Hensley Station FP H-2020-0050 Order BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: JUNE 9, 2020
ORDER APPROVAL DATE: JUNE 16, 2020
IN THE MATTER OF THE )
REQUEST FOR FINAL PLAT )
CONSISTING OF 39 BUILDING ) CASE NO. H-2020-0050
LOTS AND 2 COMMON LOTS ON )
3.43 ACRES OF LAND IN THE R-15 ) ORDER OF CONDITIONAL
ZONING DISTRICT FOR ) APPROVAL OF FINAL PLAT
HENSLEY STATION NO. 1 )
BY: NORTHERN LAND )
DEVELOPMENT, LLC )
APPLICANT )
This matter coming before the City Council on June 9, 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 HENSLEY STATION SUBDIVISION NO.
1, LOCATED IN THE SW '/4 OF SECTION 10, T3N, R1W, B.M., CITY OF
MERIDIAN, ADA COUNTY, IDAHO, 2020, HANDWRITTEN DATE:
04/06/2020, by CLINTON W. HANSEN, PLS, SHEET I OF 4," is conditionally
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR HENSLEY STATION NO. 1 —FP H-2020-0050
Page 1 of 3
Meridian City Council Meeting Agenda June 16,2020— Page 99 of 223
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 9, 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 Kent Brown, Kent Brown
Planning, 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.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR HENSLEY STATION NO. 1 —FP H-2020-0050
Page 2 of 3
Meridian City Council Meeting Agenda June 16,2020— Page 100 of 223
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 16th day of
June , 2020.
By:
Robert E. Simison
Mayor, City of Meridian
Attest:
Chris Johnson
City Clerk
Copy served upon the Applicant,Planning and Development Services Divisions of the Community
Development Department and City Attorney.
By: Dated: 6-16-2020
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR HENSLEY STATION NO. I —FP H-2020-0050
Page 3 of 3
Meridian City Council Meeting Agenda June 16,2020— Page 101 of 223
EXHIBIT A
STAFF REPORT E
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 6/9/2020
Legend �.
DATE:
Iff Projeol Lacfl�iar
TO: Mayor&City Council R
R
FROM: Sonya Allen,Associate Planner mm�rn�
208-884-5533 � '1
SUBJECT: H-2020-0050
Hensley Station No. l RUT- M-E
LOCATION: 462 N. Black Cat Rd.,in the SW 1/4 of 1
Section 10,Township 3N.,Range 1 W. I 1
M1 W8
I. PROJECT DESCRIPTION
Final plat consisting of 39 buildable lots and 2 common lots on 3.43 acres of land in the R-15 zoning
district.
II. APPLICANT INFORMATION
A. Applicant:
Northern Land Development,LLC-2150 N. Canter Pl.,Eagle, ID 83616
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(H-2019-0120)in accord with the requirements listed in UDC 11-6B-3C.2.
In order for the proposed final plat to be deemed in substantial compliance with the approved
preliminary plat as set forth in UDC 11-6B-3C.2,the number of buildable lots cannot increase and the
amount of common area cannot decrease. Staff has reviewed the proposed plat and the number of
buildable lots and common open space are the same;therefore, Staff deems the proposed final plat to
be in substantial compliance with the approved preliminary plat as required.
The internal private streets were approved with the preliminary plat.
Page 1
Meridian City Council Meeting Agenda June 16,2020— Page 102 of 223
Note:Preliminary plat condition#A.3b required a total of 223 additional caliper inches of trees to be
provided on the site for mitigation based on the original inspection by the City Arborist of existing
trees on the site anticipated to be removed with development. Since that time, it's been determined
that more trees than originally anticipated are able to be retained reducing the calculation to 136
caliper inches required for mitigation—the landscape plan depicts an additional(68)2-inch caliper
trees as mitigation in accord with UDC standards (see letter from Landscape Architect in Section
V.C).
IV. DECISION
Staff recommends approval of the proposed final plat with the conditions noted in Section VI of
this report.
V. EXHIBITS
A. Preliminary Plat(dated: 10/7/2019)
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Meridian City Council Meeting Agenda June 16,2020— Page 103 of 223
B. Final Plat(dated: 4/6/20)
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Meridian City Council Meeting Agenda June 16,2020— Page 107 of 223
Jay Gibbons <gibbons@sbbgo_com> ■Sonya Allen;❑Kent Brown(kendkb@gmail.com) - 10:52AM
Hensley#1 FP-Tree Mitigation
0You replied to this message on 6I5f202010:52AM.
v
Sonya,
This email answers the questions regarding tree preservation and mitigation requirements on the referenced project. The condition of
approval on the final plat application spoke to a total of 223 caliper inches being removed. During the course of preparing plans for final
plat and construction,we have revised the Ian,lscaoe Jrawings. Per our current plan set,dated 4-20-2020,we indicate that we reduced the
number of existing trees being removed. Tr is nev,total:e:1 wires 136 caliper inches to be mitigated for. The landscape drawing 1-1.0 shows
required landscape calculations. These ca I cu lations for all required landscape buffers,parking Iots, pathways and open space show an extra
forty-one(41)2"calipertrees to be planted. An additional twenty-seven(27)2"caliper trees will be planted in residential yards above what
is required. This totals 68 additional trees being planted cn the project in excess of the minimum requirements. The proposed 68 trees
equate to 136 caliper inches which equaIsthe 136 caliper inches required to be mitigated.
