Entrata Farms No 2 H-2019-0113
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR ENTRATA FARMS SUB 2 – FP H-2019-0113 Page 1 of 3
BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: NOVEMBER 6, 2019
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF 30 BUILDING
LOTS AND 1 COMMON LOT ON
6.36 ACRES OF LAND IN THE R-15
ZONING DISTRICT FOR
ENTRATA FARMS SUBDIVISION
NO. 2
BY: FIG VILLAGE AT PARKSIDE,
LLC
APPLICANT
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CASE NO. H-2019-0113
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on November 6, 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 ENTRATA FARMS SUBDIVISION NO.
2, LOCATED IN THE SW ¼ OF THE SE ¼ AND THE SE ¼ AND NE ¼ OF
THE SW ¼ OF SECTION 10, TOWNSHIP 3 NORTH, RANGE 1 WEST,
BOISE MERIDIAN, CITY OF MERIDIAN, ADA COUNTY, IDAHO, 2019,
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ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR ENTRATA FARMS SUB 2 – FP H-2019-0113 Page 2 of 3
HANDWRITTEN DATE: 10/7/2019, by ROB O’MALLEY, 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 City Council from the Planning and Development
Services divisions of the Community Development Department dated November
6, 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, 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 November 19, 2019 – Page 50 of 301
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 I -�o day of
W DVe)m bei 2019.
By:
Tammy de V
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o�PSED AUGUST Mayor, C' o eridian
Attest: o�Q X
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City Cler SEAL
Copy served upon the Applicant, Planning and Development Services Divisions of the
Community Development Department and City
Attorney.
By: Dated:
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR ENTRATA FARMS SUB 2 — FP H-2019-0113 Page 3 of 3
EXHIBIT A
Page 1
HEARING
DATE:
November 6, 2019
(Tabled from: 10/22/2019)
TO: Mayor & City Council
FROM: Sonya Allen, Associate Planner
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2019-0113
Entrata Farms Subdivision No. 2
LOCATION: 3882 W. Franklin Rd., in a portion of the
south ½ of Section 10, T.3N., R.1W.
I. PROJECT DESCRIPTION
Final Plat consisting of 30 building lots and 1 common lot on 6.36 acres of land in the R-15 zoning
district for the second phase of Entrata Subdivision.
II. APPLICANT INFORMATION
A. Applicant:
FIG Village at Parkside, LLC – 295 W. Center St., Ste. 201, Provo, UT 84601
B. Owner:
Same as Applicant
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 final plat depicts the
same number of building lots and substantially the same amount of qualified open space as shown on
the approved preliminary plat, Staff finds the proposed final plat is in substantial compliance with the
approved preliminary plat as required. Note: A small amount of open space at the north end of the
development between Lots 44 & 45 was removed and the (2) 4-plexes on those lots converted to (1) 8-
plex due to an increase in the size of the storm drainage area north of Lot 45 necessary to
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
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accommodate drainage for the development as determined at the final design stage; a new open
space area (0.04 of an acre) was added on the north side of the 8-plex to replace the area lost which
amounts to less than 1% (or 0.06 of an acre) of the open space area (see exhibit in Section V.D). Staff
considers this change to be negligible in the overall open space and determines the proposed open
space to still be in substantial compliance with that approved with the preliminary plat.
Children’s play equipment and a couple of benches are proposed as amenities in this phase of
development (see detail in Section V.C).
All development shall comply with the dimensional standards listed in UDC Table 11-2A-7 for the
R-15 zoning district.
Note: The Kennedy Lateral was previously approved by City Council with the final plat for Umbria
Subdivision (FP-06-011), the development to the east, to remain open and not be piped due to its
large capacity in accord with UDC 11-3A-6.
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: 10/16/2019)
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B. Final Plat (date: 10/7/2019)
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C. Landscape Plan (dated: 9/23/19) & Site Amenities
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D. Revised Open Space Exhibit
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-2018-0125, Development Agreement #2019-019691).
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, 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.
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4. The final plat prepared by T-O Engineers stamped on 10/7/2019 by Rob O’Malley, included
in Section V.B, shall be revised as follows:
a. Note #1: Include recorded instrument number of sanitary sewer and water main
easement(s).
b. Note #4: “. . . Lots within Entrata Subdivision No. 12 will be entitled to . . .”
c. Note #9: Include recorded instrument number of CC&R’s.
5. The landscape plan prepared by T-O Engineers, dated 9/23/19, included in Section V.C, is
approved as submitted.
6. The subject final plat shall be recorded prior to submittal of any Certificate of Zoning
Compliance applications for structures within this development.
7. Future development shall be consistent with the conceptual building elevations included in the
Development Agreement (Inst. #2019-019691).
8. The private streets shall be constructed in accord with the design and construction standards
listed in UDC 11-3F-4A, B.
9. A Certificate of Zoning Compliance and Design Review application(s) is required to be
submitted to the Planning Division and approved prior to application for building permits for
multi-family structures.
10. 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. Please make the following corrections to the development plans: Provide water easement to the
west, at either W. Ski Jump Lane or W. Bunny Hill Lane for second future water connection to
west parcel. Water main to terminate with a fire hydrant, not blow off in N. Manship Lane (near
lot 45).
2. The geotechnical report submitted with this application indicates that some spread fills
(artificial fill) has been deposited in certain areas within the project boundaries. The report
also dictates that all artificial fill material should be removed from areas proposed for structural
improvements.
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.
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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.
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 1-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 ACHD. The design engineer shall provide certification that the facilities have been
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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.
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.
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From:kent brown
To:Chris Johnson
Cc:Sonya Allen; Adrienne Weatherly; Charlene Way; Bill Parsons
Subject:Re: Entrata Sub. 2 - FP H-2019-0113 Staff Report for Nov. 6th Council Mtg
Date:Friday, October 25, 2019 1:41:56 PM
Attachments:image006.png
Chris my client has reviewed the conditions of approval and agrees and will comply
Kent Brown
On Fri, Oct 25, 2019 at 1:38 PM Chris Johnson <cjohnson@meridiancity.org> wrote:
Thank you Sonya.
From: Sonya Allen <sallen@meridiancity.org>
Sent: Friday, October 25, 2019 8:25 AM
To: Adrienne Weatherly <aweatherly@meridiancity.org>; Charlene Way
<cway@meridiancity.org>; Chris Johnson <cjohnson@meridiancity.org>
Cc: kent brown (kentlkb@gmail.com) <kentlkb@gmail.com>; Bill Parsons
<bparsons@meridiancity.org>
Subject: Entrata Sub. 2 - FP H-2019-0113 Staff Report for Nov. 6th Council Mtg
Attached is the staff report for the proposed final plat for Entrata Sub. 2. This item is
scheduled to be on the City Council agenda on Nov. 6th. 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.
Kent - 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,
EXHIBIT B
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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
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.
--
Kent Brown
Kent Brown Planning Services
3161 E. Springwood Drive Meridian, ID 83642
P: 208-871-6842
Meridian City Council Meeting Agenda November 19, 2019 – Page 66 of 301