Karmelle Subdivision FP-13-008BEFORE THE MERIDIAN CITY COUNCIL
IN THE MATTER OF THE )
REQUEST FOR FINAL PLAT )
CONSISTING OF 43 SINGLE- )
FAMILY RESIDENTIAL )
BUILDING LOTS AND 9 COMMON )
LOTS ON 16.18 ACRES INAN R-4 )
ZONING DISTRICT 1
BY: PROVIDENCE )
MANAGEMENT, LLC )
APPLICANT )
HEARING DATE: MARCH 5, 2013
CASE NO. FP-13-008
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on March 5, 2013 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 Division and Public Works 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 KARMELLE SUBDIVISION, LOCATED
IN THE NW '/4 of SECTION 28, T.3N., R.1 E., BOISE MERIDIAN, MERIDIAN,
ADA COUNTY, IDAHO, 2013, HANDWRITTEN DATE: 01/29/13, MICHAEL
S. BYRNS, PLS, SHEET 1 OF 3," is conditionally approved subject to those
conditions set forth in the staff report to the Mayor and City Council from the
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR KARMELLE SUBDIVISION (FP-13-008)
Page 1 of 3
Planning Division and the Development Services Division of the Public Works
Department dated March 5, 2013, a true and correct copy of which is attached
hereto marked "Exhibit A" and by this reference incorporated herein, and the
response letter from Scott Wonders, J-U-B Engineers, 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 TAHINGS 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 KARMELLE SUBDIVISION (FP-13-008)
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
2013.
Attest:
Jaycee Ida]
City Clerk
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day of
By.
Tam de eerd
Ma or, ty of Meridian
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City c7t
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Tf~nt thr I4E,5U0.~~a
Copy served upon the Applicant, Planning Department, Public Works Department, and City
Attorney.
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B
Dated: ~J~~C)~~~c~j
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR KARMELLE SUBDIVISION (FP-13-008)
Page 3 of 3
EXHIBIT A
STAFF REPORT
Hearing Date:
TO:
FROM:
March 5, 2013
Mayor and City Council
E IDIAN~--
IDAHO
SUBJECT:
Bill Parsons, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
FP-13-008 - Karmelle Final Plat
I. APPLICATION SUMMARY
The applicant, Providence Management, LLC has applied for approval of a final plat consisting of forty-
three (43) residential lots and nine (9) common lots on approximately 16.18 acres of land. The Karmelle
Subdivision (PP-12-014) was approved by City Council on January 15, 2013. The land for the proposed
subdivision is zoned R-4. The gross density proposed is 2.66 dwelling units per acre. All of the lots
proposed for this phase of development are for single-family detached homes and comply with the
dimensional standards of the R-4 zoning district.
Open space planned for the development consists of the Victory Road street buffer, various parkways and
several passive open space lots. The planned amenities include a children's play structure and a sitting
area (see Exhibit D). The qualifying open space totals 1.62 acres which is approximately 10% of the land
area. The overall open space and amenities comply with the UDC requirements and the approved
preliminary plat.
Staff has reviewed the proposed final plat for consistency with the approved preliminary plat and found it
to be in substantial conformance per UDC-11-6B-3C as the number of buildable lots and open space lots
are the same.
The site is located on the south side of E. Victory Road; east of S. Eagle Road in the northwest '/4 of
Section 28, Township 3 North, Range 1 East.
II. STAFF RECOMMENDATION
Staff recommends approval of the Karmelle Subdivision final plat subject to the conditions noted below.
These conditions shall be considered in full, unless expressly modified or deleted by motion of the City
Council.
III. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms and conditions of the approved preliminary plat (PP-12-014) for
this subdivision.
2. The applicant has until January 15, 2015 to obtain City Engineer's signature on the 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, applicant shall have the Certificate of Owners
and the accompanying acknowledgement, and the certification of the Ada County Highway
District (ACHD) signed and notarized.
4. Prior City Engineer signature on the final plat, the applicant must submit an application and
obtain approval for a property boundary adjustment and record a record of survey that removes
the well easement from Lot 27, Block 3. The applicant shall submit a revised plat that
Karmelle Subdivision- FP-13-008 PAGE 1
EXHIBIT A
demonstrates the removal of the well easement and ensures Lot 27, Block 3 complies with the
dimensional standards of the R-4 zoning district.
