Amberwave Subdivision FP-14-02913DIIC1)RDoIIID2uIDIR111Mzr43YIIY0111iA[y14
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF 27 SINGLE-
FAMILY RESIDENTIAL LOTS
AND 3 COMMON/OTHER LOTS
ON 4.70 ACRES OF LAND IN THE
R-15 ZONING DISTRICT FOR
AMBERWAVE SUBDIVISION
BY: THE LAND GROUP INC. )
APPLICANT )
1
HEARING DATE: JULY 1, 2014
CASE NO. FP -14-029
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on July 1, 2014 for final plat approval
pursuant to Unified Development Code (UDC) 11-613-3 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:
I180olIDI;7DI')•(1)S13DI;7DI17IIIFA4IP
The Final Plat of "PLAT SHOWING AMBERWAVE SUBDIVISION,
LOCATED IN THE NE 1/4 OF SECTION 36, TAN., R. IW., B.M., MERIDIAN,
ADA COUNTY, IDAHO, 2014, HANDWRITTEN DATE: 06/04/14, JAMES R.
WASHBURN, PLS, SHEET 1 OF 3," is approved subject to those conditions in
the staff report to the Mayor and City Council from the Planning Division and the
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR AMBERWAVE SUBDIVISION (FP -14-029)
Page 1 of 3
Development Services Division of the Community Development Department
dated July 1, 2014, a true and correct copy of which is attached hereto marked
"Exhibit A" and by this reference incorporated herein, and the response letter
from Becky McKay, 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
FRO 11RI"IYW1113Rxel"A:111101310V:1NW[MV.11011RIM 67
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 AMBERWAVE SUBDIVISION (FP -14-029)
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
Code§ 67-52.
By action of the City Council at its regular meeting held on the 16 tA day of
�i)ko, 2014.
B:
a erd
Mayor, i of ian
Copy served upon the Applicant, Planning Division, Public Works Department, and City
Attorney.
Dated:_l k �j a l
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR AMBERWAVE SUBDIVISION (FP -14-029)
Page 3 of 3
EXHIBIT A
STAFF REPORT
MEETING DATE: July 1, 2014 CfERIDIAN*,--,
TO: Mayor and City Council I D A H O
FROM: Bill Parsons, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: FP -14-029 — Amberwave
I. APPLICATION SUMMARY
The applicant, The Land Group Inc., has applied for a final plat (FP) consisting of twenty-seven (27)
residential building lots and three (3) common/other lots on 4.70 acres of land in the R-15 zoning
district.
II. STAFF RECOMMENDATION/DECISION
Staff recommends approval of Amberwave Subdivision subject to the conditions noted in Sections VI
and VII below. These conditions shall be considered in full, unless expressly modified or deleted by
motion of the City Council.
III. PROPOSED MOTION
Approval
I move to approve File Number FP -14-029 as presented in the staff report for the hearing date of July
1, 2014, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number FP -14-029, as presented during the hearing on July 1, 2014, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number FP -14-029 to the hearing date of (insert continued hearing date here)
for the following reason(s): (You should state specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
a. Site Address/Location: (Parcel's 50436110025 and 50436110505)
The site is located on the southwest corner of W. McMillan Road and N. Meridian Road in the
NE 1/4 of Section 36, TAN., R.1 W.
b. Applicant:
The Land Group Inc.
462 E. Shore Drive, Suite #100
Eagle, ID 83616
c. Owner:
Gem State M&M, LLC
1775 W. State Street, Box 317
Amberwave FP -14-029 PAGE 1
EXHIBIT A
Boise, ID 83702
V. STAFF ANALYSIS
The proposed final plat depicts twenty-seven (27) residential building lots and three/other (3)
common lots on 4.70 acres of land in the R-15 zoning district. The average lot size within the
development is 4,625 square feet. The gross density of the development is 5.74 dwelling units per
acre.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat (PP -14-002). Because the number of building lots shown on the final plat is the same as the
approved preliminary plat and the amount of open space is consistent with the approved landscape
plan, staff deems the final plat to be in substantial compliance as required by UDC 11 -6B -3C.2.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved annexation, preliminary plat (AZ -14-004 and PP -
14 -002) and development agreement (DA #114039261) for this site.
2. The applicant has until May 6, 2016, 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, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
4. The final plat prepared by The Land Group Inc., stamped on June 4, 2014 by James R. Washburn,
shall be revised as follows:
a. Note #3: Insert Lots 2-5, Block 1 and Lots 1-12, Block 2, are hereby designated as having a
10 -foot wide public utilities, property drainage and property irrigation easement along the
rear lot lines.
b. Note #4: Insert instrument number.
c. Note #5: Remove Lot 2, Block 1. It does not take access from the common driveway.
d. Note#6: Insert Lot 6, Block 1.
e. Note #7: Remove Bainbridge; replace with Amberwave and the insert the CCR's instrument
number after recordation of the plat.
f. Note #14: Insert instrument number.
g. Note #15: Insert instrument #114039261.
h. Graphically depicted the 50 -foot wide Lemp Canal easement on the face of the plat.
