Stapleton Subdivision No.2 FP-2020-0014 Order Item#8.
BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: JANUARY 26,2021
ORDER APPROVAL DATE: FEBRUARY 9, 2021
IN THE MATTER OF THE )
REQUEST FOR FINAL PLAT )
CONSISTING OF 63 BUILDING ) CASE NO. FP-2020-0014
LOTS AND 8 COMMON LOTS ON )
10.6 ACRES OF LAND IN THE R-15 ) ORDER OF CONDITIONAL
ZONING DISTRICT FOR ) APPROVAL OF FINAL PLAT
STAPLETON SUBDIVISION NO. 2 )
BY: C4 LAND, LLC )
APPLICANT )
This matter coming before the City Council on January 26, 2021 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 STAPLETON SUBDIVISION NO. 2,
LOCATED IN THE E '/2 OF THE SE 1/4 OF SECTION 25, T.3N., R.1W., B.M.,
CITY OF MERIDIAN, ADA COUNTY, IDAHO, 2021, HANDWRITTEN
DATE: 1/5/2021,by KEVIN M. BORAH, PLS, SHEET 1 OF 6," is conditionally
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR STAPLETON SUBDIVISION NO. 2—FP-2020-0014
Page I of 3
Page 139
Item#8.
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 26, 2021, 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 STAPLETON SUBDIVISION NO. 2—FP-2020-0014
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Page 140
Item#8.
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 9th day of
February , 2021.
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: 2-9-2021
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR STAPLETON SUBDIVISION NO. 2—FP-2020-0014
Page 3 of 3
Page 141
Item#8.
EXHIBIT A
STAFF REPORTC�WE COMMUNITY DEVELOPMENTDEVELOPMENT DEPARTMENT t D A H 0
HEARING 1/26/2021 0
DATE: Legend RUT R-15
Project Location
TO: Mayor&City Council R"g
R-4 RUT R-"
U
FROM: Sonya Allen,Associate Planner
208-884-5533
SUBJECT: FP-2020-0014
Stapleton No. 2 R-8
LOCATION: Southwest corner of W. Harris St. and S.
Meridian Rd./SH-69.,in the SE '/4 of RUT
Section 25,Township 3N.,Range 1 W.
R-4 I-L
RU1T R-4
I. PROJECT DESCRIPTION
Final Plat consisting of 63 buildable lots and 8 common lots on 10.6 acres of land in the R-15 zoning
district.
II. APPLICANT INFORMATION
A. Applicant:
C4 Land,LLC—4824 W.Fairview Ave.,Boise, ID 83706
B. Owner:
Same as Applicant
C. Representative:
Laren Bailey,DevCo 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. Because the same number of
buildable lots and amount of common area is proposed as shown on the approved preliminary plat,
Staff deems the final plat in substantial compliance with the approved preliminary plat as required.
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Item#8.
IV. DECISION
Staff:
Staff recommends approval of the proposed final plat with the conditions noted in Section VI of
this report.
V. EXHIBITS
A. Preliminary Plat(date: 1/29/2019)
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Item#8.
B. Final Plat(date: 1/5/2021)
STAPLETON SUBDIVISION NO. 2 B0OK—•pAr_F -
LOCATED IN THE E112 OF THE SE114 OF SECTION 25,
T.3 N.,R.I W.,9 M.,CITY OF MERIDIAN,
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Item#8.
C. Landscape Plan(dated: 12/18/20)
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Item#8.
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Item#8.
D. Site Amenity Details
PROJECT AMENITIES
As the developer have researched and interviewed homeowners and followed the city ordinance to plan the most
productiveamenities for this area and thisdevelopment. The amenity package exceeds the III uirementofMeridian
Clity Development fiode,which requires that the application have two amenities,one of 10 required open space and a
second that meets the requ i rements of city cod e_We are proposing three additions[amen iti es for a total of fie
including a regional pathway extension and a neighborhood park including a play structure, climbing dome,swing set,
climbing rock boulders,half basketball oourt,and seating areas_
Proposed Amenities: +4-1WN
FENCE
Large Ha If-Acre Park-The h alf-acre park
,VilI contain the following recreation _ �#
6h5Krt76�L i 6r6 WHEELfacilities: COURT TRAZIS
Enclosed Fencing for Child Safety 3
49
Basketball court _
Play structures
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Climbing:Rocks and a Dome Structure
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Scenic viewing area wf bench seating -
Attractive landscaping and pedestrian 1 +^
pathways f3TRAJUU9r � `f
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Fully FenoEd
P*weIIIc2� aII cuMaEN
Double Protection Gate BOU4E75Rr
Seating Areas
o Pathway- A 10'regional pathway will be provided at the +J
southwest aornerofthe project area.This pathway wills •ILI
connectto proposed pathways in other previously
approved developments to the west_And will provide a
regional connertiontothe retaii and commercial -
components ofthe Mixed-use Development_ Along
Meridian Road nearly 1,200 linear feet of 10'Regional
Pathway will also be providedthefull length ofthe project --
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from Harris Street to the southern boundary of the project.
