Edington Commons No. 1 (FP-2020-0005) Order Item#12.
BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: NOVEMBER 4, 2020
ORDER APPROVAL DATE: NOVEMBER 17, 2020
IN THE MATTER OF THE )
REQUEST FOR FINAL PLAT )
CONSISTING OF 45 BUILDING ) CASE NO. H-2020-0005
LOTS AND 9 COMMON LOTS ON )
7.73 ACRES OF LAND IN THE R-15 ) ORDER OF CONDITIONAL
ZONING DISTRICT FOR ) APPROVAL OF FINAL PLAT
EDINGTON COMMONS NO. 1 )
BY: CONGER GROUP )
APPLICANT )
This matter coming before the City Council on November 4, 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 EDINGTON COMMONS SUBDIVISION,
LOCATED IN A PORTION OF LAND LOCATED IN THE SW 1/4 OF
SECTION 36, TAN., R.1W., B.M., CITY OF MERIDIAN, ADA COUNTY,
IDAHO, 2020, HANDWRITTEN DATE: 10/27/2020, by KEVIN M. BORAH,
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR EDINGTON COMMONS SUBDIVISION—FP-2020-0005
Page 1 of 3
Page 168
Item#12.
PLS, SHEET 1 OF 3," 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 4, 2020, a true and correct copy of which is attached
hereto marked"Exhibit A" 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.
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
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR EDINGTON COMMONS SUBDIVISION—FP-2020-0005
Page 2 of 3
Page 169
Item#12.
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 17th day of
November , 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: 11-17-2020
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR EDINGTON COMMONS SUBDIVISION—FP-2020-0005
Page 3 of 3
Page 170
Item#12. EXHIBIT A
STAFF REPORTC�WE
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 11/4/2020 Legend
DATE:
Project Lacfl-fior
TO: Mayor&City Council
FROM: Sonya Allen,Associate Planner
208-884-5533
SUBJECT: FP-2020-0005
Edington Commons No. 1
LOCATION: East side of N. Linder Rd.,north of W.
Ustick Rd., in the SW 1/4 of Section 36,
Township 4N.,Range 1 W.
I. PROJECT DESCRIPTION
Final plat consisting of 45 buildable lots and 9 common lots on 7.73 acres of land in the R-15 zoning
district.
II. APPLICANT INFORMATION
A. Applicant:
Laren Bailey, Conger Group—4824 W. Fairview Ave.,Boise ID 83706
B. Owner:
C4 Land,LLC—4824 W. Fairview Ave.,Boise,ID 83706
C. Representative:
Same as Applicant
III. STAFF ANALYSIS
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat(H-2019-0109)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 has decreased by one (1) and the amount of common open space area is essentially the
Page 1
Page 171
Item#12.
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.
Page 172
V. EXHIBITS
A. Preliminary Plat(dated: 1/8/2020)
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B. Final Plat(dated: 10/27/20)
EDINGTON COMMONS SURDIVISION
A POR77CIN OF LAND LOCATED IN THE SWW4 SWI14 OF=OtJ 36,
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PROJECT AMENMES
AS the creveloper we have-researched and intm6med past homecrwirters as wel I as followed the thy ox-dmances to
plan the mo-st PF13dLlCfiW amenbas for this nathborhood- As t-VVkaJ of our de%6eJo pments.the amenifies paikage
exceeds the requirement 431F Meridian City DL-velupni-ent Oade,wNch requires that t-M application have one
ame rhitv for projects-up to 2 0 acres-we are proposing four additiona.1 ameni;ties for a rcA31 of f_rwe End Liding a
neighborhood pa A Mth a play structure,clirn bing rocks,dirn bing dome,siving set and seating areas.Please refer
W the renderings and a-dEtailed list of 3 menities below-
Proposed AMe r4ities
Large Half-Arre PaA-The half-acre-park will io ntaiia the followiN recreatio n facilities:
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elim bi ng Durne.
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sitting mriches
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Page I I
E. Emergency Fire Access Plan
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VI. CITY/AGENCY COMMENTS & CONDITIONS
A. Planning Division
Site Specific Conditions:
I. Applicant shall meet all terms of the approved annexation(Development Agreement-Inst.
#2020-044056) and preliminary plat(H-2019-0109)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 March 10,2022);or apply for a time
extension, in accord with UDC I I-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, stamped by Kevin M. Borah, dated:
10/27/2020,included in Section V.B shall be revised as follows:
a. Note#7: Include the recorded instrument number of the ACHD license agreement.
b. Note#8: Include the recorded instrument number for irrigation water from Meridian Project.
c. Note#10: Include the correct recorded instrument for the Development Agreement(#2020-
Q44056).
d. Note#14: Include the recorded date and instrument number of the ACHD storm water
drainage easement and graphically depict the locations of the easement on the plat.
e. Note#15: Include the recorded instrument number of the ACHD sidewalk easement.
f. Legend: Include the recorded instrument number of the Coleman Lateral easement.
g. Legend: Include the recorded instrument number of the ACHD slope easement.
h. A minimum 15-foot wide common lot shall be provided between Lots 17 and 18,Block 1 for
a micropath in accord with preliminary plat condition#2b; or,the area may be included in
Lot 18,Block 1.Note:A minimum 5-foot wide landscape strip is required on each side of the
pathway in accord with the standards listed in UDC 11-3B-12C.
i. Surveyor's Narrative: Delete portions of note pertaining to a gap from the monuments
between the Fuller Ranchette's and Dunwoody Subdivision as it's not applicable.
A copy of the revisedplat shall be submittedfor City Engineer signature.