5. The landscape plan prepared by The Land Group, dated 05/08/14, is approved as submitted.
6. Because permanent fencing does not exist at the subdivision boundary, temporary construction
fencing to contain debris shall be installed around the development prior to release of building
permits for this subdivision.
7. The applicant shall submit a final approval letter from the Street Naming Committee approving
the street names for the proposed subdivision.
8. Prior to the issuance of any new building permit, the property shall be subdivided in accordance
with the UDC.
9. Future homes constructed within the subdivision must comply with the submitted elevations
attached in in the recorded development agreement.
Amberwave FP -14-029 PAGE 2
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, Kimberly Cutler, at 887-1620 for more information.
11. Staff's failure to cite specific ordinances, conditions from the preliminary plat or the recorded
development agreements does not relieve the applicant of responsibility for compliance.
VII. GENERAL REQUIREMENTS
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. Street signs are to be in place, sanitary sewer and water system shall be approved and activated,
fencing installed, drainage lots constructed, road base approved by the Ada County Highway
District (ACHD) and the Final Plat for this subdivision shall be recorded, prior to applying for
building permits.
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 -3B -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. 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. Please contact Land Development Service for more information at 887-2211.
8. All development improvements, including but not limited to sewer, water, fencing, and
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy, or as otherwise allowed by UDC 11-5C-1.
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.
Amberwave FP -14-029 PAGE 3
11. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that 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 11-12-3H.
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. 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. 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, 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.
20. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
21. 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.
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 Central District Health for abandonment procedures and
inspections(208)375-5211.
Amberwave FP -14-029 PAGE 4
23. 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, 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.
VIII. EXIIIBITS
A. Vicinity Map
B. Approved Preliminary Plat (PP -14-002)
C. Proposed Final Plat (stamped/dated: 06/04/14)
D. Proposed Landscape Plan (dated: 05/08/14)
Amberwave FP -14-029 PAGE 5
Exhibit A — Vicinity Map
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Amberwave FP -14-029 PAGE 6
EXHIBIT A
Exhibit B - Approved Preliminary Plat (PP -14-002)
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Amberwave FP -14-029 PAGE 7
EXHIBIT A
Exhibit C — Proposed Final Plat (dated: 05/19/14)
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Amberwave FP -14-029 PAGE 8
EXHIBIT A
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Amberwave FP -14-029 PAGE 9
Bill Parsons
From:
Tamara Thompson <tamara@thelandgroupinc.com>
Sent:
Thursday, June 26, 2014 2:24 PM
To:
Bill Parsons; Ted Baird; Bill Nary; Jaycee Holman; Jacy Jones; Machelle Hill; Jason Densmer
Cc:
Justin Lucas
Subject:
RE: Amberwave final plat staff report for 07/01/14 CC MTG
Bill,
We have reviewed the staff report for FP -14-029 Amberwave and agree with the analysis and conditions. Please place
this item on the consent calendar.
Thank you,
Tamara
Tamara Thompson I Director of Client Services
The Land Group, Inc. I p 208.939.4041 1 e tamara(athelandarouoinc.com I web I fecehook
From: Bill Parsons [mailto:bparsons@meridiancity.org]
Sent: Tuesday, June 24, 2014 4:45 PM
To: Ted Baird; Bill Nary; Jaycee Holman; Jacy Jones; Machelle Hill; Tamara Thompson
Cc: Justin Lucas
Subject: Amberwave final plat staff report for 07/01/14 CC MTG
Attached is the staff report for the proposed Amberwave Subdivision final plat application (FP -14.029). This
item is scheduled to be on the Council agenda on 07/01/14. The public hearing will be held at City Hall, 33
E. Broadway Avenue, beginning at 6:00 pm. Please call or e-mail with any questions.
Tamara - Please submit a written response to the staff report to the City Clerk's office
(iholman@meridiancity.org, mhiit@meridiancity.ore, iiones@meridiancity.ora) and myself (e-mail or fax) by
3:00 pm the Thursday prior to the meeting.
If you are in agreement with the conditions of approval contained in the staff
report and you submit a written response accordingly by Thursday, June 26,
2014, at 3:00 pm, your item will be placed on the consent agenda. If you are in
agreement with the staff report, it is still recommended you attend the meeting
in the event the item is pulled off of the consent agenda.
If you do not respond to the staff report by Thursday, or if you have concerns
with the conditions of approval, your project will be placed on the regular
agenda.
Bill Parsons, AICP
Associate City Planner
Community Development Department
33 E. Broadway Avenue