CC - Staff Report1
Charlene Way
From:Joshua Beach
Sent:Wednesday, May 09, 2018 3:30 PM
To:Matthew Schultz; Barbara Shiffer; Bill Parsons; C.Jay Coles; Charlene Way; Chris Johnson
Subject:Harper Ridge Subdivision (H-2018-0040)
Attachments:Harper Ridge Subdivision - FP H-2018-0040 .pdf
Matt - Please submit a written response to the staff report to the City Clerk’s office
(cjcoles@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.
Harper Ridge Subdivision– FP (H-2018-0040) PAGE 1
STAFF REPORT
MEETING DATE: May 15, 2018
TO: Mayor and City Council
FROM: Josh Beach, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Harper Ridge Subdivision – FP (H-2018-0040)
I. APPLICATION SUMMARY
The applicant, McMaster Limited Partnership, has applied for final plat (FP) approval of 16 multi-
family residential building lots and 2 common lots on 10.68 acres of land in an existing C-G zoning
district, for Harper Ridge Subdivision.
II. STAFF RECOMMENDATION
Staff recommends approval of the Harper Ridge Subdivision 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-2018-0040 as presented in the staff report for the hearing date of
May 15, 2018, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2018-0040, as presented during the hearing on May 15, 2018, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2018-0040 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 at 3885 E. Copper Point Drive, in the north ½ of the SW ¼ of Section 21,
Township 3N., Range 1E.
B. Applicant/Owner:
McMaster Limited Partnership
P.O. Box 2640
Eagle, ID 83616
C. Representative:
Matt Schultz, Schultz Development
P.O. Box 1115
Harper Ridge Subdivision– FP (H-2018-0040) PAGE 2
Meridian, ID 83680
V. STAFF ANALYSIS
The proposed final plat depicts 16 multi-family residential building lots and 2 common lots on 10.68
acres of land in a C-G zoning district. The gross density of the proposed subdivision is 11.61 dwelling
units (d.u.) per acre. All of the lots are for multi-family buildings and must comply with the
dimensional standards of the C-G zoning district listed in UDC Table 11-2B-3. Staff has reviewed the
proposed plat and found it in compliance with the aforementioned dimensional standards. The open
space provided for this development includes approximately 13% of the site or 1.39 acres of land.
The proposed amenities include a pool, a clubhouse a playground, fitness center, and fire pit.
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 approved preliminary
plat; therefore, staff finds the proposed final plat in substantial compliance with the approved
preliminary plat.
VI. SITE SPECIFIC CONDITIONS
1. The applicant shall comply with all applicable conditions of approval associated with this site
(AZ-02-004; H-2017-0151, and recorded development agreement instrument #102143307; A-
2018-0123).
2. The applicant has until March 20, 2020, to obtain City Engineer’s signature on the final plat or
apply for a time extension in accord with UDC 11-6B-7.
3. The final plat prepared by Idaho Survey Group, dated 2/25/2018, prepared by Gregory G. Carter,
shall be revised as follows:
a. The applicant shall record legally binding documents that state the maintenance and
ownership responsibilities for the management of the development, including, but not
limited to, structures, parking, common areas, and other development features, per UDC
11-4-3-27G. A recorded copy shall be submitted to the City prior to issuance of
Certificate of Occupancy for the first structure within the development.
b. Easements for sanitary sewer and water mainlines shall be provided per General
Condition #19.
c. Note #2: Include instrument number.
4. The submitted landscape plan prepared by Breckon Land Design, dated 4/04/2018 shall be
revised as follows:
a. Depict a 6-foot tall open vision fence with an 11-guage, 2-inch mesh or other
construction, equivalent in ability to deter access to the waterway (Ridenbaugh Canal);
or, improve the drain as a water amenity as set forth in UDC 11-1A, per UDC 11-3A-6B.
b. The applicant shall provide detached sidewalks along the entire E. Copper Point Way
frontage of the property, and attached sidewalk along the S. Knapp Ave frontage. The
plans shall be revised to show the missing section of sidewalk along E. Copper Point
Drive.
5. 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.
Harper Ridge Subdivision– FP (H-2018-0040) PAGE 3
6. All fencing installed on the site must comply with the fencing plan depicted on the landscape
plan, the conditions in this report, and with the standards listed in UDC 11-3A-6 and 11-3A-7.
The applicant is responsible for constructing fencing along all internal common lots.
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. The applicant shall construct multi-family buildings within the proposed development consistent
with the elevations approved with the recorded development agreement.
9. The applicant shall receive approval of the street names prior to signature on the final plat.
10. Street light plan requirements are listed in section 6-7 of the City's Design Standards. 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. 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 sur ety 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
Harper Ridge Subdivision– FP (H-2018-0040) PAGE 4
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.
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 buildi ng
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 jur isdiction 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
Harper Ridge Subdivision– FP (H-2018-0040) PAGE 5
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. EXHIBITS
A. Vicinity Map
B. Approved Preliminary Plat (dated: 10/24/2017)
C. Proposed Final Plat (dated: 02/25/2018)
D. Proposed Landscape Plan (dated: 04/04/2018)
Harper Ridge Subdivision– FP (H-2018-0040) PAGE 6
Exhibit A – Vicinity Map
Harper Ridge Subdivision– FP (H-2018-0040) PAGE 7
Exhibit B – Approved Preliminary Plat (dated: 10/24/2017)
Harper Ridge Subdivision– FP (H-2018-0040) PAGE 8
Exhibit C – Proposed Final Plat (dated: 02/25/2018)
Harper Ridge Subdivision– FP (H-2018-0040) PAGE 9
Exhibit D – Proposed Landscape Plan (dated: 04/04/2018)
Harper Ridge Subdivision– FP (H-2018-0040) PAGE 10