CC - Staff Report
Southern Highlands Sub 4 – FP H-2017-0073 PAGE 1
STAFF REPORT
MEETING DATE: June 20, 2017
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. 4 – FP (H-2017-0073)
I. APPLICATION SUMMARY
The applicant, Sky Mesa Development, LLC, has applied for a final plat (FP) consisting of 30
building lots and 2 common lots on 11.35 acres of land in the R-4 zoning district for the fourth and
final phase of Southern Highlands Subdivision.
II. STAFF RECOMMENDATION/DECISION
Staff recommends approval of the Southern Highlands Subdivision No. 4 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-2017-0073 as presented in the staff report for the hearing date of
June 20, 2017, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2017-0073, as presented during the hearing on June 20, 2017, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2017-0073 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 south of E. Amity Road and west of S. Eagle Road, in Section 32,
T. 3N., R. 1E. (Parcel Number: R0988260901)
B. Applicant:
Sky Mesa Development, LLC
1025 S. Bridgeway Place, Ste. 290
Eagle, ID 83616
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C. Owners:
Woodside Harris, LLC
1025 Bridgeway Place, Ste. 290
Eagle, ID 83616
D. Representative(s):
Becky McKay, Engineering Solutions, LLP
1029 N. Rosario Street, Ste. 100
Meridian, ID 83642
V. STAFF ANALYSIS
The proposed final plat depicts 30 building lots and 2 common lots on 11.35 acres of land in the R-4
zoning district. This is the fourth 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 and found it to contain the same number of building lots and
common area as approved with the preliminary plat. 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.
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 May 18, 2019), 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 May 8, 2017, shall be revised as follows:
a. Note #11: Include recorded instrument number.
b. Note #12: Include recorded instrument number.
c. Create note to reference the sanitary sewer main easement being created by Site Specific
Condition of Approval #10 below.
d. Complete the recording Instrument No. information for the existing ACHD easement shown
in the plat legend.
e. Create a 20-foot wide sanitary sewer main easement across Lot 24, Block 6, and Lot 16,
Block 9 per General Requirement #19 below, with a graphic depiction of said easement
locations across each lot.
5. The landscape plan prepared by Breckon Land Design, dated 5/3/17, is approved as submitted.
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. Because a 21-foot wide PUDI easement exists adjacent to any public street within this
development (per Note #1 on the final plat), the front building setback for shall also be a
minimum of 21 feet.
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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.
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. 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-3B.
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. 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.
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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 11-1-4B.
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 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. Street light plan requirements are listed in section 6-5 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.
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 Water Department at
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(208)888-5242 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.
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 (MCC 9-1-28.C.1). 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: 5/8/17)
D. Landscape Plan (dated: 5/3/17)
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Exhibit A – Vicinity Map
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Exhibit B – Approved Preliminary Plat (dated: October 2013)
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Exhibit C – Proposed Final Plat (dated: 5/8/17)
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Exhibit D: Landscape Plan (dated: 5/3/17)