HomeMy WebLinkAboutZ - Approved Order BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: SEPTEMBER 9, 2025
ORDER APPROVAL DATE: SEPTEMBER 23, 2025
IN THE MATTER OF THE )
REQUEST FOR FINAL PLAT )
CONSISTING OF 48 BUILDING ) CASE NO. FP-2025-0020
LOTS AND 8 COMMON LOTS ON )
8.52 ACRES OF LAND IN THE R-8 ) ORDER OF CONDITIONAL
ZONING DISTRICT FOR ) APPROVAL OF FINAL PLAT
SKYBREAK NO. 4 SUBDIVISION. )
BY: LAREN BAILEY, CONGER )
GROUP )
APPLICANT )
This matter coming before the City Council on September 9, 2025 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 SKYBREAK NO. 4 SUBDIVISION,
LOCATED IN THE SE '/4 of the NW 1/4 OF SECTION 4, TOWNSHIP 2N,
RANGE IE, BOISE MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO, 2025,
HANDWRITTEN DATE: 3/25/2025, BY JEFF BEAGLEY, PLS, SHEET 1 OF
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(SKYBREAK NOA SUBDIVISION FP-2025-0020)
Page 1 of 3
4," 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 September
9, 2025, a true and correct copy of which is attached hereto marked "Exhibit A"
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(SKYBREAK NOA SUBDIVISION FP-2025-0020)
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 23rd day of
September
2025.
By:
Robert E. Simison 9-23-2025
Mayor, City of Meridian
Attest:
Chris Johnson 9-23-2025
City Clerk
Copy served upon the Applicant,Planning and Development Services Divisions of the Community
Development Department and City Attorney.
9-23-2025
By: Dated:
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(SKYBREAK NOA SUBDIVISION FP-2025-0020)
Page 3 of 3
EXHIBIT A
COMMUNITY DEVELOPMENT C'" �fEPIDIAN*,,
DEPARTMENT REPORT
HEARING 9/9/2025 Legend
DATE:
Project Location
TO: Mayor& City Council Area of Impact
4-m City Limits
FROM: Linda Ritter,Associate Planner Analysis
0 IN
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208-884-5533
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Iritter@meridiancity.org
APPLICANT: Laren Bailey, Conger Group
SUBJECT: FP-2025-0020
Skybreak No. 4 -FP
LOCATION: Located in the SE 1/4 of the NW 1/4 of
Section 4, Township 2N,Range I E,
Parcel No. S 1404233670
I. PROJECT OVERVIEW
A. Summary
Final Plat consisting of 48 single-family residential building lots and 8 common lots on 8.52 acres
in the R-8 zoning district for Skybreak No. 4 Subdivision.
B. Issues/Waivers
None
C. Recommendation
Staff recommend approval of the proposed final plat with the conditions of approval in Section
IV of this staff report.
D. Decision
Approval
City of Meridian I Department Report 1. Project Overview
I1. COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Residential -
Existing Zoning R-8 VI.A.2
Adopted FLUM Designation Medium Density Residential VI.A.3
Note: City/Agency Comments and Conditions Section and public record for all department/agency
comments received. Skybreak No. 4 Subdivision FP-2025-0020(copy this link into a separate browser).
City of Meridian I Department Report II. Community Metrics
III. STAFF ANALYSIS
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat(H-2020-0127) as required by UDC 11-6B-3C.2. The submitted final plat is for the fourth phase
of construction for the approved preliminary plat;therefore,the proposed plat is in substantial
compliance with the approved preliminary plat as required.
IV. CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
1. Applicant shall comply with all previous conditions of approval associated with this
development: H-2020-0127 (AZ,PP),DA Instrument No. 2021-119175,FP-2021-0058,FP-
2022-0022,FP-2023-0017.
2. No building permits shall be submitted until the final plat for the associated phase is
recorded.
3. The final plat shown in Section VI.G,prepared by Sawtooth Land Surveying,LLC, stamped
on 5/12/2025 by James R.Washburn, shall be revised prior to signature on the final plat by
the City Engineer,as follows:
a. Note#14: Include the instrument number for the ACHD sidewalk easement.
b. Note#15: Include the instrument number for the City of Meridian sewer and water
easement.
c. Note#18: Include the instrument number for the ACHD temporary storm drainage
easement.
3. The Landscape Plan prepared by The Land Group, dated March 3,2025,and signed by Jeff
Beagley shall be revised as follows:
a. Provide documentation from ACHD allowing the fence to go across the drainage area in
Lot 1,Block 8. If permission has not been granted revise the plan to show the fence
outside of the drainage area.
4. Future development shall be consistent with the minimum dimensional standards listed in
UDC Table 11-2A-6 for the R-8 zoning district.
5. The rear and/or sides of any 2-story structures facing S. Eagle Rd shall incorporate
articulation through changes in two or more of the following: modulation(e.g.projections,
recesses, step-backs,pop-outs),bays,banding,porches,balconies,material types,or other
integrated architectural elements to break up monotonous wall planes and roof lines. Single-
story structures are exempt from this requirement. Planning approval will be required at time
of building permit.
