Verado Subdivision No. 4 FP (H-2019-0132)
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR VERADO SUBDIVISION NO. 4 – FP H-2019-0132
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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 74 BUILDABLE
LOTS AND 9 COMMON LOTS ON
9.09 ACRES OF LAND IN THE R-15
ZONING DISTRICT FOR VERADO
SUBDVISION NO. 4
BY: C17, LLC
APPLICANT
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CASE NO. H-2019-0132
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 VERADO SUBDIVISION NO. 4,
LOCATED IN GOVERNMENT LOT 4, OF SECTION 5, T.3N., R.1E., B.M.,
CITY OF MERIDIAN, ADA COUNTY, IDAHO, 2020, HANDWRITTEN
DATE: 12/5/19, by CARL PORTER, PLS, SHEET 1 OF 3,” is conditionally
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ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR VERADO SUBDIVISION NO. 4 – FP H-2019-0132
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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 Laren Bailey, 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:
1/21/2020
TO: Mayor & City Council
FROM: Sonya Allen, Associate Planner
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2019-0132
Verado Subdivision No. 4
LOCATION: 3090 N. Locust Grove Rd.
Southeast corner of N. Locust Grove Rd.
and E. Ustick Rd., in the NW ¼ of
Section 5, Township 3N., Range 1E.
I. PROJECT DESCRIPTION
Final plat consisting of 74 building lots and 9 common lots on 9.09 acres of land in the R-15 zoning
district for the fourth phase of Verado Subdivision. This is actually the second phase of development
of the Verado West preliminary plat.
II. APPLICANT INFORMATION
A. Applicant:
C17, LLC – 4824 W. Fairview Ave., Boise, ID 83706
B. Owner:
C4 Land, LLC – 4824 W. Fairview Ave., Boise, ID 83706
C. Representative:
Laren Bailey, DevCo Development, LLC – 4824 W. Fairview Ave., Boise, ID 83706
III. STAFF ANALYSIS
Staff has reviewed the proposed final plat for substantial compliance with the preliminary plat as
required by UDC 11-6B-3C.2. There is the same number of buildable lots and the same amount of
common open space shown on the proposed final plat as depicted on the preliminary plat. Therefore,
Staff finds the proposed final plat is in substantial conformance with the approved preliminary plat
per the standards listed in UDC 11-6B-3C.2.
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
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IV. DECISION
A. Staff:
Staff recommends approval of the proposed final plat with the conditions of approval in Section
VI of this report.
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V. EXHIBITS
A. Approved Preliminary Plat (date: 10/8/2018)
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B. Final Plat (date: 12/5/2019)
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C. Landscape Plan (date: 11/2/2019)
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D. Common Driveway Exhibit
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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-2016-0047, Development Agreement (DA) Inst. No. 2016-119079; H-
2018-0085, DA Inst. No. #2019-000376].
2. The applicant shall obtain the City Engineer’s signature on the final plat within two (2)
years of the City Engineer’s signature on the previous phase final plat, in accord with
UDC 11-6B-7 in order for the preliminary plat to remain valid or a time extension may be
requested.
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 12/5/19 by Carl
Porter, included in Exhibit VI.B shall be revised as follows:
a. Legend: Include the recorded instrument number of the ACHD Drainage Easement.
b. Include a note restricting access to Lots 71-73, Block 1 to E. Netley St.; access via E.
Kamay Ct. is prohibited in accord with UDC 11-6C-3A.1.