5. Revise the notes on the face of the plat prepared by JUB Engineers, dated January 29, 2013
stamped by Michael S. Byrns, prior to signature on the final plat by the City Engineer, as follows:
• Add the recorded instrument numbers to notes # 8 and # 10.
• The applicant shall enter into a license agreement with ACRD for the landscape
improvements within the public right-of--way. A note shall be added to the plat the identities
the responsibility party for the maintenance of the landscaping.
6. The applicant shall comply with the submitted landscape plan prepared by JUB Engineers, dated
August 8, 2011, with the following changes:
Install the proposed landscape improvements within Lots 1, Block 1, and Lot 1, Block 2 as
proposed. The width of the buffer shall be measured from the ultimate curb location as
anticipated by ACRD. Detached sidewalks shall have an average minimum separation of
greater than four feet (4') to back of curb. The revised plan shall depict the ultimate right-
of-way as anticipated ACRD to ensure the required 25-foot landscape buffer is being
provided in accord with UDC 11-3B-7C.
• Provide a 5-foot wide pathway along the south side of the pond proposed in Lot 1, Block 1.
Said pathway shall stub to the commercial property to the west.
• The pond proposed within Lot 1, Block 1 must comply with the standards set forth in UDC
11-3G-3G-3B.8.
• Provide a planter island at the intersection of W. Cullen Drive and S. Cullen Way to
separate the street knuckle from the through traffic as set forth in UDC 11-2A-3B.2.
• Provide details of the planned amenities.
• Provide a fence detail. The applicant shall construct beige/tan vinyl fencing within the
development.
• Provide a landscape detail for Lot 22, Block 3.
• Protect any existing trees on the subject property that are greater than four-inch caliper
and/or mitigate for the loss of such trees as set forth in UDC 11-3B-10. Include the tree
mitigation plan on the revised plan.
Provide three (3) full size copies of landscape plan with the aforementioned changes prior to
obtaining City Engineer's signature on the final plat.
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, Kimberly Cutler, at 887-1620 for more information.
All fencing installed on the site must be in compliance with UDC 11-3A-6 and 11-3A-7.
Temporary construction fencing to contain debris shall be installed at the subdivision boundary
prior to release of building permits for this subdivision.
9. Staff s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
10. Prior to the issuance of any new building permit, the property shall be subdivided in accordance
with the UDC.
Karmelle Subdivision- FP-13-008 PAGE 2
EXHIBIT A
11. The applicant shall submit a final approval letter from the Street Naming Committee approving
the street names for the proposed subdivision.
12. All existing structures that are required to be removed shall be prior to signature on the final plat
by the City Engineer.
13. Prior to signature on the final plat, the applicant shall submit a vacation application to vacate a
portion of the platted utility easements created with the Golden Estates Subdivision.
IV. GENERAL REQUIREMENTS
Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District (ACRD) and
the Final Plat for this subdivision shall be recorded, prior to applying for building permits.
2. A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, prior to signature on the final plat.
3. The City of Meridian requires that the owner post to the City a performance surety in the amount
of 125% of the total construction cost for all incomplete sewer, water and reuse 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 surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Please contact Land Development Service for more information at 887-2211.
4. 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, water and reuse infrastructure for
duration of two years. This surety will be verified by a line item cost estimate 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. Please contact Land Development Service for more information at 887-2211.
5. All development improvements, including but not limited to sewer, water, fencing, pressurized
irrigation and landscaping shall be installed and approved prior to obtaining certificates of
occupancy, or as otherwise allowed by UDC 11-SC-1.
6. 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.
7. Applicant shall be required to extend sanitary sewer and water services to the out parcel from
either S. Cullen Way, or E. Falcon Drive.
8. 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.
9. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
10. Developer shall coordinate mailbox locations with the Meridian Post Office.
11. The groundwater study data supplied by the applicant with the Preliminary Plat was from 2006.
Applicant shall provide up to date information as part of the submittal of the development
construction plans.
12. All grading of the site shall be performed in conformance with MCC 11-12-3H.
13. 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.
Karmelle Subdivision- FP-13-008 PAGE 3
EXHIBIT A
14. 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.
