CC - Staff Report1
Charlene Way
From:Joshua Beach
Sent:Thursday, November 30, 2017 8:33 AM
To:Kristi Watkins (kwatkins@jub.com); Barbara Shiffer; Bill Parsons; C.Jay Coles; Charlene
Way
Subject:Oaks No. 8
Attachments:Oaks South No. 8 - FP H-2017-0146.pdf
Kristi - Please submit a written response to the staff report to the City Clerk’s office
(cjcoles@meridiancity.org , mhill@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.
Josh Beach | Associate City Planner
City of Meridian | Community Development Department
33 E. Broadway Ave., Meridian, Idaho 83642
Phone: 208-489-0576
Built for Business, Designed for Living
www.opportunitymeridian.org
All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law,
in regards to both release and retention, and may be released upon request, unless exempt from disclosure by law.
Oaks South Subdivision No. 8 - FP H-2017-0146 PAGE 1
STAFF REPORT
MEETING DATE: December 5, 2017
TO: Mayor and City Council
FROM: Josh Beach, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Oaks South Subdivision No. 8 – FP (H-2017-0146)
I. APPLICATION SUMMARY
The applicant has applied for final plat (FP) approval to develop 30 single-family residential building
lots and 4 common lots on 7.78 acres of land in the R-8 zoning district.
II. STAFF RECOMMENDATION/DECISION
Staff recommends approval of the Oaks South Subdivision No. 7 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-2017-0146 as presented in the staff report for the hearing date of
December 5, 2017, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2017-0146, as presented during the hearing on December 5, 2017, for
the following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2017-0146 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: (Parcel #: S0433212510)
The site is located on the south side of W. McMillan Road, approximately ½ mile west of N.
Black Cat Road in the NW ¼ of Section 33, Township 4N, Range 1W.
B. Applicant/Owner:
Toll ID I, LLC
3103 W. Sheryl Drive, Ste. 100
Meridian, Idaho 83642
C. Representative:
Kristi Watkins, JUB Engineers, Inc.
250 S. Beechwood Ave., Ste. 201
Boise, Idaho 83709
Oaks South Subdivision No. 8 - FP H-2017-0146 PAGE 2
V. STAFF ANALYSIS
The proposed final plat depicts 30 single-family residential building lots for detached homes and 4
common lots on 7.78 acres of land in the R-8 zoning district. The average lot size for this phase is
7,146 square feet (s.f.) with a minimum lot size of 6,550 s.f. The gross density for this phase is 4.37
dwelling units per acre with a net density of 6.09 dwelling units per acre.
The proposed common open space for this phase consists of the landscape buffer along W. McMillan
Road and parkways along interior local streets. The common open space proposed is approximately
.86 acres and is consistent with that approved with the overall Oaks South development.
Staff has reviewed the proposed final plat for substantial compliance with the approved revised
preliminary plat (PP-13-013). Because the number of building lots and the amount of qualified open
space proposed on the final plat are the same as approved with the preliminary plat, staff deems the
final plat to be in substantial compliance as required by UDC11-6B-3C.2.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall comply with all terms of the approved Oaks South annexation (AZ-13-008);
preliminary plat (PP-13-013) and recorded development agreement (DA #114030972).
2. The applicant shall obtain the City Engineer’s signature on the final plat within two years of the
City Engineer’s signature on a previous 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. The final plat prepared by J-U-B Engineers, Inc., stamped on 11/1/17, by Michael S. Byrns, shall
be revised as follows:
Notes:
a. Note #10: Include recorded Instrument number.
Easement Notes:
b. Note #4: Include recorded Instrument number.
c. Note #6: Include recorded Instrument number.
5. The landscape plan prepared by Jensen Belts Associates, dated 10/23/17, is approved as
submitted.
6. 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.
7. Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the applicant of responsibility for compliance.
8. Prior to the issuance of any building permit, the property shall be subdivided in accordance with
the UDC.
9. The applicant shall comply with the submitted home elevations approved with the preliminary
plat.
10. 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.
Oaks South Subdivision No. 8 - FP H-2017-0146 PAGE 3
11. A street light plan will need to be submitted 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.
12. Applicant shall be required to install a 12-inch diameter water main in McMillan Road along the
frontage of this proposed development..
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.
Oaks South Subdivision No. 8 - FP H-2017-0146 PAGE 4
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.
Oaks South Subdivision No. 8 - FP H-2017-0146 PAGE 5
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
(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.
VIII. EXHIIBITS
A. Vicinity/Zoning Map
B. Approved Preliminary Plat (PP-13-013) (dated: 8/6/13, revised 10/4/13)
C. Proposed Final Plat (stamped/dated: 11/1/2017)
D. Proposed Landscape Plan (dated: 10/23/2017)
Oaks South Subdivision No. 8 - FP H-2017-0146 PAGE 6
Exhibit A – Vicinity/Zoning Map
Oaks South Subdivision No. 8 - FP H-2017-0146 PAGE 7
Exhibit B – Approved Preliminary Plat (PP-13-013) (dated: 8/6/13, revised 10/4/13)
Oaks South Subdivision No. 8 - FP H-2017-0146 PAGE 8
Exhibit C – Proposed Final Plat (dated: 11/1/2017)
Oaks South Subdivision No. 8 - FP H-2017-0146 PAGE 9
Exhibit D –Proposed Landscape Plan (dated: 10/23/2017)