Southern Highlands Subdivision No. 3 H-2016-0032BEFORE THE MERIDIAN CITY COUNCIL
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF 47 BUILDING
LOTS AND 5 COMMON LOTS ON
19.3 ACRES OF LAND IN THE R-4
ZONING DISTRICT FOR
SOUTHERN HIGHLANDS
SUBDIVISION NO.3
BY: BRAD PFANNMULLER, BOISE
HUNTER HOMES
APPLICANT
HEARING DATE: APRIL 5, 2016
CASE NO. H-2016-0032
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on April 5, 2016 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 SOUTHERN HIGHLANDS
SUBDIVISION NO. 3, A RE -SUBDIVISION OF LOT 16, BLOCK 1 OF
BLACKROCK SUBDIVISION, LOCATED IN SECTION 32, T.3N., R.1 E.,
B.M. MERIDIAN, ADA COUNTY, IDAHO, 2016, HANDWRITTEN DATE:
3/3/2016, GREGORY G. CARTER, PLS, SHEET 1 OF 5," is conditionally
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR SOUTHERN HIGHLANDS SUBDIVISION NO. 3 (H-2016-0032)
Page 1 of 3
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 April 5, 2016, 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 Pfammuller, Boise Hunter
Homes, 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
issue. A request for a regulatory takings analysis will toll the time period within which a Petition
for Judicial Review may be filed.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR SOUTHERN HIGHLANDS SUBDIVISION NO. 3 (H-2016-0032)
Page 2 of 3
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 (2 8) 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
52016.
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Tammy de r `__
Go�eo�Ax> DAz,�Ls,T ayor, C' of Meridian
Attest:
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City Clerk
day of
Copy served upon the Applicant, Planning and Development Services Divisions of the
Community Development Department and City Attorney.
By:kc�('�'� Dated:
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ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR SOUTHERN HIGHLANDS SUBDIVISION NO. 3 (H-2016-0032)
Page 3 of 3
EXHIBIT A
Southern Highlands Sub 3 – FP H-2016-0032 PAGE 1
STAFF REPORT
MEETING DATE: April 5, 2016
TO: Mayor and City Council
FROM: Sonya Watters, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Southern Highlands Subdivision No. 3 – FP (H-2016-0032)
I. APPLICATION SUMMARY
The applicant, Brad Pfannmuller, has applied for a final plat (FP) consisting of 47 building lots and 5
common lots on 19.3 acres of land in the R-4 zoning district for the third phase of Southern
Highlands Subdivision.
II. STAFF RECOMMENDATION/DECISION
Staff recommends approval of the Southern Highlands Subdivision No. 3 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 H-2016-0032 as presented in the staff report for the hearing date of
April 5, 2016, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2016-0032, as presented during the hearing on April 5, 2016, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2016-0032 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 and north of E. Taconic Drive, in Section
32, T. 3N., R. 1E. (Parcel Number: R0988260168)
B. Applicant:
Brad Pfannmuller, Boise Hunter Homes
1025 W. Bridgeway Place, #290
Eagle, ID 83616
EXHIBIT A
Southern Highlands Sub 3 – FP H-2016-0032 PAGE 2
C. Owners:
Woodside Harris, LLC
1025 Bridgeway Place, Ste. 290
Eagle, ID 83616
D. Representative(s):
Wendy Shrief, Horrocks Engineers
5700 E. Franklin Road, Ste. 160
Nampa, ID 83687
V. STAFF ANALYSIS
The proposed final plat depicts 47 building lots and 5 common lots on 19.3 acres of land in the R-4
zoning district. This is the third 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) included in Exhibit B. The final plat depicts the same number of building lots and a
slight increase in common area; therefore, the proposed final plat is deemed to be in substantial
compliance with the approved preliminary plat in as set forth in UDC 11-6B-3C.
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, 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
Idaho Survey Group, dated March 3, 2016, shall be revised as follows:
a. Note #12: Include recorded instrument number. The city does not have record of an existing
sanitary sewer easement in this location.
b. Depict a stub street within Block 4 to the east boundary of this phase as shown on the
preliminary plat.
c. Lot 9, Block 6 is required to have a minimum street frontage of 60 feet; revise accordingly.
