Z - Signed Order Item#8.
BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: MAY 4, 2021
ORDER APPROVAL DATE: MAY 18, 2021
IN THE MATTER OF THE )
REQUEST FOR FINAL PLAT )
CONSISTING OF 45 BUILDING ) CASE NO. FP 2021-0014
LOTS AND 5 COMMON LOTS ON )
12.74 ACRES OF LAND IN THE R-4 ) ORDER OF CONDITIONAL
ZONING DISTRICT FOR ) APPROVAL OF FINAL PLAT
WHITECLIFFE ESTATES )
SUBDIVISION NO 3. )
BY: ENGINEERING SOLUTIONS, )
LLP )
APPLICANT )
This matter coming before the City Council on May 4, 2021 for final plat approval
pursuant to Unified Development Code (UDC) I 1-613-3 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 WHITECLIFFE ESTATES SUBDIVISION
NO 3, LOCATED IN THE NE '/4 OF THE NW '/4 OF SECTION 36,
TOWNSHIP 41I, RANGE 1 W, BOISE MERIDIAN, MERIDIAN, ADA
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR WHITECLIFFE ESTATES—FILE FP 2021-0014
Page 1 of 3
Page 136
Item#8.
COUNTY, IDAHO, 2021, HANDWRITTEN DATE: MARCH 4, 2021, by
CLINTON W. HANSEN, PLS, SHEET I OF 1," 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 May 4, 2021, a true and correct copy
of which is attached hereto marked"Exhibit A" and by this reference incorporated
herein, and the response letter from Shari Stiles, 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 WHITECLIFFE ESTATES—FILE FP 2021-0014
Page 2 of 3
Page 137
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 18th day of May 2021.
By:
Robert E. Simison 5-18-2021
Mayor, City of Meridian
Attest:
Chris Johnson 5-18-2021
City Clerk
Copy served upon the Applicant,Planning and Development Services Divisions of the Community
Development Department and City Attorney.
By: Dated: 5-18-2021
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR WHITECLIFFE ESTATES—FILE FP 2021-0014
Page 3 of 3
Page 138
EXHIBIT A
STAFF REPORT E IDIANn-=-
COMMUNITY DEVELOPMENT DEPARTMENT A H O
HEARING 5/4/2021 Legend
DATE: �`
TO: Mayor&City Council
FROM: Alan Tiefenbach,Associate Planner EWA
208-489-0573
Bruce Freckleton,Development
Services Manager
208-887-2211
SUBJECT: FP-2021-0014
Whitecliff Estates Final Plat No. 3
LOCATION: The site is located at 943 W. McMillan
Rd.,in the NE '/4 of the NW '/4 of Sections
36,Township 4N.,Range 1W
L PROJECT DESCRIPTION
Final Plat consisting of 45 building lots and 5 common lots on 12.74 acres of land in the R-4 zoning
district. This is the third phase of the Whitecliffe Estates Subdivision.
II. APPLICANT INFORMATION
A. Applicant/Owner
Todd Amyx, 943 W. McMillan Road— 13967 W. Wainwright Dr, Suite 102,Boise ID 83713
B. Representative:
Shari Stiles,Engineering Solutions,LLP— 1029 N. Rosario St, Suite 100,Meridian ID 83642
III. STAFF ANALYSIS
The preliminary plat for this development was approved by City Council on 9/18/2018. The
preliminary plat consisted of 128 building lots and 10 common lots. The final plat for the first phase
of 45 lots was approved by Council on 4/23/2019. The second phase for 36 lots was approved by
Council on July 21,2020. This phase consists of 45 building lots and 5 common lots.Amenities
included with this phase include a 24,160 square foot park which includes two pathways and a
shuffleball court. This park is larger than what was approved with the preliminary plat.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat in accord with the requirements listed in UDC 11-613-3C.2. Because the final plat depicts less
building lots,and an increase in qualified open space as what was approved with the preliminary plat,
Staff finds the proposed final plat is in substantial compliance with the approved preliminary plat as
required.
Page 1
Page 139
Item#8.
