CC - Council Recommendations Staff Report 7-21 STAFF REPORT E
COMMUNITY DEVELOPMENT DEPARTMENT °
HEARING 7/21/2020
Legend R:g iC_�
DATE: '
Pra�ect Location 0
RUT
TO: Mayor&City Council � .R7
FROM: Sonya Allen,Associate Planner
208-884-5533
tm
SUBJECT: H-2020-0063
Sky Mesa No. 4 R-
LOCATION: NWC and the SWC of S. Eagle Rd. and
E. Taconic Dr., in the E '/2 of Section 32,
T.3N.,R.IE.
RUT Rut -
R is-
1. PROJECT DESCRIPTION
The Applicant proposes a Final Plat consisting of 38 buildable lots, 10 common lots and 2 other lots
on 12.08 acres of land in the R-4 and R-8 zoning districts.
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 is one(1)fewer buildable lot
in Block 7 and two(2) additional common area lots in Blocks 2 and 7 for storm drainage proposed on
the final plat than was depicted on the approved preliminary plat. Because the number of buildable
lots did not increase and the amount of common open space area did not decrease, Staff deems the
final plat in substantial compliance with the approved preliminary plat as required.
Page 1
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)
Mumbum
Sr�rli n.F ��E
Uihm phi
4:.4-4
, , l`-- �.•k. �' [ ______-"_ ..air w -
i _
I I I I — - J � ��t •- �•'� Ir J ___ __ a��i r�c� ui _
i r ---____- --
Ilia ■ . .. ., 9 -
s
�` i—� • hi
.t
nos'
Page 2
B. Final Plat(date: 5/20/20)
SMY
%.''A.T NAIJONC
MESAII DrVjHM= ]M. 41r
PORMNS OF LDI L5, Er�CSK 4 AND i_or 10. RLCCK 3, EkOCXRGCK 5URVM5K]e 14M 1, I®
AM A PWIIUN OF F. t.CiX4IC ORI'.E RIGNr-DF-wm ���'•"
LOCAT[6 EI mie t 112{r SrCT10N 34 T.M., RAE., R.M., Y[RLDIAN• ADA COUPM,10WO
Iwo
•..� r
wR�— b v`t
70,
x ' ,p1,iIT
C
'P,�''• )}� + r ih'`- "}.1 ink"i*+T. _v in
�� ;='� - iFL "�: 1�Y� ■Yts -i- -. ,..,-. o-�rt�w.a, °�v:- „`:�=`ii1•,7ir�-'�'�=�e1.'If,�:4�
201
Tr—
swwut•• i, 3'i " - +n$t �,'�*3�T .Ih .#�`M� , rL>;r.�y
-.
O.LJ
— .-..._r. iesdxw �. � ens■ � ��`:�,� �^�.#CS �**��'�*'tr�°�
5r
irk
Kx
Pa Y o- ' '° • 1 �� "4�f���5•,���3�:raw�y:r�`.: ..�
1 tih w
h IGGJI -M S¢T+ EMM aY-u
opw r+r ww.rae.R rr
W Iw lY#tiY1L a+K S-M fir/ ...rv.
Ji F LaTI:TIT* YM#]!4■9l6m #I�IRX.■A 1RT RYFd °IaG g R lW rrrrr
�rR#IL',Gll Y,y4i IESF E[a�,J SIOU
u �lsl+1 .Y r1,rYv1 • Ny r�W:,.rt.b1Y1F� dFrt T�1��i*� r n.t fkNY r
4 rtr�r M•F Ir+rtM �h Y!i av� r.�rwtiwti r- n.f
W rrY nil „� r.or r =�-.i MkC � Y'4 Rw x�n•7 W
L. —AL.Lt ft rasa �4 rya.
yr • �-
4
W aAwt Y. W .W
u
„f •� .+ rr �.ryr} SKY�'t,LL.
4u. h#Y Ord'w 52E7I#] N
Page 3
C. Landscape Plan(dated: 5/20/20)
..r,
IF
— - d
iwm�r,�r�ko t � a
T j
11 I 11 ri w 7
Y�
aE— ik I i II F�r I I — L
oh
dd
rn, —— ' ' -
r f -h I ' ' - _• s.F �LL iE
to
Page 4
F
5 _ IL I ' !F IIIIY
IRV-
On
� �. a I a •�_ I ii ` III a���
r.•
1 1�1[[I4G9�,
i — I AT 7j1psL2I
r
i"i 9
m .. W..
