Order of Conditional Approval Irvine FPBEFORE THE MERIDIAN CITY COUNCIL
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF 68 SINGLE-
FAMILY RESIDENTIAL
BUILDING LOTS AND 4 COMMON
LOTS ON 15.48 ACRES INAN R-8
ZONING DISTRICT
BY: NORTHSIDE MANAGEMENT
APPLICANT
HEARING DATE: NOVEMBER 26, 2013
CASE NO. FP-13-041
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on November 26, 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 IRVINE SUBDIVISION, LOCATED IN
THE NW '/4 of SECTION 26, T.4N., R.1 W., MERIDIAN, ADA COUNTY,
IDAHO, 2013, GREGORY G. CARTER, 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 Planning Division and the Development Services Division
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR IRVINE SUBDNISION (FP-13-041)
Page 1 of 3
of the Community Development Department dated October 24, 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 Noriyuki, Northside
Management, 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.
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 IRVINE SUBDIVISION (FP-13-041)
Page 2 of 3
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
Coded 67-52.
By action of the City Council at its regular meeting held on the
IC
day of
~- , 2013.
e rd
Mayor, Ci f Meridian
Attest: ~`"~'~~
N' u>
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Jaycee lman ~,L
City Clerk „E.'"~
Copy served upon the Applicant, Planning Department, Public Works Department, and City
Attorney.
By: ~~ -- Dated: ~ a~ i ~ ( ~
i
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR IRVINE SUBDNISION (FP-13-041)
Page 3 of 3
EXHIBIT A
STAFF REPORT
Hearing Date:
TO:
FROM:
November 26, 2013
Mayor and City Council
Bill Parsons, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
E IDIAN
lDAH4
SUBJECT: FP-13-041 -Irvine Final Plat
I. APPLICATION SUMMARY
The applicant, Northside Management, has applied for approval of a final plat consisting of sixty-eight
(68) residential lots and four (4) common lots on approximately 15.48 acres of land. This is the first final
plat proposed for the Irvine Subdivision (PP-12-018) approved by City Council on Apri19, 2013. NOTE:
The previous approved final plat (FP-13-023) has been withdrawn by the applicant so additional lots
could be incorporated with the first phase to satisfy the requirements ofACHD. Rather than submitting
a second phase of the proposed development, the applicant has elected to withdraw the previous plat
and submit a new final plat application. The land for the proposed subdivision is zoned R-8. The gross
density proposed with this phase is 4.39 dwelling units to the acre. All of the homes proposed for this
phase are single-family detached.
Open space proposed with this phase consists of four (4) passive open space lots totaling 0.85 acres. The
proposed open space is consistent with the overall open space approved with the 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 near the southeast corner of W. Chinden Boulevard and N. Ten Mile Road in the NW
'/4 of Section 26, Township 4 North, Range 1 West.
II. STAFF RECOMMENDATION
Staff recommends approval of the Irvine 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 of the approved preliminary plat (PP-12-018) for this subdivision.
2. The applicant shall install conifer trees within the rear yard of Lots 2 and 3, Block 3. The number
and size of the conifer trees shall be determined by Mr. Stevenson (parcel #50426223400) and the
developer. Prior to signature on the final plat, the applicant shall provide written documentation
that both parties have come to terms on the number and size of the conifer trees.
3. The applicant has until Apri19, 2015 to obtain City Engineer's signature on the final plat or apply
for a time extension in accord with UDC 11-6B-7.
4. Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the
accompanying acknowledgement, and the certification of the Ada County Highway District
signed and notarized.
Irvine Subdivision - FP-13-041 PAGE 1
EXHIBIT A
5. Revise the notes on the face of the plat prepared by Bailey Engineering, Inc., prepared by
Gregory G. Carter, prior to signature on the final plat by the City Engineer, as follows:
• Revise note # 1 to read: Unless dimensioned otherwise, ...
• Add: Lot owners are responsible for maintenance of any irrigation/drainage ditch or pipe
crossing their lot, unless such responsibility has been assumed by an irrigation/drainage
jurisdiction.
• Add a note that states Lot 4, Block 3, Lot 1, Block 5, Lot 13, Block 6 and Lot 4, Block 7 shall
be owned and maintained by the Irvine Homeowner's Association.
• The Professional Land Surveyor shall sign and date stamp the face of the plat.
6. The applicant shall comply with the submitted landscape plan prepared by South Landscape
Architecture, dated October 28, 2012, with the following changes:
• Install the proposed landscape improvements within Lot 4, Block 3 and Lot 4, Block 7 as
proposed.