All development shall comply with the dimensional standards listed in UDC Table 11-2A-5 for the
R-4 zoning district and UDC Table 11-2A-6 for the R-4 zoning district.
IV. DECISION
Staff recommends approval of the proposed final plat within the conditions noted in Section VI of
this report.
V. EXHIBITS
A. Preliminary Plat(date: 5/23/2018)
x omr iIIBT 8H.
ha
RUT
P wlvro 12 y
uaa e
71E wPu�lr NM FM OF!xE as sUow.ors— p
ea1¢7 m P7wxulav�I�uuu!
���t wdUJN qp. Inwt!m effiwe Ir wer a&!!c�'owa w+w uaJF7�
- --- - - -- — - 4ra4
+ �1
Q
w
uz
34
11. `" #. 1 S ten• I ! 1m� 1 ;Iti 1M y I5 !�'
ilr p�isf 7 wrw i w
in 1
- + ]
111 17
,I in' S • wy � Qs� - �9.
IW
'I m4i. _ i • i.s- 10 II 1 l nq,. iauw �' = wr13 + irsss f
It I
34
F +r,+ ill • _ M" ++ Q�
M Yr61 -
.M+ _ .� II IZ 75 7• r 1i 76 ii 18 79 20
r r rI
�,� VWx _wr _ .� I �... 4...• ziMY• _ . bae. _ . i`rn. 4�. _« i '"` I �
yv NO
• L_ II
4' x Ti+IE iYQ4 IXi
Page 2
Page 140
B. Final Plat(date: 3/4/2021)
WOMME EST673 M14M W.P
SK I is,P&ZS mq-17MI
�OKT tF LBAP UWAL
BEGMING
.77—JUT
7 .74
SIT mm 1 0047 0
am Ir jr? 0970
Of 021r If
EIL(XK I?
uu$ PY19-45,'y J� Li
47.
mw!-e- W.MA ST.. L
v-
30 SCE WE ii
F!-
fie_ II illm'r 25. 6.
-17
I" W,79—1 19 NO 4f jjrJ I II
F,
29 t
4f
of
Nn Nf 1`0142
32
J 211
I 11 1
V.�e ___Ww
--JW45'55'.- ULM 6 33
near WON 4
0 MMIfE ESTATES SIN w PC 1
27
M15�f � 145,
:-j
7
20
BLOCK 13
WZ5 le
j
25.
M25 9
If 1 IBL K $24
86M
BV5
4- j-19F
37 EPL= 4
L... _I
a aad' Kati r
Z.
23
MV�f 15 1%
aaw ,r.__1fty4dZ'N
4% 44
-49 1 22 W
-Ilk LIS L12 if
TENB7'#655'Yf 1d500 1" alb 'l IE ME FEATHER M jo 1 v
MM4%'E 103
F. 42 ow o IHMXFn EMMS MIGUYISIM
Q 41
51 111k PAM 1795A-17W
-SEE DETAIL.
SHEFT 2
MAS if
j
z 9m 4ir
W.SYMY ST_ WTE T
IAMG UP Cf NODIAm i ! c
5mrrh sT5—Ur 17.LU . I
r
P&Th
C9
107R 4D
ImIT1dFFE EMTE&9.M%196r rift 2
BK—ph75—-—
Page 3
Item#8.
C. Color Preliminary Plat Landscape Plan(date: 7/8/2020)
t— k3s IV. McMLLM Rk *74A-,Ew. 710t, 63 L%XUECAPE lurt.v
{ ENTF YT InLki� YA'f 1e Y4 J-�J'ryrl�.l
TO TICS
k 5 O M/PS
221. lw. :
41 d 5 6 a I
I �kd
{ I
PM�3 rt,F,'
gHA3 �. rams FM rr(pP
14
3 8 14
39 19
Iw FLar�acu
12
E 1°
9�CL'Lr3L5
9 35
F
g w9510`a
g PKk9E 3 34
I
14 33 I 2v f
7S
7� 28 2p f
`4 1�
I� 7 —— I '.9 i9 7 !ei 22 g3 11
nx
Fh Y
r
la
3 5 7 B 4 IQ 7 2 3 3 fi a �—
S
I
m
WLLrah FAF 6hLDr4N PMWd
'AP.£JI5r1-.r.+J W.
h tw=1 1-,,Ir 1 hp t
Page 4
Page 142
Item#8.
