PZ - Applicant Response to Staff ReportFNGINEERING
Wm jpH Pining and engineering communities for the Mure SOLUTIONS
July 5,2017
Planning & Zoning Commission
City of Meridian
33 East Broadway Avenue
Meridian, ID 83642
Re: Sky Mesa Subdivision Annexation/Rezone/Preliminary Plat
File No. H-2017-0068
Dear Planning & Zoning Commission:
We have reviewed staff comments for the Planning & Zoning Commission meeting of July 5,
2017, and have the following responses:
1029 N. Rosano Street, Suite 100
Meridian, ID 83642
Phone: (208)938-0980
Fax: (208) 938-0941
E-mail: es-beckym@qwestofflce.net
1. PLANNING DEPARTMENT
1.1 Site Specific Conditions of Approval
1.1.1 The applicant will enter into a Development Agreement (DA) prior to submittal
of the final plat application and pay the required fee.
The agreement shall, at minimum, incorporate the following provisions:
a. The applicant will comply.
b. The Owner/Beveloper requests eligibility if current or future provisions
allow for reimbursement for sewer or water improvements that provide
additional service and capacity to other projects. The Owner/Developer
shall be responsible for all costs associated with the sewer and water service
extension.
c. Ten Mile Creek will remain open and protected during construction.
d. Two-story homes visible from S. Eagle Road shall incorporate articulation to
break up monotonous wall planes and roof lines.
e. The site amenities (i.e. changing rooms, swimming pool, tot lot, parking)
proposed to be constructed on Lot 1, Block 13 shall be constructed with
Phase 3 of the development. The developer constructed a large pool facility
within the Southern Highlands development that will be available to the Sky
Mesa residents. The existing facility is within close proximity and has
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July 5, 2017
Page 2
capacity to serve two phases of Sky Mesa. The developer will install play
equipment, linear open space and pathways with Phase 1 of Sky Mesa
development Since Phase 1 and 2 are located north of Taconic, it does not
make sense to construct the second pool facility prior to Phase 3.
1.1.2 The following changes to the preliminary plat will be made:
a. The applicant will provide a minimum 20-foot wide access easement over Lot
59, Block 5 to the Fulcher parcel (#S 1132142001) either graphically on the
face of the plat or via a separate recorded easement.
b. The applicant will provide a stub street to the H 0 T 3, LLC parcel
(#S1132417210) south of E. Taconic Drive if required and provide an 8-inch
sewer stub and cleanout.
c. The applicant will depict a common lot for a common driveway for access to Lots
36 and 37, Block 8.
d. The applicant will include a note stating which lots are proposed to take access via
the common driveways.
e. The street frontage of Lot 20, Block 4; Lot 36, Block 5; and Lots 8-9, Block 13,
will be widened to a minimum of 60 feet.
f. The applicant will depict the street frontage for Lot 23, Block 5.
g. Based on the location of Ten Mile Creek, the applicant cannot break the block
with a stub street The multi-use pathway along Ten Mile Creek is planned for
the north side of the waterway. If a pedestrian path is added, it will intersect
with the NMID maintenance road and encourage residents to trespass on the
Fulciier parcel located at the south end of the waterway. We request that the
City Council approve the block length as shown and grant a waiver of the
requirement due to Ten Mile Creek.
h. The applicant does not want a common lot, but prefers to specify requirements
for maintenance of the sloped area. The applicant will incorporate detailed
specifications and maintenance provisions within the CC&R's. The UDC does
not require slopes be placed within common lots and I have no knowledge of a
situation where this was made a requirement of a preliminary plat.
i. The applicant proposes to remove one lot and provide a minimum width of 100
feet for the lots abutting Blackrock Subdivision. The minimum size for lots
adjoining Blackrock will be 15,000 square feet.
j. The applicant will revise the length of E. Mores Trail Ct. so the culdesac portion
of the street is no more than 450 feet.
k. No redesign has been submitted to the City or ACHD for the Eastridge
project We incorporated a stub street to the south in the event it was
determined interconnectivity was necessary between the Eastridge and Sky
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July 5, 2017
Page 3
Mesa. The location of the stub street was based on the topography due to
significant changes in elevation.