15. 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.
16. 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.
17. Applicant shall be required to install street lighting per the City of Meridian Department of Public
Works, Improvement Standards for Street Lighting. All streetlights shall be installed at
subdivider's expense. Final design shall be submitted to the Public Works Department for
approval. The street light contractor shall obtain the approved design on file and an electrical
permit from the Public Works Department prior to commencing installations. The contractor's
work and materials shall conform to the ISPWC and the City of Meridian Supplemental
Specifications to the ISPWC.
18. The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public
right of way (include all water services and hydrants). 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, 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.
19. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
20. 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 Engineering Department at
(208)898-5500 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
Contact Robert B. Whitney at (208)334-2190.
21. Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures and
inspections (208)375-5211.
22. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). 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, asingle-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
signature on the final plat by the City Engineer. The applicant is responsible for coordinating
with the adjacent homeowner (83193250014) to ensure adequate surface water is being
provided in accord with State Statute.
Karmelle Subdivision- FP-13-008 PAGE 4
EXHIBIT A
V. EXHIBITS
A. Vicinity Map
B. Approved Karmelle Subdivision (PP-12-014)
C. Proposed Final Plat
D. Proposed Landscape Plan
Karmelle Subdivision-FP-13-008 PAGE 5
EXHIBIT A
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Karmelle Subdivision- FP-13-008 PAGE 6
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Karmelle Subdivision-FP-13-008 PAGE 8
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Karmelle Subdivision- FP-13-008 PAGE 11
Bill Parsons
From: Sonya Watters
Sent: Friday, March 08, 2013 1:47 PM
To: Bill Parsons
Subject: FW: Karmell Sub
From: Scott Wonders [mailto:swonders@jub.com]
Sent: Tuesday, March 05, 2013 3:34 PM
To: Sonya Watters
Subject: RE: Karmell Sub
Sonya
I am in agreement with the staff report and will see you tonight.
Thanks
Scott
W. Scott Wonders, PE
Land Development Group Lead
J-U-B ENGINEERS, Inc.
250 S. Beechwood Ave., Suite 201, Boise, ID 83709
p l 208 376 7330 e l swondersCu)iub.com c (208 8601623
THE 1-U-B FAMILY OF COMPANIES:
www.iub.com ~ www.eatewavmaapine.com ~ www.lansdonerouainc.com
From: Sonya Watters [mailto:swatters@meridiancity.org]
Sent: Tuesday, March 05, 2013 3:32 PM
To: Scott Wonders
Subject: RE: Karmell Sub
Can you please send me a quick email stating you're in agreement with the conditions in the staff report (for the
record)? Thx!
You don't need to present anything but you can...since it isn't a public hearing it's not necessary. I'll just say the
applicant is in agreement w/the staff report.
..... .
From: Scott Wonders [mailto:swondersCallub.coml
Sent: Tuesday, March 05, 2013 3:12 PM
To: Sonya Watters
Subject: RE: Karmell Sub
twill get a plan prepared and send it over to you shortly. I left Bill a message letting him know we are fine with the staff
report. Do I need to present anything tonight or are these on consent agenda?
Thanks
Scott
From: Sonya Watters [mailto:swattersC.~meridiancity.orul
Sent: Tuesday, March 05, 2013 11:09 AM
To: Scott Wonders
Subject: Karmell Sub
Do you by chance have a LP that is all on one sheet for the hearing tonight?
Also, can you please email me a response to the staff report? I will be presenting this at the hearing tonight...
Thx I
~r~., wed
Associate City Planner, Planning Division
City of Meridian -Community Development Department
33 E. Broadway Avenue, Suite 102
Meridian, ID 83642
208-884-5533 ext. 0578
www. merid iancity.ore
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This a-mail and any at tachments transmitted with it are created by and are the propert y of J-U-B ENGINEERS, Inc. and may contain information that is
confidential or otherwise protected from disclosure. The information it contains is Intended solely for the use of the one to whom it is addressed, and any
otherrecipient is directed to immediately destroy all copies. If this electronic transmittal contains Professional Design Information, ,
Recommendations,Maps, or G/S Database, those are "draft" documents unless explicitly stated otherwise in the email text.