D. Final Plat Landscape Plan North(date: 3/20/21)
li - - --- - - -- -c�L--— - -- - - -9 --- -- 6roR__--- - ——— --
I ----'¢------ ----
lid ��. iOLo'.tnti I
.r{JR F� F+HSE I.'hF7 I
I
° a'M rn1 IP 9 4 I AHTL FEWE E 5
L elrr Ly{rm�
MSA — — —'
W.TVA ST-
,..0
:..
. .. ill
�: I.IH.. .- •t
41 :s�k"•iY1'A F.. .... g' �� I S 8'FR rAm
r1HSEE 11 L i.
+4. I 1'r 4:xIT
�Ir Le:Trr�
k +a V•Nil f i 4,I1 I III I
F+WA f1TYl f { '. =I I IWI, I I 5
1 .4 }I
�. aiiz Lnllr.nli .
L�
F3 I �€
12 I LL
I
57
I I I I I I
BMIEiEH1 k7H -
c"bxr1=H l7H
xe Hrn�lrn
NIT 1 F 117 OIL•
aT 131n1:1 I I
I }
IUF.• 33
I I I 12
. II
MATCHLINE L1 13 I M
MATCHLINE L2
Page 5
Page 143
Item#8.
D.1 Final Plat Landscape Plan South(date: 3/20/21)
MMTCHLINE Li
j I j e Iiiil
QHL7
6
Jill I lii 111
--- I I F�� — I I' li I ii i t
I ' 1
1]RlrtlrtVTl Fi1RGL 1-�F1[59.EGIVHILH 1 11
11 11 1 11.
BLOCX{
25
� rtiu
rear JJ '.
I
3vR '
TD
rNi+[w�EP m 5p"' III s T« W.BLUE FEATHERLR
?
II -
I
*IL^4 T r i�-
-———y•J>I 'rT LI'��I- - �z: s•x*� ;:'"-fir' / 43 �
—Rim-------s.
BLOCK 5
lY.SMIIl4YS7
Y9® LFL
+!
— f
_ v
�5-IH `yam S��} 4RP-
ii
Page 6
Page 144
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-2018-0074,Development Agreement#2018-111711).
2. The applicant shall obtain the City Engineer's signature on the final plat within two(2)years of
the date of approval of the preliminary plat, OR within two(2)years of the date of City Engineer
signature on the previous final plat phase(January 17,2022)in accord with UDC I 1-613-7, in
order for the preliminary plat to remain valid or a time extension may be requested.
3. Prior to submittal for the City Engineer's signature,have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
4. The landscape plan prepared by Jensen Belts Associates, dated 3/20/2021, is approved as
submitted.
5. The final plat prepared by Clinton Hansen, Land Solutions, dated 3/04//21 shall be revised as
follows:
a. Add the instrument number to Note 12.
b. Add the book and page number, and storm drainage easement instrument number to the
call-outs near Lot 39 Block 5.
6. Staff s failure to cite specific ordinance provisions or conditions from the preliminary plat does not
relieve the Applicant of responsibility for compliance.
7. Prior to the issuance of any building permits,the property shall be subdivided in accordance with
the UDC.
8. Prior to signature on the final plat,the applicant shall submit a copy of the final street name
evaluation from Ada County.
9. Future development shall be consistent with the conceptual building elevations included in the
Development Agreement.
10. 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.
Page 7
Page 145
Item#8.
B. PUBLIC WORKS
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.
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 11-313-14A.
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
Page 8
Page 146
Item#8.
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 11-1-413.
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 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 wells that will not continue to be used must be properly abandoned according to Idaho Well
Construction Standards Rules administered by the Idaho Department of Water Resources. The
Developer's Engineer shall provide a statement addressing whether there are any existing wells in
the development, and if so, how they will continue to be used, or provide record of their
abandonment.
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
Page 9
Page 147
Item#8.
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.
24. 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 10
Page 148
Item#8.