1. The existing pressure irrigation pump station for Blackrock Subdivision will be
platted on a separate common lot.
m. A pedestrian path was included to break the block length and connect the
patio homes with Phase 3. A stub street will be provided if the Hot 2 LLC
parcel develops as residential.
e. The applicant respectfully requests the City Council allow easements within
building lots for the pressure irrigation main line and gravity pipe serving
Blackrock. These types of private irrigation facilities are placed within
easements on all residential projects. Provisions will be incorporated into
the CC&M's to protect and allow for maintenance and access if necessary.
The Boise-Kuna Irrigation District easement located on the north boundary
is for an overflow or diversion of the Beasley Lateral to Ten Mile Creek.
The developer will be piping the Beasley Lateral through the Sky Mesa
development and the need for the overflow will not be necessary. The
easement will remain intact since it is rare the Boise Project Board of
Control relinquishes easements. We respectfully request the Council allow
the easement to be located within the buildable lots.
1.1.3 The landscape plan will be revised as follows:
a. Reflect the changes required to the preliminary plat above in condition #1.1.2,
unless otherwise approved by the Planning & Zoning Commission and City
Council.
b. A 10-foot-wide sidewalk/multi-use pathway within the street buffer along S. Eagle
Road north of E. Taconic Drive will be depicted.
c. A concrete pad at the end of the common drives will be depicted to accommodate
the receptacles of the residences that take access from the common driveway per
requirement of Republic Services.
d. Mitigation calculations will be provided on the landscape plan for existing trees
4-inch caliper and greater that are removed from the site and coordinate with
Elroy Huff, the City Arborist, to confirm mitigation requirements prior to
removal of any trees from the site.
1.1.4 The applicant will submit floodplain permit application if required.
1.1.5 The applicant will construct fencing as required.
1.1.6 The applicant will record a perpetual ingress-egress easement for the common
driveway(s) proposed within this development and include a requirement for
maintenance of a paved surface capable of supporting fire vehicles and equipment.
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July 5, 2017
Page 4
1.1.7 A public pedestrian easement will be provided for the multi-use pathway unless the
pathway will be in the right-of-way, in which case it will be covered under a
pedestrian easement with ACHD.
1.1.8 An exhibit for the common driveway will be provided with the final plat application
that depicts the setbacks, fencing, building envelope, and orientation of the lots and
structures.
1.1.9 "No Parking" signs will be installed along the 42-foot wide street sections within
the loops nearest S. Eagle Road where the patio homes are proposed.
1.1.10 The applicant will apply for Certificates of Zoning Compliance and Design Review
for the changing rooms and swimming pool. The applicant will construct these
amenities within Phase 3 of the development.
1.2 General Conditions of Approval
1.2.1 The applicant will comply.
1.2.2 The applicant will comply.
1.2.3 The applicant will comply.
1.2.4 The applicant requests modification from the City Council to include irrigation
easement areas within single-family lots.
1.2.5 The applicant will comply.
1.2.6 The applicant will comply.
1.2.7 The applicant will comply.
1.2.8 The applicant will comply.
1.2.9 The applicant will comply.
1.2.10 The applicant will comply.
1.2.11 The applicant will comply.
1.2.12 The applicant will comply.
1.2.13 The applicant will comply.
1.2.14 The applicant will comply.
1.3 Ongoing Conditions of Approval
1.3.1 Understood.
1.3.2 All common open space and site amenities will be maintained by the Sky Mesa
Homeowners Association.
1.3.3 Understood.
1.3.4 The applicant will comply.
1.3.5 The applicant will comply.
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July 5,2017
Page 5
1.3.6 Understood.
1.3.7 Understood.
1.4 Process Conditions of Approval
1.4.1 The applicant will submit a sign permit application for any additional
neighborhood signage.
1.4.2 The applicant will comply.
1.4.3 Understood.
1.4.4 The applicant will comply.
1.4.5 Understood.
1.4.6 The applicant will comply.
2. PUBLIC WORKS DEPARTMENT
2.1 SITE SPECIFIC CONDITIONS OF APPROVAL
2.1.1 The applicant will extend sewer as requested; the applicant wants to be eligible for
providing additional capacity if current or future codes provide for
reimbursement
2.1.2 The applicant will extend water as requested and provide the necessary
easements. The applicant questions the need to provide a loop of the water main
line from E. Renwtck Court to S. Calais Way.
2.2 GENERAL CONDITIONS OF APPROVAL
2.2.1 The applicant will comply.
2.2.2 The applicant will install sewer and water mains and will submit a request for a
reimbursement agreement for infrastructure enhancement.
