CC - Staff Report for 3-24
STAFF REPORT
C OMMUNITY D EVELOPMENT D EPARTMENT
DATE:
3/24/2020
TO:City Council
FROM:
Joseph Dodson, Associate Planner
208-884-5533
Bruce Freckleton,DevelopmentServices
Manager
208-887-2211
SUBJECT:
H-2020-0020
Prevail No. 1
PROPERTY LOCATION:
The site is located on Meridian Road
(SH-69), approximately ½ mile south of
E. Amity Road, in the SW ¼ of the NW
¼ofSection 31,Township 3N.,Range
1E..
I.PROJECTDESCRIPTION
A final plat consisting of fifty-three (53)buildinglotsand ten (10)commonlots on 14.99 acres
oflandinthe R-8 zoningdistrict.Thisisthe first of two phases for the Prevail Subdivision
development(f.k.a. Percy Subdivision).
II.SUMMARY OF REPORT
A.Project Summary
DescriptionPage
Details
Acreage14.99
Future Land UseDesignationMDR(Medium-Density Residential)
Existing Land UseVacant/Agricultural
Proposed Land Use(s)Single-family residential(SFR)
Current ZoningR-8
Lots (# and type; bldg/common)53SFR,10Common
Density(gross & net)3.54Gross, 5.96Net
Open Space (acres, total \[%\] / 2.43 acres qualified at 16.2%(specific to this phase)
buffer / qualified)
AmenitiesOpen grassy area and children’s playground
Physical Features (waterways, None
hazards, flood plain, hillside)
History (previous approvals)South Meridian Annexation, H-2015-0019; MDA, PP, RZ H-
2019-0097;Development Agreement Instrument #2020-
022993
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B.Project Area Maps
Future Land Use MapAerial Map
Zoning MapPlanned Development Map
III.APPLICANT INFORMATION
A.Applicant
Schultz Development LLC
B.Owner:
MWT LLC –PO Box 2640, Eagle, ID 83616
C.Representative:
Matt Schultz, Schultz Development LLC –PO Box 1115, Meridian, ID 83680
IV.STAFFANALYSIS
The proposed final plat consists of 53building lots and 10common lots in the R-8zoning
district.The minimum lotsizeproposed is 5,250square feet with an average lotsize of
approximately 7,314square feet.The total open spacefor this projectis spread across two
phases of development—approximately 2.4 acres of the required 3.52 acres are proposed in
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this phase and are in compliance with the approved preliminary plat.In addition, the tot-lot
amenity is proposed with this phase of the project as seen on the landscape plans (Exhibit C).
Because the number of building lots and the amount of common open space is the sameas in
the approved preliminary plat, staff finds the proposed final plat to be in substantial
compliance with the approved preliminary plat as required by UDC11-6B-3C.2.
V.DECISION
A.Staff:
Staff recommends approval of the proposed final plat with the conditions of approval in
Section VII of this report.
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VI.EXHIBITS
A.Preliminary Plat
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B.Final Plat
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C.Landscape Plan
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VII. SITE SPECIFIC CONDITIONS
1.The applicant shall comply with all applicable conditions of approval associated with this site
(MDA, PP, RZ -H-2019-0097, Percy Subdivision; and recorded developmentagreement
instrument #2020-022993).
2.The applicant has until two years following the City Engineer’s signature of the Percy
Subdivision Preliminary Plat (H-2019-0097)to obtain City Engineer’s signature on the final plat
for this phase, PrevailNo. 1,or apply for a time extension in accord with UDC 11-6B-7.
3.The final plat prepared byIdaho Survey Group, LLC, dated 3/17//2020, shall be revised prior to
City Engineer’s signature as follows:
Note #11 shall be corrected to state: “Prevail Subdivision is subject to a City of Meridian
Development Agreement recorded as Instrument No. 2020-022993.”
4.No more than 30 homes are allowed to be constructed in the development until the secondary
emergency access on Lot 18, Block 1 of the Prevail No. 2 Final Plat is constructed(Lot 18, Block
1 has a recorded easement for said access).
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, at (208) 887-1620 for more information.
6.Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat does not
relieve the applicant of responsibility forcompliance.
7.The applicant shall construct single family detached dwellings in accord with the recorded
development agreement.
8.The water main must be 12-inch in Prevail Way and Cusick. A12-inch water main must be
installed on E Quartz Creek St. Remove water main at SW corner between Snowden and
Meridian Rd.
9.This development will be on an off-site dead end 1,400 foot water main. Until looped in to the
grid by subsequent development, theage of water in distribution system may cause water quality
problems such as taste, odor, or reduced chlorine residual.
10.Applicant to provide a sewer main to the south end of Snowden to comply with the City’s "to and
through" provisions.
11.Manholes shall not be allowedin sidewalks or common drives. At the south corner of S. Scandia
Ave. Relocate into road.
12.When possible,avoid placing service lines through seepage beds. Seepage bed along S. Scandia
Ave should be relocated to the south to avoid this.
VIII. 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 easementsfor 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.
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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 theCommunity
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.
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 sitatop 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.
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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 theproject.
18.Street light plan requirements are listed in section 6-7of 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 includethe 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-
5242for 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 and9 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 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.
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