5. The landscape plan prepared by Breckon Land Design, dated 3/9/16, shall be revised as follows:
a. Include landscaping within all of Lot 20, Block 5 as set forth in UDC 11-3G-3E.
b. Depict a stub street within Block 4 to the east boundary of this phase as shown on the
preliminary plat.
c. Lot 9, Block 6 is required to have a minimum street frontage of 60 feet; revise accordingly.
EXHIBIT A
Southern Highlands Sub 3 – FP H-2016-0032 PAGE 3
6. The residential structures built within this subdivision shall be a minimum of 2,000 square feet in
size and shall be consistent with the conceptual elevations included in the development
agreement.
7. 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.
8. 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.
9. Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
10. Re-orient the north arrow on plat sheet 3 of 5 toward the left page edge.
11. A street light plan has been submitted; however additional street lights will be required to meet
the minimum spacing requirements. 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
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, and 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.
EXHIBIT A
Southern Highlands Sub 3 – FP H-2016-0032 PAGE 4
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 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.
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 bott om
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
EXHIBIT A
Southern Highlands Sub 3 – FP H-2016-0032 PAGE 5
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
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 Sub 3 – FP H-2016-0032 PAGE 6
Exhibit A – Vicinity Map
EXHIBIT A
Southern Highlands Sub 3 – FP H-2016-0032 PAGE 7
Exhibit B – Approved Preliminary Plat (dated: October 2013)
EXHIBIT A
Southern Highlands Sub 3 – FP H-2016-0032 PAGE 8
Exhibit C – Proposed Final Plat (dated: 7/9/15)
EXHIBIT A
Southern Highlands Sub 3 – FP H-2016-0032 PAGE 9
Exhibit D: Landscape Plan (dated: 7/9/15) & Calculations Table
EXHIBIT A
Southern Highlands Sub 3 – FP H-2016-0032 PAGE 10
EXHIBIT A
Southern Highlands Sub 3 – FP H-2016-0032 PAGE 11
EXHIBIT A
Southern Highlands Sub 3 – FP H-2016-0032 PAGE 12
EXHIBIT B
Sonya Watters
From: Brad Pfannmuller <bradp@boisehunterhomes.com>
Sent: Thursday, March 31, 2016 3:11 PM
To: Sonya Watters; Barbara Shiffer, Charlene Way; Jacy Jones; Jaycee Holman; Machelle Hill;
Ted Burke; Greg Carter
Cc: Bruce Freckleton
Subject: RE: Southern Highlands Sub. 3 - FP H-2016-0032 Staff Report for April 5th Council Mtg
Sonya,
Sorry I was out in the field until 15 min ago. After reviewing the staff report we have a few comments that we
would like to have changed.
1. The stub street to the east is adjacent to lot 15 block 4. This road will be installed in phase 4.
2. The easement shown on the final plat is not correct and they will need to remove the note.
3. Lot 9 Block 6 we will change the lot frontage to make it comply with code.
4. Lot 20 Block 5 Common area — when we installed phase 1 we installed this portion of the park and this is why it
is not shown on the current plan because it has been installed.
Please let me know if these are items that will allow a consent agenda or will I need to present to council.
Thanks for your sending this over.
Regards,
Brad R. Pfannmuller
1025 S. Bridgeway Place, Suite 290
Eagle, Idaho 83616
Office 208.577.5501
Cell 208.899.1061
Bo11:i11 i uNTER
fiQME�
From: Sonya Watters [mailto:swatters meridiancity.orgI
Sent: Thursday, March 31, 2016 12:58 PM
To: Barbara Shiffer <bshifferOmeridiancity.org>; Charlene Way <cwaY@meridiancity.org>; Jacy Jones
<iionesC�meridiancity.org>; Jaycee Holman <iholman meridiancity.org>; Machelle Hill <mhill meridiancitv.org>
Cc: Brad Pfannmuller <bradol@boisehunterhomes.com>; Bruce Freckleton <bfreckleton mendiancity.org>
Subject: Southern Highlands Sub. 3 - FP H-2016-0032 Staff Report for April 5th Council Mtg
Brad - Please submit a written response to the staff report to the City Clerk's office
(iholman@meridiancity.org, mhiLL@meridiancity.org, ijones@meridiancity.org), cway@meridiancity.org 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 at 3:00 pm, your item will be placed on the consent agenda;
consent agenda items are passed in one motion by the Council at the beginning of the meeting. Note: 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.