Pine 43 Subdivision No. 3 FP-2020-0015 Order Item#14.
BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: MARCH 16, 2021
ORDER APPROVAL DATE: APRIL 6, 2021
IN THE MATTER OF THE )
REQUEST FOR FINAL PLAT )
CONSISTING OF 112 BUILDING ) CASE NO. FP-2020-0015
LOTS AND 16 COMMON LOTS ON )
12.45 ACRES OF LAND IN THE R- ) ORDER OF CONDITIONAL
15 ZONING DISTRICT FOR PINE ) APPROVAL OF FINAL PLAT
43 SUBDIVISION NO. 3 )
BY: J-U-B ENGINEERS, INC. )
APPLICANT )
This matter coming before the City Council on [date] 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 PINE 43 SUBDIVISION NO. 3,
SITUATED IN THE NORTHWEST QUARTER OF SECTION 8, TOWNSHIP 3
NORTH, RANGE 1 EAST, BOISE MERIDIAN, CITY OF MERIDIAN, ADA
COUNTY, IDAHO, 2021, HANDWRITTEN DATE: MARCH 1, 2021, by
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR PINE 43 NO. 3 FP-2020-0015
Page 1 of 3
Page 229
Item#14.
ROBERT L. KAZARINOFF, PLS, SHEET 1 OF 7," 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 March 16, 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.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR PINE 43 NO. 3 FP-2020-0015
Page 2 of 3
Page 230
Item#14.
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 6th day of
April , 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: 4-6-2021
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR PINE 43 NO. 3 FP-2020-0015
Page 3 of 3
Page 231
Item#14.
EXHIBIT A
STAFF REPORTC�WE COMMUNITY DEVELOPMENTDEVELOPMENT DEPARTMENT f D A H 0
HEARING 3/16/2021 Legend R
DATE:
P•o"ect LocoSm
TO: Mayor&City Council �_i ��
RU
C2 C-C Mom FT-F
FROM: Sonya Allen,Associate Planner lR.
208-884-5533 $ C- R-A 0 �.
SUBJECT: FP-2020-0015 > ��n R:7 R I'L
Pine 43 No. 3 R� R T
3 R=
LOCATION: East of N. Locust Grove Rd. and south of r' �-
E. Fairview Ave., on the north side of the R-2 �-o -
Jackson Drain, in the NW 1/4 f of Section R
8,Township 3N.,Range 1 E. =L
�1 r--Ri��-,--ram
I. PROJECT DESCRIPTION
Final plat consisting of 112 buildable lots and 16 common lots on 12.45 acres of land in the R-15
zoning district for the third phase of Pine 43 Subdivision.
II. APPLICANT INFORMATION
A. Applicant:
Wendy Shrief,J-U-B Engineers,Inc. —250 S. Beechwood Ave., Ste. 201, Boise, ID 83709
B. Owner:
C&O Development,Inc.—250 S. Beechwood Ave., Ste. 120,Boise,ID 83709
C. Representative:
Wendy Shrief,J-U-B Engineers,Inc. —250 S. Beechwood Ave., Ste. 201, Boise, ID 83709
III. STAFF ANALYSIS
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat(H-2017-0058)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 11-613-3C.2,the number of buildable lots cannot increase and the amount of common
area cannot decrease.
Some changes have been made to the configuration of lots within this phase of development resulting
in six(6)more buildable lots than shown on the preliminary plat for this area and an increased
amount of common open space. The Phase 1 final plat contained the same number of buildable lots
and common area as depicted on the preliminary plat. The Phase 2 final plat contained six(6)fewer
Page 1
Page 232
Item#14.
lots and the same amount of common area as depicted on the preliminary plat. Overall,there is the
same number of buildable lots and the amount of common open space area has increased from that
approved with the preliminary plat between the first three phases; therefore,the proposed final plat is
in substantial compliance with the approved preliminary plat as required.
The number of lots for single-family detached homes decreased from 38 to 19 and the number of lots
for townhomes increased from 68 to 93. Staff is amenable to this change.
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: 8/28/2017)
PRELIMINARY PLAi FOR m]11Nu3Pv3>i�db '�
PINE 43 SUBDIVISION 1 .
SITUATED IN THE WEST HALF OF SECTION A, ------- -_ _ -t._1:,� •,.•�•u•N�,.�
TOVM5HIP3 NORTH RANGE 1 IWI EAST,BOISE MERID
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Page 233
Item#14.
B. Final Plat(dated: 3/1/21)
PLAT SHOWING PLAT BOOK PAGE
Pine 43 Subdivision No. 3
Situated In the Northwest Quarter of
Section 6,Township 3 North,Runge 1 East,Boise M idioo,
City of Meridian, Ada County, Idaho.
Bass Cop E. Fairview Ave. 2021
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Item#14.
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Page 5
Item#14.
C. Landscape Plan(dated: 10/27/2020)
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Page 237
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Page 238
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D. Emergency Access Exhibit(Approved by Fire Dept.)
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Page 239
Item#14.
