Southern Highlands Subdivision No. 2 FP-15-025BEFORE THE MERIDIAN CITY COUNCIL
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF FORTY-FIVE (45)
BUILDING LOTS AND FOUR (4)
COMMON LOTS ON 20.68 ACRES
OF LAND IN THE R-4 ZONING
DISTRICT FOR SOUTHERN
HIGHLANDS SUBDIVISION NO.2
BY: BRAD PFANNMULLER
APPLICANT
HEARING DATE: JULY 28, 2015
CASE NO. FP -15-025
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on July 28, 2015 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:
IT IS HEREBY ORDERED THAT:
1. The Final Plat of "PLAT SHOWING SOUTHERN HIGHLANDS
SUBDIVISION NO. 2, A RE -SUBDIVISION OF A PORTION OF LOT 16,
BLOCK 1, BLACKROCK SUBDIVISION NO. 1, LOCATED IN THE SE V4 OF
THE NW/40F SECTION 32, TOWNSHIP 3 NORTH, RANGE 1 EAST,
BOISE MERIDIAN, CITY OF MERIDIAN, ADA COUNTY, IDAHO 2015,
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR SOUTHERN HIGHLANDS SUBDIVISION NO.2 FP -15-025
Pagel of 3
HANDWRITTEN DATE: 7/9/15, GREGORY G. CARTER, PLS, SHEET 1 OF
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 July 28,
2015, a true and correct copy of which is attached hereto marked "Exhibit A" and
by this reference incorporated herein, and the response letter from Brad
Pfannmuller, 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
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR SOUTHERN HIGHLANDS SUBDIVISION NO. 2 FP -15-025
Page 2 of 3
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
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
,B�y�, action of the City Council at its regular meeting held on the � day of
ii to 2015.
Tammy d
Mayor , City Meridian
Attest: o�4opsc o A uc�sr 0
G
m IOAHO
faycee I o roan
City Clerk`F, SEAL
IN
11,lhl TRt O5 10.
Copy served upon the Applicant, Planning and Development Services Divisions of the
Community Development Department and City Attorney.
C�
By: c Dated: ('�! la L
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR SOUTHERN HIGHLANDS SUBDIVISION NO. 2 FP -15-025
Page 3 of 3
EXHIBIT A
Southern Highlands Subdivision No. 2 FP -15-025 PAGE 1
STAFF REPORT
MEETING DATE: July 28, 2015
TO: Mayor and City Council
FROM: Sonya Watters, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: FP-15-025 – Southern Highlands Subdivision No. 2
I. APPLICATION SUMMARY
The applicant, Brad Pfannmuller, has applied for a final plat (FP) consisting of 45 building lots and 4
common lots on 20.68 acres of land in the R-4 zoning district for the second phase of Southern
Highlands Subdivision.
II. STAFF RECOMMENDATION/DECISION
Staff recommends approval of the Southern Highlands Subdivision No. 2 final plat 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-15-025 as presented in the staff report for the hearing date of July
28, 2015, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number FP-15-025, as presented during the hearing on July 28, 2015, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number FP-15-025 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:
The subject property is located west of S. Eagle Road between E. Amity Road and E. Taconic
Drive, in the north ½ of Section 32, T. 3N., R. 1E. (Parcel Number: R0988260168)
B. Applicant:
Brad Pfannmuller
1025 W. Bridgeway Place, #190
Eagle, ID 83616
EXHIBIT A
Southern Highlands Subdivision No. 2 FP -15-025 PAGE 2
C. Owners:
Boise Hunter Homes
1025 Bridgeway Place, Ste. 160
Eagle, ID 83616
D. Representative(s):
Ted Burke, Horrocks Engineers
5700 E. Franklin Road, Ste. 160
Nampa, ID 83687
V. STAFF ANALYSIS
The proposed final plat depicts 45 building lots and 4 common lots on 20.68 acres of land in the R-4
zoning district. This is the second phase of development of Southern Highlands subdivision.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat (PP-13-033). The final plat depicts 1 fewer building lot in Block 2 than was approved with the
preliminary plat. The common open space with a pedestrian pathway and storm drainage area
previously proposed along the west boundary of the site has been relocated with the proposed final
plat to Lot 2C, Block 8 and Lot 11C, Block 9. The change is due to the steep slopes on the western
portion of the site that may not allow some of the residents to fully use the trail system and the high
risk of soil erosion on the slope which the applicant states is almost a 2:1 slope. As alternative site
amenities, the applicant proposes a picnic area consisting of two concrete pads with two picnic tables
and a bicycle rack along with a pathway in Lot 11C, Block 9.
The applicant submitted a calculations table showing the amount of common area approved with the
preliminary plat vs. the amount of common area now proposed with the aforementioned changes; the
overall amount is more than originally approved.
Because the number of building lots have not increased and the overall amount of qualified open
space is greater than originally approved, staff finds the proposed final plat in substantial compliance
with the approved preliminary plat as required.
Note: A secondary emergency access road was constructed on the site with development of Phase 1
through Whitebark Subdivision from the north via E. Amity Road as required with the preliminary
plat.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the previously approved development applications for this site
(AZ-13-016, Development Agreement Instrument #114034782) and preliminary plat (PP-13-
033).
2. The applicant shall obtain the City Engineer’s signature on the final plat within two years of City
Council approval of the previous final plat (by November 21, 2016), 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. Prior to signature on the final plat by the City Engineer, the plat shown in Exhibit C prepared by
Horrocks Engineers, dated July 9, 2015, shall be revised as follows:
a. Note #4: Include recorded instrument number.
b. Note #5: Include recorded instrument number.
