CC - Staff Report - REV - 10/15Hacienda No. 5 – H-2015-0003 PAGE 1
STAFF REPORT
Hearing Date: October 20, 2015
TO: Mayor and City Council
FROM: Josh Beach, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: H-2015-0003 – Hacienda No. 5
I. APPLICATION SUMMARY
The applicant has applied for approval of a final plat consisting of forty-nine (49) residential lots and five
(5) common lots on approximately 9.51 acres of land in the R-8 zoning district. This is the second phase
of development proposed for the Hacienda South Subdivision.
II. STAFF RECOMMENDATION
Staff recommends approval of final plat (FP) application 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. PROPOSED MOTION
Approval
I move to approve File Number H-2015-0003 as presented in the staff report for the hearing date of
October 20, 2015 with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2015-0003 as presented in the staff report for the hearing date of
October 20, 2015, for the following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2015-0003 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 site is located on the east side of N. Meridian Road, midway between Chinden Boulevard and
E. McMillan Road in the NE ¼ of Section 30, Township 4 North, Range 1 East. (Parcel #’s:
S0530233820 )
B. Applicant/Owner:
Jayo Development
10564 W. Business Park
Boise, Idaho 83709
C. Representative:
Scott Prillaman, J.J. Howard LLC
5983 W. State Street, Suite #D
Boise, Idaho 83703
Hacienda No. 5 – H-2015-0003 PAGE 2
V. STAFF ANALYSIS
The proposed final plat consists of forty-four (49) residential lots and five (5) common lots on
approximately 9.51 acres of land in the R-8 zoning district. The gross density of the development is
5.15 dwelling units per acre. All of the lots proposed in this subdivision are for single-family
detached homes and comply with the dimensional standards of the R-8 zoning district listed in UDC
Table 11-2A-6. There is an existing home and accessory structures on this site that are proposed to be
removed with the construction of the subdivision.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat in accord with the requirements listed in UDC 11-6B-3C.2. The number of buildable lots and
common area is the same as shown on the preliminary plat; therefore, staff finds the proposed final
plat in substantial compliance with the approved preliminary plat.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved annexation, preliminary plat (AZ-13-007 & PP-13-
016) and recorded development agreement (Instrument No.113135120) for this subdivision.
2. The applicant has until February 2, 2017, 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. Revise the notes on the face of the plat prepared by JJ Howard, LLC, dated 09/04/15, prepared by
Joseph R. Jones, prior to signature on the final plat by the City Engineer, as follows:
• Include in note #5 that Lot 19, Block 12 and Lot 60, Block 6 are common lots that shall be
maintained by the homeowner’s association.
5. The applicant shall comply with the submitted landscape plan prepared by Ivy Design Landscape
Architecture, dated 1/21/14, with the following changes:
• All fencing shall be installed in accordance with UDC 11-3A-7. Per UDC 11-3A-7A7a, the
applicant is responsible for fencing micropaths and pathway lots to distinguish the common
areas from the private areas. Where the buildable lots abut internal common lots fencing
must either be 4-foot solid or 6-foot open vision. Provide a detailed fence plan prior to
obtaining City Engineer’s signature on the final plat.
• Lot 1, Block 15, Lot 1, Block 16 and Lot 1, Block 17 of Hacienda No. 4 shall be
landscaped prior to receiving certificate of occupancy for any structures in Hacienda No. 5.
• All common open space and site amenities shall be maintained by a homeowner's
association as set forth in UDC 11-3G-3F1.
Provide two (2) full size copies of landscape plan with the aforementioned changes prior to
obtaining City Engineer’s signature on the final plat.
6. 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.
7. Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the applicant of responsibility for compliance.
Hacienda No. 5 – H-2015-0003 PAGE 3
8. Prior to the issuance of any new building permits, the property shall be subdivided in accordance
with the UDC.
9. 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.
10. The applicant shall comply with the submitted conceptual elevations attached to the recorded
development agreement.
11. Prior to City Engineer’s signature on a final plat, the applicant shall:
• Obtain a license agreement from the irrigation district to develop the easement area on
Lots 2-4, Block 2 with fencing and landscaping.
• If SID requires access across the buildable lots in the form of a gravel road and/or a
portion of the property cannot be customized by the home owners, the applicant shall
place the easement in a common area to be owned and maintained by the HOA.
12. Prior to the City Engineer’s signature on the second phase of a final plat, the existing structures
on the site must be demolished.
13. Prior to City Engineer’s signature on the final plat, the applicant shall submit a final approval
letter from the Street Naming Committee approving the street names for the proposed
subdivision.
14. A street light plan will need to be included for review with the civil 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 . The
plan will need to include the installation of Type 1 lights along Meridian Road in addition to
Type 2 lights on the subdivisions internal streets.
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.
Hacienda No. 5 – H-2015-0003 PAGE 4
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, 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.
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
Hacienda No. 5 – H-2015-0003 PAGE 5
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.
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. EXHIBITS
A. Vicinity Map
B. Approved Preliminary Plat (dated: 07/03/13)
C. Proposed Final Plat (dated: 09/04/15)
D. Proposed Landscape Plan (dated: 01/21/14)
E. Open Space Exhibit (dated 07/03/2013)
Hacienda No. 5 – H-2015-0003 PAGE 6
Exhibit A – Vicinity Map
Hacienda No. 5 – H-2015-0003 PAGE 7
Exhibit B – Approved Hacienda South Subdivision
Hacienda No. 5 – H-2015-0003 PAGE 8
Exhibit C – Proposed Final Plat
Hacienda No. 5 – H-2015-0003 PAGE 9
Hacienda No. 5 – H-2015-0003 PAGE 10
Exhibit D. – Proposed Landscape Plan
Hacienda No. 5 – H-2015-0003 PAGE 11
EXHIBIT E. - Open Space Exhibit