VI. CITY/AGENCY COMMENTS & CONDITIONS
A. Planning Division
Site Specific Conditions:
1. Applicant shall meet all terms of the approved annexation(AZ-07-006),Development Agreement
(Inst. #108022893,amended Inst. #2018-000751),rezone and preliminary plat(H-2017-0058)
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 Engineer's signature on the previous phase final 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 J-U-B Engineers,Inc., stamped by Robert L.Kazarinoff, dated:
11/16/2020,included in Section V.B shall be revised as follows:
Notes:
a. Note#11: Include the recorded instrument number of the Development Agreement(#2018-
000751).
b. Note#12: Include the recorded instrument number of the ACHD License Agreement.
Easement Notes:
c. Note#4: Include the recorded instrument number of the gravity irrigation easement.
d. Note#5: Revise to read: "No Utility Easement shown or designated hereon shall preclude the
construction and maintenance of hard-surfaced driveways or other similar hard surface
flatwork,however permanent structures,trees,brush,or perennial shrubs or flowers within
the area described for this easement shall be prohibited."
Reference Documents(Sheet 5):
e. Include the recorded instrument number for the Easements.
Plat:
£ Depict lot numbers on Lots 1 and 2,Block 11;Lots 1,2,27 and 28,Block 10; and Lot 22,
Block 9.
g. Extend E. Drucker Street and E. Jewel Street to the west property boundary so the alley that
provides access to the lots in Block 16 complies with UDC 11-6C-3B.5e and is visible from a
public street; or otherwise reconfigure this area to comply with UDC standards.
h. An off-street parking area shall be provided for the alley accessed townhomes in Block 8 that
front on W. Webb Way similar to that proposed in Blocks 6 and 10 on the preliminary plat.
A copy of the revised plat shall be submitted for City Engineer signature.
5. The landscape plan prepared by Rodney Evans+Partners, dated 10/27/2020,included in Section
V.C, shall be revised as follows:
a. Depict landscaping on Lot 15, Block 10 in accord with the standards listed in UDC 11-3G-
3E.
Page 9
Page 240
Item#14.
b. Extend E. Drucker Street and E. Jewel Street to the west property boundary so the alley that
provides access to the lots in Block 10 complies with UDC 11-6C-3B.5e and is visible from a
public street; or otherwise reconfigure this area to comply with UDC standards.
c. Depict attached sidewalks within Lot 1,Block 11 and Lot 28,Block 10 in accord with UDC
11-3A-17.
d. Depict an off-street parking area for the alley accessed townhomes in Block 8 that front on
W.Webb Way similar to that proposed in Blocks 6 and 10 on the preliminary plat.
e. Depict wrought iron fencing along the Jackson Drain to protect public safety unless the
applicant can demonstrate to City Council's satisfaction that public safety can be preserved
without the addition of a fence.
f. Depict pedestrian lighting along the multi-use pathway within the common area adjacent to
the Jackson Drain(i.e. Lot 22,Block 3); submit a detail for the lighting fixtures.
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. A public pedestrian easement is required to be submitted to the Planning Division for the multi-
use pathway on this site. The easement shall be submitted prior to City Engineer signature on the
final plat for this phase.
8. Because the rear and/or sides of 2-story homes constructed on lots that abut the N.Webb Way
will be highly visible,these elevations 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 form the adjacent public street. Single-
story structures are exempt from this requirement.
9. All fencing shall comply with the standards of UDC 11-3A-7C.
10. A Certificate of Zoning Compliance and Design Review application is required to be submitted to
the Planning Division for approval prior to submittal of building permits applications for all
structures on the site except for single-family detached homes. All structures except for single-
family detached homes shall comply with the standards listed in the Architectural Standards
Manual.
11. 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. Streetlight plan is required to be on a stand-alone drawing pursuant to section 6 of the design
standards. Signage and other items shall be on a different plan sheet. Spacing appears to meet
requirements based on a preliminary review.
2. The City wants to eliminate or greatly reduce the number of services crossing infiltration
trenches. Applicant needs to look for alternative locations of infiltration trenches to
eliminate/reduce number of crossings.
3. SSMH D5 and SSMH D1 rim elevation is above finished grade.
4. Minimum angle of pipe going into/out of manhole is 90 degrees. SSMH C 1 does not meet this
and needs to be adjusted.
Page 241
Item#14.
5. Stub water main in Wilson to the west for future connection
6. Provide a water easement to the west in Drucker for possible future water connection to the
west parcel
General Conditions:
7. 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.
8. 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.
9. 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.
10. 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 I I-3B-14A.
11. 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.
12. 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.
13. 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.
14. 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.
15. 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.
16. 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.
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17. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
18. Developer shall coordinate mailbox locations with the Meridian Post Office.
19. All grading of the site shall be performed in conformance with MCC 11-1-4B.
20. 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.
21. 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.
22. 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.
23. 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.
24. 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.
25. 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.
26. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
27. 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.
28. 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.
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29. 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.
30. 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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