Allmon Subdivsion (H-2020-0071) Order BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: JULY 28, 2020
ORDER APPROVAL DATE: AUGUST 11, 2020
IN THE MATTER OF THE )
REQUEST FOR FINAL PLAT )
CONSISTING OF 33 BUILDING ) CASE NO. H-2020-0071
LOTS AND 4 COMMON LOTS ON )
9.91 ACRES OF LAND IN THE R-8 ) ORDER OF CONDITIONAL
ZONING DISTRICT FOR ALLMON ) APPROVAL OF FINAL PLAT
SUBDIVISION. )
BY: TODD CAMPBELL )
CONSTRUCTION, INC. )
APPLICANT )
This matter coming before the City Council on July 28, 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 ALLMON SUBDIVISION, BEING 5875
AND 5885 NORTH LOCUST GROVE ROAD, SITUATE IN THE
SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION
30, TOWNSHIP 4 NORTH, RANGE 1 EAST, BOISE MERIDIAN, CITY OF
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR ALLMON SUBDIVISION—FP H-2020-0071
MERIDIAN, ADA COUNTY, IDAHO, 2020, HANDWRITTEN DATE:
1/3/2020,by JOSEPH D. CANNING, 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 July 28, 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 Dean Waite, Todd Campbell
Construction, Inc., 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
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR ALLMON SUBDIVISION—FP H-2020-0071
issue. A request for a regulatory takings analysis will toll the time period within which a Petition
for Judicial Review may be filed.
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 1 lth day of
August , 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: 8-11-2020
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR ALLMON SUBDIVISION-FP H-2020-0071
EXHIBIT A
STAFF REPORT E � 1 ��,
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 7/28/2020 Legend
DATE: ff
Project Lacfl-fior
TO: Mayor&City Council
FROM: Sonya Allen,Associate Planner
208-884-5533
SUBJECT: H-2020-0071 EH
Allmon Subdivision
LOCATION: 5885 & 5875 N. Locust Grove Rd.
(Parcel#S0530142200 &#S0530142050; ZZ
NE 1/4 of Section 30,TAN.,R.IE.) � a
00
I. PROJECT DESCRIPTION
Final plat consisting of 33 buildable lots and 4 common lots on 9.91 acres of land in the R-8 zoning
district.
II. APPLICANT INFORMATION
A. Applicant:
Dean Waite,Todd Campbell Construction, Inc. —PO Box 140298,Boise, ID 83714
B. Owner:
TBC Land Holding—PO Box 140298,Boise,ID 83714
C. Representative:
Same as Applicant
III. STAFF ANALYSIS
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat(H-2019-0135)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
Page 1
Item#3.
buildable lots and common open space is the same; therefore, Staff deems the proposed final plat to
be in substantial compliance with the approved preliminary plat as required.
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: 4/30/2020)
E
M IJ
di
tITP
— _ —
Pop
OF
,— i7J'Al.-_
14,11111
Ar
K = : I
-sue -=•r= - .. �'r— —"i ..� Y_ ..j - - �
Item#3.
B. Final Plat(dated: 6/30/20)
Al"on Subdivision
MWT
� � 3
R
r�
} i rD � +T
{� n
MAW ROOL
T
9 A A Lr.-!3 rsl lR[.
` Allmon Subdivision
t ...,may z.
kT & .,.... �_,..,..,_,
FQ-
� {
112) l�
As ME
'--�' ■#J5 lrPln■�rs�Inc-
rw_ti..r.yw rw_
Page 3
Item#3.
C. Landscape Plan(dated: 07/20/2020) & Site Amenity Details
id
c m
-- �� III • � i � I � I � � I } tl
I
- raw....
W�....- .- r -
I � I
L_________________________-___�--__-__________________IRV t{,:
���rrrx +er.L.-r '
r➢YYLJ
1
II �� II
;--s
c:I-
F, I '�
_______________
I�
L�
r
IyCs3G ILIL'i � "�
FCG RXdI"CS Rif — "'
I IL.pyi tft ar ml-IKI _
7P6-.JP
' 2
Item#3.
LM
r 1 1 J ❑
CE to
I
I '
T.jr
t• r s IH i J 4
I •:.4::4:.::4
L_______________________________1______ ___J
_________________
W5
e
_ TI{E.4747A1Y.Fi I.�IFa F I
r7
i.'m[
• �w�•�b.�e CLu ms n¢[ixy wcwvpa npm FLAW
a r w+- � J
I.�GI'a Gk.Y-+.na'Or+e.e , 2
2
xxxx
I. .'f1 �LI. ,1 ' =11
J..