• The applicant shall detach the 5-foot wide sidewalk adjacent to the south side of W. Sunny
Cove Street and provide a 10-foot wide parkway within Lot 1, Block 5 and Lot 13, Block 6.
Street trees are unable to be planted within Lot 1, Block 5 due to ACHD seepage bed and an
irrigation easement. The two (2) required street trees shall be planted in the adjacent common
lot to the west with the second phase of development. Five (5) trees are required for Lot 13,
Block 6 and must be planted in the10-foot wide parkway per the approved Findings. The lots
shall be landscaped as proposed and in accord with UDC 11-3B-7C and UDC 11-3A-17.
• All common open space and site amenities shall be maintained by the Irvine homeowner's
association as set forth in UDC 11-3G-3F1.
7. 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.
8. Graphically depict the width of any easement that does not conform to the standard widths called
out in plat Note 1.
9. Remove the reference to Note 3 in the ACRD storm drain easement in the plat Legend.
10. Add "Meridian" to the situate statement under the plat name.
11. This development lies within the North Black Cat sanitary sewer service area. However mains do
not currently exist between the North Black Cat Trunk in Black Cat Road and N. Ten Mile Road.
Temporary sewer service may be possible to the Silverleaf Lift Station. Applicant shall be
required to verify the lift station capacity, and make any necessary upgrades to accommodate this
new development.
12. 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. The applicant shall provide vinyl
fencing along the perimeter of the development. Where wood fencing exist along the
boundary of the Silverleaf Subdivision; vinyl fencing is not required; amend the plan to
include perimeter and common lot fencing.
13. The groundwater study data supplied by the applicant with their Preliminary Plat was from 2005.
Applicant is required to provide up to date information prior to development construction plan
approval.
Irvine Subdivision - FP-13-041 PAGE 2
EXHIBIT A
14. Prior to development construction plan approval, applicant shall provide evidence of the approval
from the North Slough Irrigation Association for the facilities under their jurisdiction.
15. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
16. Prior to the issuance of a building permit, the final plat shall be recorded.
IV. GENERAL REQUIItEMENTS
1. 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.
2. 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.
3. Street signs are to be in place, water system shall be approved and activated, fencing installed,
road base approved by the Ada County Highway District and the Final Plat for this subdivision
shall be recorded, prior to applying for building permits.
4. The applicant shall install sanitary sewer 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 outside of a public right-of--way.
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.
5. The applicant shall be responsible to install water mains to and through this development,
coordinate main size and routing with Public Works.
6. A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing (if applicable), pressurized irrigation, sanitary sewer, water, etc., prior to signature on the
final plat.
All development improvements, including but not limited to sanitary sewer and water, fencing
and pressurized irrigation shall be installed and approved prior to obtaining certificates of
occupancy, or as otherwise allowed by UDC 11-SC-1.
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.
9. 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.
10. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
11. Developer shall coordinate mailbox locations with the Meridian Post Office.
12. All grading of the site shall be performed in conformance with MCC 11-12-3H.
Irvine Subdivision - FP-13-041 PAGE 3
EXHIBIT A
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.
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. 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public
roadways per the City of Meridian Improvement Standards for Street Lighting. 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.
Street lighting is required at intersections, corners, cul-de-sacs, and at a spacing that does not
exceed that outlined in the Standards. 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 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, 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,
Irvine Subdivision - FP-13-041 PAGE 4
EXHIBIT A
the developer will be responsible for the payment of assessments for the common areas prior to
development plan approval.
V. EXIIIBITS
A. Vicinity Map
B. Approved Irvine Subdivision (PP-12-018)
C. Proposed Final Plat
D. Proposed Landscape Plan
Irvine Subdivision - FP-13-041 PAGE 5
EXHIBIT A
Exhibit A -Vicinity Map
Irvine Subdivision - FP-13-041 PAGE 6
EXHIBIT A
Exhibit B -Approved Irvine Preliminary Plat (PP-12-018)
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Irvine Subdivision - FP-13-041 PAGE 7
EXHIBIT A
Irvine Subdivision - FP-13-041 PAGE 8
Exhibit C -Proposed Final Plat
EXHIBIT A
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Irvine Subdivision - FP-13-041 PAGE 9
Bill Parsons
From: Scott Noriyuki <scott(~northsidemgt.com>
Sent: Monday, Navember 25, 20i 3 4:10 PM
To: Bill Parsons
Subject: Irvine Sub Final Plat Staff Report Response
Bill -
Please consider this email as formal acceptance and agreement with the Irvine Sub Final Plat Staff Report.
As always, thanks and please feel free to call or emaN anytime with questions.
Scott Noriyuki
(208) 230-1202
scottel~northsidems~t.com
N'lAf~4AC~~MEhiT