2.2.3 The applicant will provide easements as requested.
2.2.4 The applicant will comply. An existing irrigation well will be used as the secondary
source.
2.2.5 No structures are currently present on the property.
2.2.6 The applicant will comply.
2.2.7 The applicant will comply.
2.2.8 The applicant will comply.
2.2.9 Understood.
2.2.10 Understood.
2.2.11 Understood.
2.2.12 Understood.
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July 5, 2017
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2.2.13 Understood.
2.2.14 Understood.
2.2.15 The applicant will comply.
2.2.16 The applicant will comply.
2.2.17 The applicant will comply.
2.2.18 The street centerline elevation certification was submitted with the final plat.
2.2.19 The applicant will comply.
2.2.20 Understood.
2.2.21 The applicant will submit street light plans as required.
2.2.22 The applicant will comply.
2.2.23 The applicant will comply.
3. POLICE DEPARTMENT
3.1 The Police Department did not submit comments on this application.
4. FIRE DEPARTMENT
4.1 No common driveways are proposed with this application.
4.2 Roadways will be built to Ada County Highway District standards.
5. REPUBLIC SERVICES
5.1 The applicant will revise the landscape plan to include a concrete pad at the end of the
common drive, with installation to occur when homes are constructed.
6. PARKS DEPARTMENT
6.1 Mitigation will be provided for any existing trees 4-inch caliper or greater that are
removed from the site.
6.2 A segment of the City's 10-foot-wide multi-use pathway system will be constructed
along project's frontage on the west side of S. Eagle Road.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 Site Specific Conditions of Approval (DRAFT) - The applicant and their traffic
engineer will be meeting with ACHD staff to determine actual proportionate share of
the cost for the roundabout based upon the traffic generated by Sky Mesa and
Southern Highlands and the timing of the financial participation. These negotiations
may or may not change some of the ACHD conditions of approval
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July 5,2017
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7.1.1 Prior to ACHD's signature on the final plat that contains the 201st building lot,
construct an eastbound dedicated right turn lane and a westbound center left turn lane
on Amity Road at the Marsala Way/Amity Road intersection.
7.1.2 With the first final plat, dedicate 48-feet of right-of-way from the centerline line of
Eagle Road abutting the site and dedicate additional right-of-way on the west side of
Eagle Road to accommodate the construction of the roundabout at the Eagle
Road/Taconic Drive intersection consistent with attachment 3 and provide ACHD
with a road trust deposit in the amount of $310,000.00 for half of the design and
construction of the roundabout prior to ACHD's signature on the first final plat.
7.1.3 Construct a single lane roundabout at the Eagle Road/Taconic Drive intersection prior
to ACHD's signature on the final plat that contains the 167th lot. The roundabout shall
be designed meeting all of the requirements of ACHD's Roundabout Design Manual
(District policy 5188).
7.1.4 Submit an update to the traffic impact study for review and approval prior to plans
acceptance and signature of the final plat that contains the 167th building lot.
7.1.5 In lieu of constructing the single lane roundabout when warranted, the applicant may
enter into a cooperative development agreement with ACHD for the construction of a
multi-lane roundabout at the Eagle Road/Taconic Drive intersection.
The Cooperative Development Agreement should include the intersection and
roadway design and construction, as well as allocation of costs. ACHD will provide
reimbursement for eligible project costs of permanent intersection and roadway
improvements consistent with the CIP.
7.1.6 Construct a 5-foot wide detached concrete sidewalk on Eagle Road abutting the site,
as proposed. The sidewalk shall be located a minimum of 41-feet from the centerline
of Eagle Road abutting the site. Provide a permanent right-of-way easement for the
detached sidewalks located outside of the dedicated right-of-way.
7.1.7 A 5-foot wide asphalt path may be constructed within the influence area of the
roundabout on Eagle Road.
7.1.8 Widen Taconic Drive from Eagle Road to 450-feet west of Calais Way, to a 36-foot
wide collector with vertical curb, gutter, an 8-foot wide planter strip and a 5-foot wide
detached concrete sidewalk on the north side of the roadway, maintaining the existing
10-foot wide detached sidewalk on the south side of Taconic Drive.
7.1.9 As Taconic Drive extends further west/south, widen Taconic Drive to a complete 36-
foot wide collector roadway with vertical curb and gutter on the south side of the
roadway, maintaining the existing 10-foot wide detached sidewalk on the south side of
Taconic Drive.