We are saving an additional 321 caliper inches of existingtrees. These are not counted toward any required landscape requirements,they
are simply for the City's information of how many trees are in fact being saved. I hope that this message answers the City's questions
regarding satisfying the tree preservation/mitigation requirements as conditioned in the preliminary plat approval. Please let me know if
you have any questions or need additional information.
SOUTH
.ate BBGK&
1k a_GBBONS,PLA,ASLA
... . ..........E=tESDISP,ID-83795
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gihgWbFW ]Neirwmss.sbb90.C!0nV
Page 7
Meridian City Council Meeting Agenda June 16,2020— Page 108 of 223
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-2019-0120; Development Agreement Instrument Number 2020-029370).
2. The applicant shall obtain the City Engineer's signature on the subject final plat within two years
of the City Council's approval of the preliminary 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.
4. The final plat prepared by Land Solutions stamped by Clinton W. Hansen, dated: 4/6/2020,
included in Section V.B shall be revised as follows:
a. Include the recorded instrument number of the existing City of Meridian water and sewer
easement on the face of the plat.
b. Note#8: Include the recorded instrument number of the Development Agreement(#2020-
029370).
c. Note#9: Include the recorded instrument number of the ACHD License Agreement.
d. Note#10: Include the recorded instrument number of the CC&R's.
e. Depict a 20-foot wide permanent dedicated buffer(measured from back of curb) for
landscaping on lots adjacent to W. Aviator Street in accord with UDC 11-313-7C.2.
Alternative Compliance was approved to UDC 11-3B-7C.2a to allow the street buffer along
Aviator to be located in a dedicated buffer on buildable lots rather than in a common lot.
f. Include a note stating that the Homeowner's Association will maintain the landscaping within
the 20-foot wide dedicated buffer along W. Aviator St.
g. Remove the existing 30' ingress/egress easement(Inst.No. 769777)depicted along the
southern boundary of the site (for access to Compass Public Charter School from Black Cat
Rd.) from the face of the plat as it has been released(Inst. #2019-089789).
A copy of the revised plat shall be submitted with the final plat for City Engineer signature.
5. The landscape plan prepared by South,Beck&Baird, dated 04/20/2020,included in Section V.C,
is approved as submitted.
6. 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.
7. All fencing shall comply with the standards of UDC 11-3A-7C.
8. The existing structures on the site shall be removed prior to signature on the final plat by the City
Engineer.
9. Private streets are required to comply with the design and construction standards listed in UDC
11-317-4. All drive aisles shall be posted as fire lanes with no parking allowed; if curbs exist
next to the drive aisle(s),they shall be painted red.
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.
Meridian City Council Meeting Agenda June 16,2020— Page 109 of 223
B. Public Works
Site Specific Conditions:
1. A street light plan will need to be included in the Subdivision construction plan set.. Street light
plan requirements are listed in section 6-7 of the City's Design Standards. Type 1 streetlights
are required on N. Black Cat Road and streetlights are required on all other public roads.
2. The proposed dead-end water mainline in W. Santa Fe Lane must end in a hydrant,not a blow-
off as shown on the construction plans.
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.
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.
Page 9
Meridian City Council Meeting Agenda June 16,2020— Page 110 of 223
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 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-
Meridian City Council Meeting Agenda June 16,2020— Page 111 of 223
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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Meridian City Council Meeting Agenda June 16,2020— Page 112 of 223
EXHIBIT B
From: kent brown
To: Sonya Allen
Cc: Adrienne Weatherly;Charlene Wav;Chris Johnson
Subject: Re: Hensley Station No. 1-FP H-2020-0050 Staff Report for Council on 6/9
Date: Monday,June 8,2020 10:09:54 AM
Attachments: image006.ong
image006.pnng
External Sender - Please use caution with links or attachments.
After reviewing the conditions of approval my clients are in agreement. Please place us on
the consent agenda
Kent Brown
On Fri, Jun 5, 2020, 11:00 AM Sonya Allen<sallennmeridiancity.org>wrote:
Attached is the staff report for the proposed final plat for Hensley Station#1. This item is
scheduled to be on the City Council consent agenda on June 9th. 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.
Kent—If you are not in agreement with the provisions in the staff report, submit a written
response to the staff report to the City Clerk's office (cityclerk c&meridiancity.org) and me
by 3:00 pm the Thursday prior to the meeting and the item will be placed on the regular
agenda. If received after that time, the application will be placed on the regular agenda on
the next available Council meeting.
Thanks,
Sonya Allen I Associate Planner
City of Meridian I Community Development Dept.
33 E. Broadway Ave., Ste. 102, Meridian, Idaho 83642
Phone: 208-884-5533 Fax: 208-489-0578
B❑ua'lt.fo�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,
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Meridian City Council Meeting Agenda June 16,2020— Page 113 of 223