HomeMy WebLinkAboutCC - Narrative TH E
LAND
GROUP
February 18, 2025
City of Meridian
Attn: Bill Parsons
33 E Broadway Ave. Suite 102
Meridian, ID 83642
RE: Southridge South Subdivision Phase 2- Final Plat Application PN 121172
Dear Bill:
We are pleased to submit the enclosed final plat application for the Southridge South Subdivision Phase
2. The Project site is generally located south of W. Overland Rd. and East of S.Ten Mile Road, directly
south of the Ridenbaugh Canal in Meridian, Idaho.This phase of the project is bounded to the northwest
by the prior Southridge South Phase 1,to the north by the Ridenbaugh Canal and to the south by
undeveloped properties that are part of future phases of the subdivision.The Land Group, Inc. is pleased
to represent the applicant/developer, Challenger Development and Endurance Holdings LLC for this
application.
The final plat, as submitted, is in conformance with and meets all requirements or conditions of the
preliminary plat as approved on January 26, 2021 (PP H-2020-0083).The proposed development is in
conformance with all requirements and provisions of the UDC and with acceptable engineering,
architectural and surveying practices and local standards. As approved,the Southridge South Subdivision
Phase 2 includes approximately 24.17-ac with 78 total lots, including 62 single-family residential lots and
16 common open space lots.
AGENCY& DEPARTMENT COMMENTS/CONDITIONS
PLANNING DIVISION
1. Development of the subject property shall comply with the terms of the existing Development
Agreement (MDA-12-009, Inst.#113077158), unless otherwise amended.
Understood.
2. Development of the subject preliminary plat shall be consistent with the phasing plan included
in Section VII.B.
Understood.
3. The final plat shall include the following revisions:
a. Include a note prohibiting direct lot access via W. Overland Rd. other than the accesses
approved with this subdivision.
Not applicable to this phase,which does not have direct adjacency to Overland Rd.
b. Development of the proposed lots is required to comply with the dimensional standards
of the R-2 district in UDC Table 11-2A-4 and the R-8 district in (UDC Table 11-2A-6), as
applicable.
Understood.
462 East Shore Drive, Suite 100, Eagle, Idaho 83616 208.939.4041 thelandgroupinc.com
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4. The landscape plan submitted with the final plat shall be revised as follows:
a. Depict shrubs along with the required trees within the street buffer along W. Overland
Rd. as set forth in UDC 11-313-7C.3a. A minimum 35-foot wide street buffer is required.
along W. Overland Rd., an entryway corridor.
Not applicable to this phase,which does not have direct adjacency to Overland Rd or
its street buffer.
b. Landscaping shall be depicted along all pathways in accord with the standards listed in
UDC 11-3B-12C; include a mix of trees (minimum of 1 per 100 linear feet of pathway),
shrubs, lawn, and/or other vegetative groundcover. If landscaping (trees) is not allowed
within NMID's easement for the Ridenbaugh Canal, an additional minimum 5-foot wide
area shall be provided outside of the easement in a common lot(s)for the required
trees.
Landscaping proposed along pathways complies with this condition.
c. Include a minimum of 5-feet of landscaping between Lot 41, Block 1 and the adjacent
pathway in accord with the standards listed in UDC 11-313-12C.
The lot and street layout in the area where Lot 41 Block 1 was proposed in the
preliminary plat has been revised (to accommodate Public Works comments),and the
shared driveway eliminated, so this condition no longer applies. Five(5)feet of
landscaping has been provided adjacent to all pathways in accord with UDC 11-3B-
12C.
d. Include a calculations table that demonstrates compliance with the standards for street
buffer(11-313-7C), pathway(11-313-12C) and common open space (11-3G-3E.2)
landscaping; include required vs. provided number of trees.
'Project Calculations'are provided on landscape plans.
e. Change the fencing tvpe alone the Ridenbaugh Canal from chain-link to black wrought
iron as required by City Council.