I I r 11 ,,.f' 1 I J
I i LU
-- p
k�yo.)pt�.�sop,y ll'14 t•II�,��.nw -______________________ __ -
SETS CKMXJF%G TABLE LAND USE CANCULAnON9
CySR{G 7RCC+W FKC-MArpH PLM
4
Page 5
Item#3.
r---------------------------------------------------------------�..
CL
15 mix
I
I I I I I
,
-- -I
I T nw T
17
I
I
L-_ _____ _ _-----_--_-_-_-----__-----_-------------------_--_--__-_I
r---------------------------------------------------------7
w
I =-nsr r rcrcT. •:•.w,u
�
yowm:sv lu rvcfii�
FH Eh
LA
I — -
-
p f 6 4 3 I � E,ilk-
_
d
W T
I Ear11anStren 9 � '
r
I—
I y 1
I I I
I I 'I � '
I i -
I
I 1
F appw4 rRw 1
ra 5 M
I'CR3147W S
I +rb'rc-�r-_u ire �
1 -
I--------------------------------------------------------
Item#3.
r------------------------------------------------------------
r•'.ilk+rr�'f
hewiii-:,xrll ptC t� I
yv mu f'ICr'. '_— -- — -- —
I
1 •' I I �Ih � — Q 176
11 �
20. L
1.''. .'.-. .'. .'. I J
`. . . I
! OIL
4f1
_ I n : I aZ
L1 12 13 Id
j . III r l-
i---------,....P}.".'------------------ — ------------------------•- ----
�. % A
OL
Fju&9w6 "MR.—
f��`r�F!h�r�ltr: l���m¢n.xanruc:•+xrr.�l-rt. �811i'�a-ryR'Inr°otr-"`— � -
Page 7
Item#3.
Playground Tidewater Club
--,M Equipment $12r512.aa
r
-1 Weeets National Standardsfor: r ASTM F1487-17 r CPSC Guidelines#325
Product Description Product Specifications
Look what the tide swept In...an afternoon of fun!With our 7ldewater Club
structure,chl Wen will wade Into a world adventure.Composed of two different Price:$12,512.'
eleMalxd platforms connected bya setotstacs,th.sactivltypacked play structure Model Number'PKP007P
feati,res clltnhers,ladders,two slides,and creative accessories.Children will have
a blast zipping down our unique,enclosed Tube Stlde or racing one another down Age Range:5-12 years
the Double Sfide.Klds can access the 36�inch platform via Vertical and Overhead Child Capacity-.2$-32
!.adders or trice the stairs for more ImmediateC Ca
access.Once they've cJlmbed up P ty=
the stairs,Children will find the slide deck,which Is also accessible vla Pad Fall Height:$4"
dlroher.Then,on tine ground Iewel,a Store Panel,Bongos,and a Shlp's Wheel all
facllltate dramatic and cmabve play,bringing children together,and rnaking the Past Diameter:3.5 inch
tidewater Club play structure ADA compliant.A cIwIr Pyramid Roaf covers one of Product Type:Ouiek Ship
the platforms,providing rellef from the weather on sunny days-Compact and full
of physical development challenges and educatlonal accessories,the Tldewater Safety Zone:32'W x 30'5"
dub proves again and again that rt is no a..
s
r ADA Compliant 6.
Elevated 5 components
Cround Level 4 components
•vow
NVB Playgrounds,lnC.DBA PiaygroundLquipment.com 800.667.0097 PLAYGROUNUEQUIPMENT.COM
Item#3.
D. Common Driveway Exhibit
LLlN SUBDIVISION
LOTS 12-14, BLOCK 1 o as
COMMON DRIVEWAY
CONFIGURATION SCALE ,-INCH=3C�FEET
NQRTH
ALE: 1-1NQH = 34-FEET
1V ti IP.7 34'ti }rJ.L54} .U47'
IBLOCK
1
l �
s» _—WE 0I k
til �
I + - cl- I 1
5 fJBg'4 E. '?1LV
93's --- f
wCD
LD
I _µ L
1 'Y r'2� 20'
C.
pm
R0.50' ft
h
�'
R•�
} 11 s; t4 rwSir
.5`
Page 9
Item#3.
VI. CITY/AGENCY COMMENTS & CONDITIONS
A. Planning Division
Site Specific Conditions:
1. Applicant shall meet all terms of the approved annexation(Development Agreement-Inst.
#2020-070271) and preliminary plat(H-2019-0135)applications approved for this site.