From: Shari Stiles
To: Alan Tiefenbach
Cc: Bill Parsons;Becky McKay
Subject: RE:Whitecliffe 3
Date: Wednesday,April 7,2021 5:28:33 PM
External Sender-Please use caution with links or attachments.
Alan:
Shown below is the motion of the Meridian City Council for Whitecliffe Subdivision. The
requirement was clearly removed.
Palmer: I move we approve H-2018-0074, waving the
requirement to tile the canal, providing the waiver or
whatever it would be necessary to be able to make the
connection to McMillan. Removing the requirement to
construct the micropath discussed on the west side and not
requiring the fencing of the irrigation pond.
From: Alan Tiefenbach <atiefenbach@meridiancity.org>
Sent:Tuesday, April 6, 2021 4:18 PM
To: Shari Stiles<Sharis@engsol.org>
Cc: Bill Parsons <bparsons@meridiancity.org>; Becky McKay<Beckym@engsol.org>
Subject: RE: Whitecliffe 3
Sheri,
Attached are the approved findings. This is the record of what was approved.
The Council summary of discussion shows there was "no change to the staff/commission
recommendations" (Page 6).
The Commission recommendations include "Prior to Council hearing, the applicant shall coordinate
with the adjacent HOA to see if they are amenable to having a pathway connection to their common
lot." (Page 5).
This indicates to me that there was some discussion about this topic.
On pages 16 & 17, the plat and the landscape plan indicate a connection.This is shown on the
approved plans.These are what I must follow.
Page 149
Item#8.
Perhaps the planner who worked on the preliminary plat did not remove from the plans that the
connection issue had been resolved. However, if it was, I am not sure of this.
That said, I will include this in the case file that I discussed this issue with you and the applicant is
indicating it was discussed and the adjacent HOA does not want this connection.
Alan Tiefenbach I Current Associate Planner
City of Meridian I Community Development Dept.
33 E. Broadway Ave., Ste. 102, Meridian, Idaho 83642
Phone: 208-489-0573 1 Fax: 208-489-0571
Built for Business, Designed for Living
From: Shari Stiles<SharisPengsol.org>
Sent:Tuesday, April 6, 20214:04 PM
To:Alan Tiefenbach <atiefenbach(@meridiancity.org>
Cc: Bill Parsons<baarsons(@rneridiancity.org>; Becky McKay<Beck)zml@engsol.org>
Subject: RE: Whitecliffe 3
External Sender-Please use caution with links or attachments.
Alan:
That is not a condition of approval, it was part of the public hearing process, and the Cobblefield
Crossing neighbors have no interest in connecting their private open space with our pathway. It was
part of the discussion and was handled before we even got to the P&Z Commission.
The Meridian City Council realized they cannot require a public pathway to be connected to private
pathways and open space. Please do not mistake summary and analysis from the staff reports to be
conditions of approval.
From: Alan Tiefenbach <atiefenbachl@meridiancity.org>
Sent:Tuesday,April 6, 2021 3:35 PM
To: Shari Stiles<Sharisl@engsol.org>
Subject: Whitecliffe 3
Shari,
Page 150
Item#8.
I'm reviewing the Whitecliffe Estates No 3 Final Plat.
At the Planning Commission and City Council meetings for the preliminary plat, a condition of
approval was for the applicant to contact the adjacent HOA (Cobblefield Crossing) in regard to
whether they would allow a pedestrian connection between Lots 6&7, Block 8 and their open space
to the west.This connection is shown on the approved preliminary plat and landscape plan. I am
assuming there was some discussion regarding that connection should remain.
Did someone contact them?As the pathway was approved with the preliminary plat, unless we have
something from the adjacent HOA, this needs to be added to the final plat and final plat landscape
plan.
Alan Tiefenbach Current Associate
Planner
City of Meridian Community Development Dept.
33 E. Broadway Ave., Ste. 102, Meridian, Idaho 83642
Phone: 208-489-0573 1 Fax: 208-489-0571
I1
�
Built for 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, in regards to both release and retention, and may be released upon request, unless exempt
from disclosure by law.
Page 151