Specific Conditions:
1. The design engineer for this project shall ensure that the design and construction of the utility
corridor/pedestrian pathway is done in such a way that the multi-purpose needs are met,
including the design loading to support the weight of the Public Works Departments
wastewater cleaning equipment, as well as providing for a 28-foot inside turning radius, and a
48-foot outside turning radius of the driving surface.
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.
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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
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
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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 July 9, 2019 – Page 95 of 542
From:Penelope Riley
To:Meridian City Clerk
Cc:Bill Parsons; Bill Nary; Stephanie Leonard
Subject:RE: Alicia Court FP Staff Report
Date:Thursday, June 13, 2019 11:15:01 AM
Attachments:image006.png
Stephanie / City Clerk:
As the applicant's representative for Alicia Court Subdivision, the project team concurs with
the updated staff report and agree to being placed on the consent agenda for City Council.
I will be present at the 4:30 meeting in the event there are any questions.
Thank you!
Penelope Constantikes
Principal
270 N. 27th Street, STE 101 - Office
P.O. Box 405, Boise 83701 - Mailing Address
On Thu, 13 Jun 2019 16:39:02 +0000, Stephanie Leonard wrote:
Good morning,
Please find attached a revision to the staff report for the proposed final plat for Alicia Court H-2019-
0065. This item is scheduled to be on the City Council agenda on June 18, 2019. 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.
Penelope - 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.
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,
Stephanie Leonard | Associate City Planner
Meridian City Council Meeting Agenda July 9, 2019 – Page 96 of 542
City of Meridian | Community Development Dept.
33 E. Broadway Ave., Ste. 102, Meridian, Idaho 83642
Phone: 208-489-0574 | sleonard@meridiancity.org
Built for Business, Designed for Living
All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law,
in regards to both release and retention, and may be released upon request, unless exempt from disclosure by law.
Meridian City Council Meeting Agenda July 9, 2019 – Page 97 of 542