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(by May 12,2022); 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 B &A Engineers,Inc., stamped by Joseph D. Canning, dated:
6/30/2020,included in Section V.B shall be revised as follows:
a. Note#11: "Lots shall not be reduced in size without prior approval from the health authority
and the City of Meridian."
b. Note#15: "Lots 1,N16 and 3421,Block 1, and Lots 1 and 612,Block 2 are common lots . .
c. Note#16: The lot numbers noted as servient to and containing the ACHD storm water
drainage system are incorrect;revise accordingly and graphically depict easements on the
face of the plat.
d. Note#17: "Direct lot or-access to North Locust Grove Road is prohibited unless specifically
approved by ACHD and the City of Meridian."
e. Widen Lot 12,Block 2 to a minimum of 25 feet to allow for a 5-foot wide landscaped buffer
on the east side of the lot between the common driveway and the fence in accord with UDC
11-6C-3D.5.
A copy of the revised plat shall be submitted for City Engineer signature.
5. The landscape plan prepared by Idaho Precision Landscape., dated 07/20/2020,included in
Section V.C, shall be revised as follows:
a. Depict a 5-foot wide landscaped buffer on the east side of the common driveway to separate
the paved surface of the driveway from the fence in accord with UDC 11-6C-3D.5.
b. Include the grass symbol in all landscape areas or vegetative groundcover as set forth in UDC
11-313-5N(i.e. parkways along internal local streets, along Locust Grove Rd., etc.).
c. If the unimproved street right of way is ten feet(10')or greater from the edge of pavement
(along Locust Grove Rd.)to edge of sidewalk or property line,the developer shall maintain a
ten foot(10') compacted shoulder meeting the construction standards of the transportation
authority and landscape the remainder with lawn or other vegetative ground cover as set forth
in UDC 11-3B-7C.5.a.Landscape improvements within the right-of-way require a license
agreement between the property owner and the transportation authority.
d. Depict trees along the pathways(micro-path and multi-use pathway) in Lot 16,Block 1 per
the standards listed in UDC 11-3B-12C; and include the linear feet of the pathways and the
required and proposed number of trees in the Landscape Calculations Table.
Item#3.
e. Depict the eastern property boundary of the subdivision,the future curb location along N.
Locust Grove Rd., and a landscape strip between the curb and detached 10-foot wide
pathway/sidewalk.
6. A perpetual ingress/egress easement is required to be filed with the Ada County Recorder for the
common driveway,which shall include a requirement for maintenance of a paved surface capable
of supporting fire vehicles and equipment. A copy of the recorded easement should be submitted
to the Planning Division prior to signature on the final plat by the City Engineer; or shall be
depicted on the face of the plat.
7. Construction of the common driveway shall comply with the standards listed in UDC 11-6C-3D
and with the exhibit in Section V.D.
8. Provide address signage at the entrance to the common driveway at the public street for homes
accessed by the common driveway for emergency wayfinding purposes; and sign the common
driveway with a"No Parking—Fire Lane"sign as set forth in IFC D 103.6 Signs.
9. 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.
10. All fencing shall comply with the standards in UDC 11-3A-7.
11. Future development shall be consistent with the minimum dimensional standards listed in UDC
Table 11-2A-6 for the R-8 zoning district.
12. Off-street parking shall be provided in accord with the standards listed in UDC Table 11-3C-6 for
single-family detached dwellings based on the number of bedrooms per unit.
13. Future development of Lots 11 and 13-15,Block 2 shall be consistent with the common driveway
exhibit in Section V.D.
14. Single-family homes on Lots 14 and 15,Block 2 shall be restricted to 25 feet in height.
15. 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 street light plan submitted with the construction plans appear to meet city requirements
based on a preliminary review.
2. Separation between storm drainage infiltration trench and sewer mainline needs to be 10',per
the scale on the drawings this requirement isn't met.
3. It is the City's desire to eliminate/minimize the number of sewer services going through storm
drainage infiltration trenches. Where possible,locate services outside of trenches.
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.
Page 11
Item#3.
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.
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
Item#3.
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 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.
4. 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.
Page 13
EXHIBIT B
From: Dean Waite <pm.tccinc@gmail.com>
Sent: Monday, July 20, 2020 12:47 PM
To: Sonya Allen
Cc: Adrienne Weatherly; Charlene Way; Chris Johnson; Bill Parsons
Subject: Re: Allmon Subdivision - FP H-2020-0071 Staff Report for City Council on July 28th
F.xteirin6l Seiindeur- Please use caution with links or attachments.
We are in agreement with this report.Thank you.
Best Regards,
Dean Waite
Todd Campbell Construction Inc
208-631-5052
On Mon,Jul 20,2020 at 11:45 AM Sonya Allen<salien@meridiancity.org>wrote:
Attached is the staff report for the proposed final plat for Allmon Subdivision.This item is scheduled to be on the City
Council consent agenda on July 28t".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.
Dean—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@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 1 Fax: 208-489-0578
Built forUBusiness, Designed for Living
o IIIOiilpiii� '
111