5. The landscape plan prepared by Jensen Belts Associates, stamped on 11/2/19 by Kim
Siegenthaler, included in Exhibit VI.C shall be revised as follows:
a. A minimum of one (1) tree shall be depicted along the pathway in Lot 42, Block 1 as
set forth in UDC 11-3B-12C.2; if trees are not allowed in the stormwater drainage
easement, either widen the lot an additional 5 feet to allow for the tree(s) to be
planted outside of the easement or apply for Alternative Compliance to this standard
as set forth in UDC 11-5B-5C.
b. Where gravel exists between the curb and detached sidewalk along E. Ustick Rd., it
shall be replaced with landscaping in accord with the standards listed in UDC 11-3B-
7C as depicted.
c. Depict a break in the perimeter fence and a 5-foot wide pedestrian pathway through
the landscaping at the south end of Lot 70, Block 1 to connect to the common lot (Lot
32, Block 2) in Chamberlain Estates Subdivision for pedestrian interconnectivity
between neighborhoods.
d. Correct the lot numbers in Block 11 consistent with that depicted on the final plat.
e. Include mitigation information for the existing trees that were on the site in accord with
the standards listed in UDC 11-3B-10C.5; if no mitigation was required by the City
Arborist (Elroy Huff 208-371-1755), submit documentation as such.
f. The curb cut for the existing home on Locust Grove Rd. shall be removed and sidewalk
and landscaping shall be extended across this area.
Prior to signature on the Final Plat, applicant shall provide one (1) full-size copy and
one (1) electronic copy of the landscape plan and associated landscape plan details to
the Planning Division.
6. Stormwater detention facilities shall be designed and installed in accordance with the
standards listed in UDC 11-3B-11.
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7. Homes constructed in this phase shall comply with the elevations included in the
Development Agreement (Inst. 2019-000376) and shall have minimum 1-foot wide fire
rated eaves on all four sides.
8. Structures adjacent to E. Ustick Rd. and N. Locust Grove Rd. are restricted to single-story
in height as proposed by the Developer, with the exception of the following: Lots 43, 50,
53, 61, 64 and 69, Block 1. Home along the southern boundary of the development shall
also be limited to a single-story in height (i.e. Lots 71-78, Block 1).
9. The rear and/or sides of 2-story homes constructed on lots abutting N. Locust Grove Rd.
and E. Ustick Rd. 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 that are visible from the adjacent public street.
Single-story structures are exempt from this requirement.
10. A Design Review application is required to be submitted to the Planning Division for
approval prior to submittal of building permit applications for all single -family attached
structures on the site. All attached structures shall comply with the standards listed in the
Architectural Standards Manual (ASM) and the conditions in this report.
11. The Developer shall record CC&R’s that require the HOA to be responsible for landscape
maintenance of each of the lots within the subdivision; a copy shall be submitted to the
Planning Division prior to City Engineer signature on the final plat.
12. An underground pressurized irrigation (PI) system shall be provided to each lot in the
subdivision in accord with UDC 11-3A-15.
13. A storm drainage system is required for the development in accord with the UDC 11 -3A-
18.
14. Prior to the issuance of any new building permit, the property shall be subdivided in
accordance with the UDC.
15. Provide traffic calming near the intersection of E. Ringneck St. and N. Chianti Ave. to slow
traffic where the micro-path is proposed; depict on the improvement plans.
16. Side yard fences that follow the side yard property line shall only be allowed where the
side setback is 5 feet or greater per UDC 11-3A-7C.5.
17. A perpetual ingress/egress easement for the common driveways 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 said agreement shall be
submitted to the Planning Division prior to City Engineer signature on the final plat.
18. 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.
19. Address signage shall be provided at the public street for the homes acce ssed via the
common driveway for emergency wayfinding purposes.
20. Removal of all existing structures on the site shall take place prior to signature on the final
plat by the City Engineer.
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21. 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 - General Conditions:
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.
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.
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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.
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
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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.
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From:Sonya Allen
To:citycouncil
Subject:Verado #4 Final Plat - Applicant Response to Staff Report
Date:Tuesday, January 21, 2020 2:38:32 PM
From: Laren Bailey <laren@congergroup.com>
Sent: Tuesday, January 21, 2020 2:17 PM
To: Sonya Allen <sallen@meridiancity.org>; Josh Beach <josh@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 Report for the Verado #4 Final Plat. Thank you
EXHIBIT B
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