EXHIBIT A
Southern Highlands Subdivision No. 2 FP -15-025 PAGE 3
c. Note #11: Include recorded instrument number.
d. Revise note #16 as follows: “Lots 24-29, and 31-35, Block 2 and Lots 1-3, and . . .”
e. Add recording instrument numbers for any and all existing easements within the boundaries
of this development.
5. The landscape plan prepared by Jensen Belts Associates, dated 7/9/15, shall be revised as follows:
a. Include a minimum 5-foot wide pedestrian pathway through Lot 11C, Block 9 for future
extension to the south as proposed by the applicant.
b. Include two (2) concrete pads with two (2) picnic tables and a bicycle rack in Lot 11C, Block
9 as proposed.
c. Label the fencing proposed along Lot 11C, Block 9 and Lot 2C, Block 8 as 4-foot tall metal
picket fence, consistent with other open space fencing and in accord with UDC 11-3A-7.
d. Include calculations for the linear feet of parkways minus curb cuts (26’) for driveways; the
number of street trees required vs. proposed within the parkways; the total amount of
qualified open space (excluding parkways); and the number of trees within common areas, in
accord with the standards listed in UDC 11-3G-3.
e. If the drainage area on Lot 11C, Block 9 is subsurface, remove the r ock depicted on the plan.
Storm drainage areas are required to be constructed in accord with the standards listed in
UDC 11-3B-11C.
6. The residential structures built within this subdivision shall be a minimum of 2,000 square feet in
size as depicted on the plat included in Exhibit C and shall be consistent with the conceptual
elevations included in the development agreement.
7. The CC&R’s for this subdivision shall include a provision for the slope area on Lots 31-34, Block
2; Lots 2-9, Block 7; and Lots 24-29, Block 2 to be landscaped and maintained in a consistent
manner.
8. All fencing installed on the site shall comply with UDC 11-3A-6 and 11-3A-7. If permanent
fencing does not exist at the subdivision boundary, temporary construction fencing to contain
debris shall be installed around this phase prior to release of building permits for this subdivision.
9. Design and construction of the storm drainage facilities shall follow best management practice as
adopted by the City and shall be constructed in accord with the standards listed in UDC 11-3B-
11C.
10. Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
11. Due to the elevation differentials in this development, the applicant shall be required to submit an
engineered master grading and drainage plan for approval by the Community Development
Department prior to signature on the final plat by the City Engineer. This plan shall establish, at a
minimum; the finish floor elevation of each building lot, the finish grade elevations of the rear lot
corners, the drainage patterns away from each building pad, the drainage patterns of the overall
blocks, and any special swales or subsurface drainage features necessary to control and maintain
storm water drainage. Applicant's engineer shall consult the 2012 International Residential Code
when establishing the finish floor elevations and drainage patterns away from the building pads.
12. A street light plan will need to be included for review with the civil construction plans. Street
light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting.
A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272
EXHIBIT A
Southern Highlands Subdivision No. 2 FP -15-025 PAGE 4
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. 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 be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-2211.
8. 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 11-5C-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.
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.
EXHIBIT A
Southern Highlands Subdivision No. 2 FP -15-025 PAGE 5
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 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 development plan approval.
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.
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
EXHIBIT A
Southern Highlands Subdivision No. 2 FP -15-025 PAGE 6
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 tiled per UDC
11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any
other applicable law or regulation
V. EXHIIBITS
A. Vicinity Map
B. Approved Preliminary Plat (dated: October 2013)
C. Proposed Final Plat (dated: 7/9/15)
D. Landscape Plan (dated: 7/9/15) & Calculations Table
EXHIBIT A
Southern Highlands Subdivision No. 2 FP -15-025 PAGE 7
Exhibit A – Vicinity Map
EXHIBIT A
Southern Highlands Subdivision No. 2 FP -15-025 PAGE 8
Exhibit B – Approved Preliminary Plat (dated: October 2013)
EXHIBIT A
Southern Highlands Subdivision No. 2 FP -15-025 PAGE 9
Exhibit C – Proposed Final Plat (dated: 7/9/15)
EXHIBIT A
Southern Highlands Subdivision No. 2 FP -15-025 PAGE 10
EXHIBIT A
Southern Highlands Subdivision No. 2 FP -15-025 PAGE 11
Exhibit D: Landscape Plan (dated: 7/9/15) & Calculations Table
EXHIBIT A
Southern Highlands Subdivision No. 2 FP -15-025 PAGE 12
Sonya Watters
From: Brad Pfannmuller <bradp@boisehunterhomes.com>
Sent: Thursday, July 23, 2015 2:19 PM
To: Sonya Watters; Charlene Way; Jacy Jones; Jaycee Holman; Machelle Hill
Subject: RE: Southern Highlands Sub. 2 FP -15-025 Staff Report for July 28th Council Mtg
Sonya,
We have reviewed the staff report for Southern Highlands #2 and are in agreement with your conditions. We
are requesting you to please place the final plat on the city councils consent agenda for the 28th of July. If you have any
questions please give me a call.
Thank you.
Brad R. Pfannmuller
1025 S. Bridgeway Place, Suite 290
Eagle, Idaho 83616
Office 208.577.5501
Cell 208.899.1061
BOISE HUNTER
HOMES
From: Sonya Watters [mailto:swatters@meridiancity.org]
Sent: Wednesday, July 22, 2015 4:49 PM
To: Charlene Way; Jacy Jones; Jaycee Holman; Machelle Hill
Cc: Brad Pfannmuller
Subject: Southern Highlands Sub. 2 FP -15-025 Staff Report for July 28th Council Mtg
Brad,
Please send me (& the Clerk) a written response to the staff report priorto tomorrow at 3:00 pm if you're in agreement
with the staff report conditions and you'd like this application to be placed on the consent agenda.
Thanks,
Sonya