6. Off-street parking is required to be provided in accord with the standards listed in UDC Table
11-3C-6 for single-family dwellings based on the number of bedrooms per unit.
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, Sue Prescott, at 887-1620 for more
information.
8. Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-
3A-15,UDC 11-3B-6 and MCC 9-1-28.
9. Administrative design review will be required for all new attached residential structures
containing two (2)or more dwelling units.
City of Meridian I Department Report III. Staff Analysis
10. The applicant shall construct all proposed fencing and/or any fencing required by the UDC,
consistent with the standards as set forth in UDC 11-3A-7 and 11-3A-6B, as applicable.
11. Upon completion of the landscape installation, a written Certificate of Completion shall be
submitted to the Planning Division verifying all landscape improvements are in substantial
compliance with the approved landscape plan as set forth in UDC 11-3B-14.
12. The applicant shall obtain the City Engineer's signature on the final plat within two (2)years
of the date of approval of the preliminary plat(August 9,2026), in accord with UDC 11-6B-
7, in order for the final plat to remain valid; or a time extension may be requested.
13. Staff s failure to cite all relevant UDC requirements does not relieve the applicant from
compliance.
B. Meridian Public Works
SITE SPECIFIC CONDITIONS:
1. Secondary connection required with Phase 5.After this phase(Phase 4)no other phases will
be allowed without a secondary connection.
GENERAL CONDITIONS:
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. 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-313.
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.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.
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. Applicant must file an application for surety,which can
City of Meridian I Department Report IV. City/Agency Comments &Conditions
be found on the Community Development Department website. Please contact Land
Development Service for more information at 887-2211.
8. 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.
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.
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 I I-1-4B.
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 I-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. Street light plan requirements are listed in section 6-7 of the Improvement Standards for
Street Lighting(http://www.meridiancity.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.
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
prepared by an Idaho Licensed Professional Land Surveyor,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. All easements must be submitted,reviewed, and approved prior to signature of
the final plat by the City Engineer.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
20. Applicant shall be responsible for application and compliance with and NPDES permitting
that may be required by the Environmental Protection Agency.
21. Any wells that will not continue to be used must be properly abandoned according to Idaho
Well Construction Standards Rules administered by the Idaho Department of Water
Resources. The Developer's Engineer shall provide a statement addressing whether there are
any existing wells in the development, and if so,how they will continue to be used, or
provide record of their abandonment.
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 the Central District Health Department for
abandonment procedures and inspections.
23. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water(UDC 11-3B-6.). 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.
24. 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 I I-3A-6. In performing such work,the applicant shall comply with Idaho Code 42-
1207 and any other applicable law or regulation.
C. Irrigation Districts
1. Boise Project Board of Control
https:llweblink.meridiancioy.org/WebLink/Browse.aspx?id=411326&dbid=0&repo=Meridia
nCi
D. Idaho Department of Environmental Quality(DEQ)
https:11weblink.meridiancity.orglWebLink/Browse.aspx?id=411326&dbid=0&repo=MeridianCit
X
E. Idaho Transportation Department(ITD)
https:llweblink.meridiancity.org/WebLink/Browse.aspx?id=411326&dbid=0&repo=MeridianCit
X
V. ACTION
A. Staff:
Staff recommend approval of the proposed final plat with the conditions of approval in Section
IV of this staff report.
B. City Council:
Approval with conditions
City of Meridian I Department Report V. Action
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C. Service Accessibility Report
PARCEL S1404233670 SERVICE ACCESSIBILITY
Overall Score: 28 28th Percentile
Lc cation In City Limits GREEN
Extension Sewer Trunks hed mains < 500 ft.from parcel GREEN
Floodplain Either not within the 100 yr floodplain or > 2 a GREEN
Emergency Services Fire Response time < 5 min. GREEN
Emergency Services Police Meets response time goals most of the time GREEN
Pathways Within 1/4 mile of future pathways YELLOW
Transit Not within 1/4 of current or future transit route
Arterial Road Buildout Status Ultimate configuration (#of lanes in master streets YELLOW
plan) > existing (# of lanes) & road IS in 5 yr work plan
School Walking Proximity From 112 to 1 mile walking YELLOW
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School DrivafJility Not within 2 miles driving of existing orfuture sc:-ic RED
Either a Regional Park within 1 mile OR a Ccmmur7it,
Park Wa I ka bility Park within 112 mile OR a Neighborhood Park within GREEN
1/4 mile walking
City of Meridian I Department Report VI. Exhibits
A. Preliminary Plat(date: 6/21/2021)
PRELIMINARY PLAT FOR SKVRREAK 5URDIV15ION -- —
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City of Meridian Department Report VI. Exhibits
B. Final Plat(date: 3/1/2025)
SKYBREAK SUBDIVISION NO.4
LOCATED M THE SE114 OF THE IVWZ14 Of SECTION 4,T 2 N,R.Z E.,&K,
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SKYBRFAK SUBDIVISION NO.4
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C. Landscape Plan(date: 10/14/2024)
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D. Qualified Open Space Exhibit
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