Stapleton Subdivision No. 3 FP-2023-0003 Final Order BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: JUNE 6, 2023
ORDER APPROVAL DATE: JUNE 20, 2023
IN THE MATTER OF THE )
REQUEST FOR FINAL PLAT )
CONSISTING OF 36 BUILDING ) CASE NO. FP-2023-0003
LOTS AND 1 COMMON LOT ON )
4.73 ACRES OF LAND IN THE R-15 ) ORDER OF CONDITIONAL
ZONING DISTRICT FOR ) APPROVAL OF FINAL PLAT
STAPLETON NO. 3. )
BY: C4 LAND, LLC )
APPLICANT )
This matter coming before the City Council on June 6, 2023 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. 3,
LOCATED IN THE NE '/4 OF THE SE '/4 OF SECTION 25, TOWNSHIP 3N.,
RANGE I W., BOISE MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO,
2022, HANDWRITTEN DATE: 3/2022, by Fritz Brownell, PLS, SHEET I OF
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(STAPLETON NO. 3—FP-2023-0003)
Page 1 of 3
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 June 6,
2023, a true and correct copy of which is attached hereto marked"Exhibit A" and
by this reference incorporated herein, and the response letter from Laren Bailey, 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
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(STAPLETON NO. 3—FP-2023-0003)
Page 2 of 3
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 20th day of
June , 2023.
By:
Robert E. Simison 6-20-2023
Mayor, City of Meridian
Attest:
Chris Johnson 6-20-2023
City Clerk
Copy served upon the Applicant,Planning and Development Services Divisions of the Community
Development Department and City Attorney.
By: Dated: 6-20-2023
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(STAPLETON NO. 3—FP-2023-0003)
Page 3 of 3
EXHIBIT A
STAFF REPORT E COMMUNITY DEVELOPMENT DEVELOPMENT DEPARTMENT
HEARING June 6,2023 Legend RUT' R-15
TE: 0
Project Location N
TO: Mayor&City Council R_g
�FROM: Stacy Hersh,Associate Planner v
208-884�5533 R-4" ��
SUBJECT: FP-2023 0003 �
Stapleton No. 3 R-g
LOCATION: Generally located in the NE'/4 of Section
SE'/4 of Section 25,Township 3N., RUT
Range 1 W(Parcel#S 1225417245)
R-4
RUT�R-4
L PROJECT DESCRIPTION
The Applicant proposes a Final Plat consisting of 36 building lots and 1 common lot on 4.73 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,Conger Group—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 accordance with the requirements listed in UDC 11-6B-3C.2. There are two(2) fewer lots
depicted in Block 4 as shown on the approved preliminary plat and substantially the same amount of
common area;therefore, staff deems the final plat in substantial compliance with the approved
preliminary plat as required.
Page 1
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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B. Final Plat(date: 3/l/2022)
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LOCATED BJ THE NE114 OF THE SE114 OF SECTU N 25,T.3 N.,R.1 W.,B.M.,
CITY OF MERIDIAN,ADA COUNTY,IDAHO
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C. Landscape Plan(dated: 2/25/2022)
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Page 4
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 42019-110907; FP-2020-0010; FP-
2020-0014; Design Review A-2019-0246).
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(by
September 12,2024); or apply for a time extension,in accord with UDC 11-611-7.
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 Fritz Brownell, Sawtooth Land Surveying,LLC,dated 3/2022,
included in Section VILB shall be revised as follows:
a. Note 95: Include"Lot 36,Block I '
b. Note 96: Include recorded instrument number for ACHD license agreement.
c. Note 412: Include recorded instrument number of ACHD sidewalk easement.
5. The landscape plan prepared by Jensen Belts Associates, dated 2/25/22, shall be revised as
follows:
a. Lot 36,Block 1 shall be developed with a minimum 5-foot wide concrete micro path and
landscaped with a mix of trees, shrubs, lawn, and/or another vegetative ground cover in
accordance with UDC 11-313-12C.1.2.
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 SH-69/S. Meridian Rd.
adjacent to W. Harris St,and SH-69/S.Meridian Rd,expect 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.
8. Staffs 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. A future install agreement for (2) streetlights along Meridian Rd will be required for the
development of this property.
General Conditions:
2. 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 5
3. 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.
4. 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.
5. 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.
6. 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.
7. 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.
8. 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.
9. 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.
10. 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.
11. 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.
12. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
13. Developer shall coordinate mailbox locations with the Meridian Post Office.
14. All grading of the site shall be performed in conformance with MCC 11-I 4B.
15. 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.
16. 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.
17. The applicants design engineer shall be responsible for inspection of all irrigation and/or
Page 6
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.
18. 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.
19. Street light plan requirements are listed in section 6-7 of the Improvement Standards for Street
Lighting (http://www.men'diancity.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.
20. 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.
21. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
22. 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.
23. 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.
24. 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.
25. 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 7
EXHIBIT B
From: Laren Bailey
To: Stacy Hersh;Bill Parsons; Bill Nary;Chris Johnson;Joy Hall;Charlene Way; Kurt Starman
Subject: RE: Stapleton No.3 FP-2023-0003
Date: Tuesday,May 30,2023 3:08:04 PM
External Sender-Please use caution with links or attachments.
Stacy,
This looks good to us. Please let us know if you need anything else from us.Thank you
From: Stacy Hersh <shersh@meridiancity.org>
Sent:Tuesday, May 30, 2023 1:05 PM
To: Bill Parsons<bparsons@meridiancity.org>; Bill Nary<bnary@meridiancity.org>; Chris Johnson
<cjohnson@meridiancity.org>;Joy Hall <jhall@meridiancity.org>; Charlene Way
<cway@meridiancity.org>; Kurt Starman <kstarman@meridiancity.org>; Laren Bailey
<laren@congergroup.com>
Subject: Stapleton No. 3 FP-2023-0003
Importance: High
Good Afternoon,
Attached is the staff report for the final plat for Stapleton No. 3 FP-2023-0003.This item is scheduled
to be on the consent agenda at the City Council work session on June 6, 2023.The meeting will be
held at City Hall, 33 E. Broadway Avenue, beginning at 4:30 pm. Please call or e-mail with any
questions.
If you are not in agreement with the provisions in the staff report, please submit a written response
to the staff report to the City Clerk's office (commentna meridiancit)I.org) and me as soon as possible
and the item will be placed on the regular meeting agenda at a subsequent meeting for discussion.
Best regards,
Stacy Hersh I Associate Planner
City of Meridian I Community Development Department
33 E. Broadway Ave., Meridian, Idaho 83642
Phone: (208)-489-0576, Fax: (208)-887-1297
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