Revised accordingly; NMID required the fence to be detailed as sleeved/removable for
future maintenance.
5. Future development shall be consistent with the minimum dimensional standards listed in UDC
Table 11-2A-4 for the R-2 zoning district and UDC Table 11-2A-6 for the R-8 zoning district.
Understood.
6. Off-street parking is required to be provided for all residential units in accord with the standards
listed in UDC Table 11-3C-6 based on the number of bedrooms per unit.
Understood.
7. An exhibit for the common driveways shall be submitted with the final plat application(s)that
depicts the setbacks,fencing, building envelope and orientation of the lots and structures in
accord with UDC 11-6C-3D.7. All common driveways shall be constructed in accord with the
standards listed in UDC 11-6C-3D.
Understood. No common driveways are proposed with this phase;this condition will be
complied with for phases which include common driveways.
8. A perpetual ingress/egress easement shall be filed with the Ada County Recorder for all
common driveways, which shall include a requirement for maintenance of a paved surface
capable of supporting fire vehicles and equipment as set forth in UDC 11-6C-3D.This may be
accomplished through a separate recorded easement submitted to the Planning Division with
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4 LAND 462 East Shore Drive, Suite 100, Eagle, Idaho 83616 . 208.939.4041 - thelandgroupinc.com
L E GROUP
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the final plat for City Engineer signature; or,the easement may be graphically depicted on the
plat with a note including the aforementioned details.
Understood. No common driveways are proposed with this phase;this condition will be
complied with for phases that include common driveways.
9. Address signage shall be provided at the public street for homes accessed via common
driveways for emergency wayfinding purposes.
Understood.
10. Ten-foot(10')wide multi-use pathways shall be constructed on the site as depicted on the
landscape plan. Fourteen-foot (14')wide public pedestrian easements shall be submitted in
accord with Park's Department requirements per the Pathways Master Plan for all multi-use
pathways within the site that are outside the public right-of-way. Coordinate the details of the
easements with Kim Warren, Park's Department.
Understood.
11. All existing structures that don't conform to the dimensional standards of the district shall be
removed prior to signature on the final plat by the City Engineer on the phase in which they are
located.
Understood.
12. All construction and maintenance activities within the 75-foot wide Northwest gas pipeline
easement/right-of-way shall comply with the Williams Developers' Handbook and any other
associated requirements.The Applicant shall include Williams in the initial planning stages to
avoid project delays and so that safe development practices in the vicinity of the pipeline can be
attained.
Condition is not applicable to this phase.
13. Council approved a waiver to UDC 11-3A-6B to allow the Ridenbaugh Canal to remain open and
not be piped.
Understood.
14. A Certificate of Zoning Compliance and Design Review application is required to be submitted to
the Planning Division for the clubhouse and swimming pool facility and approved prior to
submittal of building permit applications for this facility.The design of the clubhouse shall
comply with the design standards listed in the Architectural Standards Manual.
Understood.The clubhouse and pool will be submitted separately for CZC and Design Review
approval,followed by separate construction documents for permitting.
15. In accord with the Development Agreement(Inst.#113077158 — MDA-12-009),the height of
homes along the southern boundary of the subdivision shared with Val Vista and Aspen Cove
subdivisions shall be limited to a maximum height of 22 feet [measured from either the mid-
point of the front of the lot at the top back of curb, or the mid-point of the rear of the lot
(whichever is more restrictive)],to the average height of the highest roof surface. In the event
the maximum height of the home as so measured is lower than the top of the 6-foot tall
masonry fence,then the maximum height may be increased so that the maximum height is
equal to the elevation of the top of the fence at midpoint of the rear of the lot.The lots along
this boundary are also required to provide a minimum 50-foot rear setback. See provisions
#6.3.8 and#6.3.10.
Understood. Condition is not applicable to this phase.