5. The landscape plan prepared by Jensen Belts Assoc., dated 08/14/2020, included in Section V.C,
shall be revised as follows:
a. A minimum 15-foot wide common lot shall be provided between Lots 17 and 18,Block 1 for
a micropath and landscaping in accord with preliminary plat condition#2b; or,the area may
be included in Lot 18,Block 1.A minimum 5-foot wide landscape strip is required on each
side of the pathway landscaped per the standards listed in UDC 11-313-1 2C which requires a
mix of trees, shrubs and/or other vegetative groundcover.
b. Depict the 40-foot wide irrigation easement for the Coleman Lateral consistent with the plat;
the 10-foot wide multi-use pathway with 5-foot wide landscape strips on each side of the
pathway shall be located outside of the Irrigation District's easement. Depict landscaping
along the pathway in accord with the standards listed in UDC I I-3B-I 2C,which requires a
mix of trees, shrubs and/or other vegetative groundcover.
Page 13
c. Include the linear feet of parkways and required&provided trees in the calculations table on
Sheet L3 of the landscape plan that demonstrate compliance with the standards listed in UDC
11-313-7C.
d. Include the linear feet of pathways and required&provided number of trees in the
calculations table on Sheet L3 that demonstrate compliance with the standards listed in UDC
11-313-12C.
e. Depict mitigation trees and calculations on the plan in accord with the standards listed in
UDC 11-3B-1 OC.5. Coordinate with Matt Perkins, the City Arborist, to determine mitigation
requirements prior to removal of any treesfrom the site.
f. If the unimproved right-of-way of N. Linder Rd. is 10 feet or greater from the edge of
pavement to edge of sidewalk or property line,the Developer is required to maintain a 10 foot
compacted shoulder meeting the construction standards of ACHD and landscape the
remainder with lawn or other vegetative ground cover as set forth in UDC I I-313-7C.5. A
license agreement for improvements within the right-of-way is required between the property
owner and ACHD.
g. The Coleman Lateral shall be piped as proposed by the Applicant with the preliminary plat;
remove the depiction of the open waterway from the plan per preliminary plat condition#3e.
6. Construction of the common driveways on Lots 6 and 18,Block 1 and Lot 7,Block 2 shall
comply with the standards listed in UDC I I-6C-3 D. The lots accessed via the common driveways
shall have setbacks consistent with that shown on the exhibits in Section V.D.
7. All single-family attached structures shall comply with the design standards listed in the
Architectural Standards Manual. An application for Design Review shall be submitted and
approved for all attached dwellings prior to submittal of building pen-nit applications.
8. All homes along the west perimeter boundary of the development adjacent to N. Linder Rd. (i.e.
Lots 3-5,Block 1 and Lots 6 and 8-15,Block 2) and on Lots 19-24,Block I shall be restricted to
a single-story in height per the Development Agreement.
9. Provide address sipage at the entrance to the common driveways on Lots 6 and 18,Block I and
Lot 7,Block 2 at the public street for homes accessed by the common driveways for emergency
wayfinding purposes; and sip the common driveway with"No Parking—Fire Lane" sips as set
forth in IFC D103.6 Signs.
10. A perpetual ingress/egress easement is required to be filed with the Ada County Recorder for all
common driveways,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 a note stating such may be included on the plat.
11. 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.
12. All fencing shall comply with the standards of UDC I I-3A-7C.
13. Emergency access shall be provided in accord with the emergency fire access plan shown in
Section V.E.
14. A 14-foot wide public pedestrian easement shall be submitted to the Planning Division as
required by the Park's Department prior to signature on the final plat(s)by the City Engineer for
the multi-use pathway along the Coleman Lateral.
15. Parking is restricted to only the south side of the 27-foot wide street section(i.e. W. Windswept
Dr.); signage shall be installed prohibiting parking on the north side of the street to ensure
emergency access can be provided.
16. No building permits shall be issued for residential homes within the development prior to January
1,2021.
17. All single-family attached structures shall comply with the design standards listed in the
Architectural Standards Manual. An application for Design Review shall be submitted and
approved for all attached dwellings prior to submittal of building permit applications.
18. 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:
I. Type I Streetlights, 3 5'in height with a 12'mast arm are required every 200'on N. Linder Road.
There is streetlighting conduit along the frontage on Linder. If there are conflicts with overhead
power 3 0'davit poles may be utilized. Applicant shall provide a revised street lighting plan to
include the Linder Road frontage per Public Works General Condition#25.
2. The angles between the in and out piping at Sanitary Sewer MH A-1 needs to be 90 degrees
minimum.
3. The Clean-Out for lot 19 needs to be located outside of ROW.
4. From the preliminary geotechnical investigation of groundwater elevation provided in the
Preliminary Plat application,it appears that shallow groundwater may be a factor with the
development of this subdivision. Additional monitoring and analysis shall be required to ensure
that homes constructed within this development do not encounter groundwater within their crawl
spaces. The geotechnical investigation also indicates some very specific construction
considerations due to some existing fat clay soils and organic materials encountered on the site.
The applicant shall be responsible for the strict adherence of these recommendations to help
ensure that structural footings bear on competent,undisturbed,native silty clay with sand soils, or
structural fill, and that groundwater does not become a problem within crawlspaces of homes.
General Conditions:
5. 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.
6. 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.
7. 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.
Page 15
8. 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.
9. 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.
10. 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.
11. 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.
12. 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 11-5 C-3 C.
13. 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.
14. 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.
15. Applicant shall be responsible for application and compliance with any Section 404 Permitting that
may be required by the Army Corps of Engineers.
16. Developer shall coordinate mailbox locations with the Meridian Post Office.
17. All grading of the site shall be performed in conformance with MCC I I-1-4B.
18. 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.
19. 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.
20. 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.
2 1. 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.
22. 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.
23. 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
I I" 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.
24. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environtnental Protection Agency.
25. 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.
26. 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.
27. 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.
28. 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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