7.1.10 Construct Montague Way north of Rockhampton Street as a 29-foot street section with
rolled curb, gutter, and a 5-foot wide attached concrete sidewalk within 50-feet of
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July 5, 2017
Page 8
right-of-way, as proposed. Install "NO PARKING" signs on one side of Montague
Way.
7.1.11 Construct Lawton, Menard, Radiant, and Raphine Streets as 29-foot street sections
with rolled curb, gutter, and 5-foot wide attached concrete sidewalks within 42-feet of
right-of-way, as proposed. Install "NO PARKING" signs on one side of Lawton,
Menard, Radiant, and Raphine Streets.
7.1.12 Construct all of the other internal local streets as 33-foot wide street sections with
rolled curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached concrete
sidewalk within 60-feet of right-of-way.
7.1.13 Written approval from the Meridian Fire Department approval for the reduced street
sections will be provided.
7.1.14 Constract cul-de-sac turnarounds with a minimum radius of 45-feet at the terminus of
the following roadways:
Montague
Genoard
Renwick
Rosalia
Stromboli
7.1.15 Construct 7 roadways to intersect Taconic Drive as follows:
Radiant Avenue, north and south of Taconic Drive, located approximately 210-
feet west of Eagle Road.
Raphine Way, north and south of Taconic Drive, located approximately 480-
feet west of Eagle Road.
Calais Way, north and south of Taconic Drive, located approximately 1,300-
feet west of Eagle Road.
Lodge Trail Drive, south side of Taconic Drive, located approximately, 2,600-
feet west of Eagle Road.
7.1.16 Construct one stub street to the north, Montague Way, located 200-feet east of the
west property line. Install a sign at the terminus of the stub street which states, "THIS
ROAD WILL BE EXTENDED IN THE FUTURE." Construct a temporary
turnaround at the terminus of Montague Way encompassing a building lot, as
proposed. Provide an easement for the temporary turnaround. The easement shall the
entire lot shall be encumber the entire lot and be identified on the plat as a non-
buiidable lot until the street is extended.
7.1.17 Constmct one stub street to the south, Bentwaters Way, 130-feet west of the east
property line, as proposed. Install a sign at the terminus of the stub street which states,
"THIS ROAD WILL BE EXTENDED IN THE FUTURE."
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July 5,2017
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7.1.18 Construct one stub street to the south, Mores Trail Court, located 1,010-feet west of
the east property line, as proposed. Install a sign at the terminus of the stub street
which states, "THIS ROAD WILL BE EXTENDED IN THE FUTURE."
7.1.19 Direct lot access js prohibited to Eagle Road and Taconic Drive and will be noted on
the final plat.
7.1.20 ACHD impact fees will be paid prior to issuance of a building permit.
7.1.21 Comply with all Standard Conditions of Approval.
7.2 Standard Conditions of Approval (DRAFT)
7.2.1 The applicant will comply.
7.2.2 No private utilities will be located within the ACHD right-of-way.
7.2.3 The applicant will comply.
7.2.4 The applicant will comply.
7.2.5 The applicant will enter into a license agreement for all landscaping proposed within
ACHD right-of-way or easement areas.
7.2.6 The applicant will bear all utility relocation costs associated with improving street
frontages abutting the site.
7.2.7 The applicant will verify all existing utilities within the right-of-way and repair
existing utilities damaged by the applicant.
7.2.8 Utility street cuts in pavement less than five years old will not be made unless
approved in writing by the District.
7.2.9 All design and construction will be in accordance with the ACHD Policy Manual,
ISPW C Standards and approved supplements, Construction Services procedures and
all applicable ACHD Standards unless specifically waived herein. An engineer
registered in the State of Idaho shall prepare and certify all improvement plans.
7.2.10 Understood.
7.2.11 It is understood that no change in the terms and conditions of ACHD's approval shall
be valid unless they are in writing and signed by the applicant or the applicant's
authorized representative and an authorized representative of ACHD.
7.2.12 Any changes to the site plan will be submitted to ACHD for review.
Meridian Planning & Zoning Commission
July 5, 2017
Page 10
Thank you for your review of this project. Please feel free to call me if you have additional
comments or questions.
Sincerely,
Engineering Solutions, LLP
Becky McKay
Planner
BM:ss
cc: Sky Mesa Development, LLC