CC - Staff Report for 1-28
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HEARING
DATE:
1/28/2020
TO: Mayor & City Council
FROM: Sonya Allen, Associate Planner
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2019-0138
Sky Mesa Subdivision No. 3
LOCATION: West of S. Eagle Rd. and north of E.
Taconic Dr., in the NE ¼ of Section 32,
T.3N., R.1E.
I. PROJECT DESCRIPTION
The Applicant proposes a Final Plat consisting of 39 building lots and 8 common lots on 16.25 acres
of land in the R-4 zoning district.
II. APPLICANT INFORMATION
A. Applicant:
Sky Mesa East, LLC – 729 S. Bridgeway Pl., Eagle, ID 83616
B. Owner:
Woodside Harris, LLC – 729 S. Bridgeway Pl., Eagle, ID 83616
C. Representative:
Becky McKay, Engineering Solutions, LLP – 1029 N. Rosario St., Ste. 100, Meridian, ID 83642
III. STAFF ANALYSIS
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. There are two (2) fewer buildable
lots and more common open space area depicted on the final plat than was shown on the approved
preliminary plat due to the addition of a couple of stormwater drainage areas. Because there was not
an increase in building lots or a decrease in common area, Staff deems the final plat in substantial
compliance with the approved preliminary plat as required.
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
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IV. DECISION
Staff recommends approval of the proposed final plat within the conditions noted in Section VI of
this report.
V. EXHIBITS
A. Preliminary Plat (date: 8/17/2017)
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B. Final Plat (date: 10/31/2019)
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C. Landscape Plan (dated: 11/25/19)
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VI. CITY/AGENCY COMMENTS & CONDITIONS
A. Planning Division
Site Specific Conditions:
1. Applicant shall comply with all previous conditions of approval associated with this
development (H-2017-0068, Development Agreement #2017-119308).
2. The applicant shall obtain the City Engineer’s signature on the subject final plat within two
years of the City Engineer’s signature on the previous phase 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 Land Solutions stamped on 10/31/2019 by Clinton W. Hansen,
shall be revised as follows:
a. Note #10: “. . . recorded as Instrument No. 2017-119308 records of Ada County, Idaho.”
b. Note #12: Include the recorded instrument number for the ACHD license agreement.
c. Note #14: Include the recorded instrument number of the ACHD Development
Agreement.
d. Include the recorded instrument number for the existing 25’ Boise-Kuna Irrigation
District Beasley Lateral easement graphically depicted on Sheet 1.
e. Include the recorded instrument number for the existing ACHD permanent easement
noted in the Legend.
f. Include the recorded Book and Page(s) numbers of the Sky Mesa Sub. No. 2 plat on
Sheet 1.
5. Lots 39-44, Block 2 are subject to an existing 25-foot wide Boise-Kuna Irrigation District
easement per the Blackrock Subdivision No. 1 plat along the northerly boundary; all structures
shall be located outside of this easement.
6. The landscape plan prepared by Jensen Belts Assoc., dated 11/25/19, shall be revised as
follows:
a. The type of fencing around the perimeter of Lot 25, Block 2 shall be changed to either an
open vision or semi-private fence up to 6’ in height; or if closed vision, it shall not exceed
4’ in height – an additional 2’ in height of open vision fencing may be provided to the top
section of the fence as set forth in UDC 11-3A-7A.7b.
7. The Ten Mile Creek which runs along the east boundary of this phase, shall remain open and
be protected during construction.
8. Prior to any development occurring in the Floodplain Overlay District, a floodplain permit
application, including hydraulic and hydrologic analysis is required to be completed and
submitted to the City and approved by the Floodplain Administrator, per MCC 10-6.
9. Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat
and/or development agreement does not relieve the Applicant of responsibility for compliance.
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B. Public Works
General Conditions:
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 p rovided
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.
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.
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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 6-7 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
(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
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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 addressed 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.