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Item#8.
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Item#8.
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Item#8.
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Page 12
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Item#8.
E. Common Driveway Exhibit
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ZERO SEaA.OK Sz60
LOT LINE ? 2OA4' FRONT I �SEiBACK �^-�I 63 24,04' CUMMON ZERO 5ET&ACK
12.04' REAR DRIVE LOT LINE
59 ! LOT 57 TAkES ACCESS
SETBACK I———————————l ` I FROM RADIANT RIDGE
-——————————— ti DR. DRIVEWAY LOCATED
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STAPLETON SUBDIVISION NO- 2
COMMON DRIVE EXHIBIT-LOTS 57-65 BLOCK 1
Page 13
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Item#8.
F. Emergency Access Exhibit
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evelopment is fimlted to _
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STAPLErON SUBDIVISION NO.1 dr 2
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Page 14
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Item#8.
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-2018-0129,Development Agreement#2019-110907).
2. The applicant shall obtain the City Engineer's signature on the subject final plat within
two years of the City Engineer's signature on the previous phase final plat; or apply for
a time extension,in accord with UDC 11-613-7.
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 Kevin M. Borah, Sawtooth Land Surveying, LLC, dated 1/5/2021,
included in Section VII.B shall be revised as follows:
Legend:
a. Include the recorded instrument number for the ACHD sidewalk easement.
b. Include the recorded instrument number for the ACHD storm drain easement.
Notes:
c. Note#5: Delete note;Homeowner's Associations are not governed by the City of
Meridian.
d. Note#6: ". . . Lot 19,Block 6, and Lot 1,Block 7 are reserved as common area. . ."
e. Note#7: Include recorded instrument number for ACHD license agreement.
f. Note#13: ". . . Lot 19,Block 6, are servient to and contain the ACHD storm water
drainage system. . ."
g. Note#14: Include recorded instrument number of ACHD sidewalk easement.
h. Note#15: "The bottom of structural footing shall be set a minimum of 12-inches above
the highest established normal ground water elevation."
Face of the plat:
i. Depict the north/south shared lot line between Lots 50 and 51,Block 1 (Sheet 1).
j. Include the Surveyor's Narrative(Sheet 3).
k. Include the recorded instrument number for the ACHD sidewalk easement(Sheet 4).
5. The landscape plan prepared by Jensen Belts Associates, dated 12/18/20, shall be revised as
follows:
a. Re-number the lots consistent with the final plat.
b. Include the total linear feet of parkways and the required number of trees in the Landscape
Calculations table per the standards listed in UDC 11-3B-7C.3.
6. Future homes constructed in this development shall substantially comply with the conceptual
elevations approved with H-2018-0129 included in the Development Agreement.
7. The building lots along the perimeter of the development adjacent to W. Harris St., except for
Lots 60 and 62, Block 1, shall be restricted to a single-story in height as proposed by the
Developer in accord with the Development Agreement.
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Item#8.
8. Prior to issuance of any Certificates of Occupancy within this phase of development,the
W.Harris St. roadway improvements,including curb,gutter and detached sidewalk and
street buffer landscaping along the full length of the project boundary along W. Harris
St. shall be constructed.
9. All single-family attached and multi-family 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 dwelling units prior to submittal of building permit
applications.
10. All development within the Northwest gas pipeline easement shall comply with the Williams
Gas Pipeline Developer's Handbook.
11. Address signage for emergency wayfinding purposes shall be provided at the public street for
homes accessed by the common driveway on Lot 61,Block 1.
12. 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 easements shall
be submitted to the Planning Division prior to signature on the final plat by the City
Engineer; or, a note including this information may be included on the plat.
13. 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 water main in W Harris Street that this development is connecting to is actually a 12-inch,
not a 10-inch.
2. Common Driveways with four or more lots need to have a private sewer line that will be the
responsibility of the HOA. A manhole in the common driveway located at the property
boundary is required with a lid that states"Private".
3. Provide at least 5'of separation between storm drain line and SSMH G-2.
4. Changes to Phase 1 of the development construction plans impact this phase. Drawings need
to be updated to show changes to Phase 2. The City has discussed this with the applicant. The
applicant is to continue to work with public works and provide the updated drawings.
5. There is no need to show the future lights on Meridian Road. Lights on Meridian Road will
require a future installation agreement and deposit pursuant to Section 6-4 B of the Meridian
Design Standards.
General Conditions:
6. 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.
7. 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
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Item#8.
development, coordinate main size and routing with Public Works.
8. 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.
9. 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.
10. 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.
11. 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.
12. 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.
13. 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.
14. 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.
15. 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.
16. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
17. Developer shall coordinate mailbox locations with the Meridian Post Office.
18. All grading of the site shall be performed in conformance with MCC 11-1-4B.
19. 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.
20. 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.
21. 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
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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.
22. 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.
23. 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.
24. 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.
25. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
26. 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.
27. 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.
28. 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.
29. 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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