Three Corners Ranch (H-2019-0141) FP
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR THREE CORNERS RANCH SUBDIVISION – FP H-2019-0141
Page 1 of 3
BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: JANUARY 21, 2020
FINDINGS APPROVAL DATE: JANUARY 28, 2020
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF 44 BUILDABLE
LOTS AND 7 COMMON LOTS ON
31.06 ACRES OF LAND IN THE R-4
ZONING DISTRICT FOR THREE
CORNERS RANCH SUBDIVISION
BY: SWEET LAND
DEVELOPMENT, INC.
APPLICANT
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CASE NO. H-2019-0141
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on January 21, 2020 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 THREE CORNERS RANCH
SUBDIVISION, LOCATED IN A PORTION OF THE NW 1/4 OF SECTION
29, T.4N., R.1E., B.M., CITY OF MERIDIAN, ADA COUNTY, IDAHO, 2020,
HANDWRITTEN DATE: 12/17/19, by KEVIN M. BORAH, PLS, SHEET 1 OF
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ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR THREE CORNERS RANCH SUBDIVISION – FP H-2019-0141
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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 January 21,
2020, a true and correct copy of which is attached hereto marked “Exhibit A” and
by this reference incorporated herein, and the response letter from Josh Beach,
Conger Management, 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.
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EXHIBIT A
Page 1
HEARING
DATE:
January 21, 2020
TO: Mayor & City Council
FROM: Sonya Allen, Associate Planner
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2019-0141
Three Corners Ranch
LOCATION: 1890 E. Dunwoody Ct. (R1966961610)
I. PROJECT DESCRIPTION
Final Plat consisting of 44 buildable lots and 7 common lots on 31.06 acres of land in the R-4 zoning
district.
II. APPLICANT INFORMATION
A. Applicant:
Sweet Land Development, Inc. – 1990 S. Cole Rd., Boise, ID 83709
B. Owner:
David J. and Luane Dean – 1890 E. Dunwoody Ct., Meridian, ID 83646
C. Representative:
Josh Beach, Conger Group – 4824 W. Fairview Ave., Boise, ID 83706
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 plat depicts one (1) fewer buildable
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
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lot and the same amount of common open space as shown on the preliminary plat. Therefore, Staff finds
the proposed plat is in substantial compliance with the approved preliminary plat as required.
IV. DECISION
Staff:
Staff recommends approval of the proposed final plat within the conditions noted in Section VI of this
report.
V. EXHIBITS
A. Preliminary Plat (date: 7/9/2019)
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B. Final Plat (date: 12/17/2019)
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C. Landscape Plan (dated: 11/27/19)
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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-2019-0006, Development Agreement #2019-104973).
2. The applicant shall obtain the City Engineer’s signature on the subject final plat within two years
of City Council’s approval of the preliminary plat (by August 6, 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 Sawtooth Land Surveying, LLC, stamped on 12/17/2019 by Kevin M.
Borah, included in Section VII.B shall be revised as follows:
a. Note #5: Remove note (the City does not regulate HOA’s)
b. Note #7: Include the recorded instrument number of the ACHD License Agreement.
c. Note #8: Include the recorded instrument number.
d. Note #14: Include the recording date and recorded instrument number of the Master Perpetual
Storm Water Drainage Easement.
e. Note #15: Include the recorded instrument number of the ACHD sidewalk easement.
f. Add a new note: “The bottom of structural footing shall be set a minimum of 12-inches above
the highest established normal ground water elevation.”
g. Revise the line type for “Sewer Easement” as it is too similar to the “New Easement” line type
and therefore they are indistinguishable from each other.
h. Depict the irrigation easement for the Karnes Lateral. City Council granted a waiver to allow
the lateral to remain as an easement on the buildable lots.
5. The landscape plan prepared by Jensen Belts Assoc., dated 11/27/19 is approved as submitted.
6. The existing home proposed to be retained on Lot 2, Block 1 shall hook up to City water and sewer
service within 60 days of it becoming available as set forth in UDC 9 -1-4 and 9-4-8. The street
address of this home will change as a result of this development.
7. Applicant shall complete the following improvements to E. Dunwoody Court as follows:
a. Install three (3) street lights;
b. Install “No Parking” signs along both sides of the street;
c. Stripe the travel lanes and an 8-foot wide pedestrian walkway on the south side per ACHD
standards; and
d. Remove vegetation within ACHD right-of-way that obstructs site lines along the roadway.
8. Comply with the private street standards listed in UDC 11-3F-4.
9. Submit a copy of the Ada County Street Name Review letter for the “final plat.”
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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. The easement for the sanitary sewer mainline crossing the east side of Lot 5, Block 1 shall be created
via a separate easement document per General Conditions #23 below. The easement shall be
graphically depicted on the final plat with dimensions and reference notation to the recording
instrument number.
2. Water easement required for future water connection to the north from E. Commander Lane to E.
Guinness Street. We prefer the easement to be located next to the sewer easement between Lot 5 &
6, Block 1, or the water easement can be located in Lot 9, Block 1. Water connecting at southern
boundary from E. San Pedro Lane to cul-de-sac (N. Dvorak Place) to be 12", not 10". The
easement(s) shall be created via a separate easement document per General Conditions #23 below.
The easement shall be graphically depicted on the final plat with dimensions and reference notation
to the recording instrument number.
3. Street name/addressing may change for the existing home that will remain on Lot 2, Block 1, as a
result of this platting.
General Conditions:
4. 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.
5. 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.
6. 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.
7. 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.
8. 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.
9. 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.
10. The City of Meridian requires that the owner post to the City a warranty surety in the a mount of
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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.
11. 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.
12. 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.
13. 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.
14. Applicant shall be responsible for application and compliance with any Section 404 Permitting that
may be required by the Army Corps of Engineers.
15. Developer shall coordinate mailbox locations with the Meridian Post Office.
16. All grading of the site shall be performed in conformance with MCC 11-1-4B.
17. 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.
18. 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.
19. 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.
20. 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.
21. 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.
22. 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
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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.
23. Applicant shall be responsible for application and compliance with and NPDES permitting that may
be required by the Environmental Protection Agency.
24. 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.
25. 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.
26. 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.
27. 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:Sonya Allen
To:Adrienne Weatherly; Charlene Way; Chris Johnson
Subject:Three Corners Final Plat - Applicant Response to Staff Report
Date:Tuesday, January 21, 2020 2:41:06 PM
From: Josh Beach <josh@congergroup.com>
Sent: Tuesday, January 21, 2020 2:15 PM
To: Sonya Allen <sallen@meridiancity.org>
Cc: Laren Bailey <laren@congergroup.com>
Subject: RE: Three Corners & Verado #4 Final Plats
External Sender - Please use caution with links or attachments.
Sonya,
We are in agreement with the staff reports for both Three Corners Ranch Subdivision and Verado #4.
Let me know if you have any questions.
Josh Beach
Conger Group
Office: 208.336.5355 ext. 5
Mobile: 208.631.5613
EXHIBIT B
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