16. In accord with the Development Agreement(Inst. #113077158 MDA-12-009),the Applicant
shall submit and obtain Design Review approval prior to the City Engineer's signature on the
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4 LAND 462 East Shore Drive, Suite 100, Eagle, Idaho 83616 . 208.939.4041 - thelandgroupinc.com
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final plat for each phase of development; or submit and obtain City Council approval (or a
development agreement modification) of plans that propose specific and detailed architectural
guidelines for this development and that address (at a minimum)variety in structures within a
block, building mass, building materials, rooflines, colors and architectural styles (provision
#6.3.13).
Understood.
17. The existing home on Parcel US1223131250(Rice property)that is proposed to remain on a lot
in the subdivision (i.e. Lot 64, Block 1) shall be required to hook-up to City water and sewer
service within 60 days of it becoming available as set forth in MCC 9-1-4 and 9-4-8.At such time,
the septic tank shall be abandoned and the well solely used for irrigation purposes.
Understood.
18. The address of the existing home on Parcel #51223131250 (Rice property)that is proposed to
remain on a lot in the subdivision (i.e. Lot 64, Block 1)shall be changed with development to the
street from which access is taken (S. Rio De Oro PI.); coordinate with Terri Ricks, Land
Development on the new address.
Understood.
19. The homes on Lots 17, 19, 25 and 27, Block 10 shall be provided with residential fire sprinklers,
unless otherwise approved by the Fire Marshall, as they appear to be beyond the required "hose
lay" standards of the Fire Dept. If the location of the home does not require a "hose lay"
exceeding 150 feet from the nearest point of fire truck access (i.e.the end of the shared
driveway)to reach the most remote portion of the structure,the Fire Marshall may waive this
requirement.
Understood.This condition does not apply to this phase.
20. The Applicant shall grant an easement to Jim Jewett with Phase 1 to extend sewer to Parcel
US1223233950 at the northwest corner of the site if needed prior to development of Phase 4.
Understood.This condition does not apply to this phase.
PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1 The farthest north connection in Overland currently is connecting right at an existing PRV.
This connection needs to move south of the T that connects to the PRV. If the water main
connection is moved south by one lot it should provide enough distance to connect outside
of the PRV.
This condition was addressed and resolved with a prior phase.
1.2 There needs to be a water valve between the two connections on Overland for redundancy
purposes.
This condition was addressed and resolved with a prior phase.
1.3 The City does not want public sewer lines in common driveways as shown for Driveway C.
Either reroute sewer line or place road over top of sewer line.
The roadway layout has been revised this this area to eliminate Driveway C and result in
the sewer main being in roadway right-of-way.
1.4 Locate Infiltration Trenches to eliminate sewer service line crossings. No sewer mainlines in
common drives, only sewer services (reminder that a maximum of three services are
allowed into a manhole, with a minimum 30-degrees of angle separation).
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4 LAND 462 East Shore Drive, Suite 140, Eagle, Idaho 83616 . 208.939.4041 - thelandgroupinc.com
L E GROUP
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There are no common driveways in this phase.
1.5 The geotechnical investigative report for this development, prepared by STRATA, dated
12/26/2007, which was prior to the termination gravel mining operation. Once the
operation ceased,the site was reclaimed in preparation for the proposed subdivision in
accordance with Dept. of Lands and project geotechnical engineer requirements.The
existing soils consist of well-graded sands and gravels which are extremely well-suited for
the proposed development as a subdivision according to Jason Densmer, PE, project
engineer.
Noted.Subsequent geotechnical studies have been conducted and are used as the basis of
project design.
As you complete your review, please don't hesitate to let me know if we can provide any additional
information to clarify the project's vision. I can be reached via email to mason@thelandgroupinc.com or
at 208.939.4041.
Sincerely,
rnDensmer
The Land Group, Inc.
Enclosures- Final Plat Application and with specified supporting attachments
t?AM. THE
5Q LAND 462 East Shore Drive, Suite 140, Eagle, Idaho 83616 . 208.939.4041 - thelandgroupinc.com
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