IL
Y�JI R'd7W""
I I
I
Page 5
4t4m!A NO1RF TWSOLWMri
IN--_--_--v r�l-f�•=.� _�
RF—
e-�.—.�•- --• �r��# ter•-- '�'.`
ARE�Ti�.��� � s..� .-. S• ~ � —
�-J�J�K
23 —.—
cb
,�ma�yy T"KID.T i2.LF��1'.." y 7
11�11F T.4R��4�'.'T4:i,r..� s - f\SJTw.6.• a��i..-�.���1F �i4
{ �-,nECAlrx�e rr�a«rr� -i �
im
l it?'9f�1FJ,16yT N67F8 1'—% 'sue
wFnti AM a
—
'�icr.�5':"
•����'�T — J4\NWL$RAM�YJ3 -- T••• CONrcpiY��Tf£E RhHF�r �T -
Page 6
D. Common Driveway Exhibits
SKY �5a �� FFNCF (SEF LANDSCAPF PIAH)
7S X
i
yt x se I
FENCE
LAa+E16fifiaPE E BLOCK 2 COMMON
PLAN) x 56 x 57 x 56 �
., 59
HOME ORIENTATON LDWE ORIENTATION HOME RENTATION
i FENCE (WLL NOT -DFEN'
PAV FRONT PLANE QF
I.I. F I} F I r — —
••• -__
LOT 55 3;,,
CA)MMONCA
i QI NE E. MORES
-------_�—_ _______________ TV& ST.
c "2 _
ac LOT 54
54 A�, ES` FKM MESA + w
TYJ& WAI PER CITY
BLOCK 2 OF MERIL M ULI
SKI' MESA SUBDIVISION NO. 4
I (COMMON DRY E Eli WHIT A)
1 u = 3c)+
Page 7
IRRaTiON EkSEMENI FENCE (H LANDSWE
PLAN) IRRQTON EdSENENT
K�
w7 i1,
x i
I
�Lar
61 6 DRWE y L 64
I R�'E
r 20'
LOT 62
hCMS F�cM VN ru4REC —
TRWL ST. PER CITY OF
DRIVEWAY x x i E X,X
MERIgM UDC I
I
I � �
t 65 KKE (SEE
- BLOCX 2 IJtiHE76+.}WE RM)k
r .r.
2Cr' i� X 3f ...i E X
DRWE'0 I IRRIGATIdN
L kNE5 TML ST. 'EA EMENI
PENCE (wxL NDr f3€1END W I L6
_ PASF FRONT PLANE OF
CWELOH6. Or) - y�
*--ox x .E X—x
TE
I
,SKY MESA ,SURDIVI.SIDIV NO. 4 (COMMON DRIVE EXH181T 8)
Page 8
VI. CITY/AGENCY COMMENTS & CONDITIONS
A. Planning Division
Site Specific Conditions:
I. 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 1 I-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 5/20/2020 by Clinton W. Hansen, shall
be revised as follows:
a. Change the street name"S. Mesa Trail Way"to"S. Rosalia Way"per the Ada County
Street Name Review letter.
b. Note#8: Include Lot 59,Block 2 as a common lot.
c. Legend: Include the recorded instrument number of the existing ACHD permanent
easement.
d. Include the Book number and Pages number of the Sky Mesa Subdivision No. 3 note
graphically depicted on the face of the plan on Sheet 1.
e. Provide a minimum 20-foot wide access easement over Lot 63,Block 2 to the Fulcher
parcel(#S1132142001)in accord with UDC 11-3A-3A.3 either graphically on the face of
the plat or via a separate recorded easement referenced on the plat.If a separate easement
is granted, submit a recorded copy of the easement to the City with the final plat for City
Engineer signature.
5. The landscape plan prepared by Breckon Land Design dated 5/20/20,is approved as submitted.
6. The rear of 2-story homes constructed on Lots 64-69,Block 2 and Lots 10-12,Block 8 visible
from S. Eagle Rd. shall incorporate articulation through changes in two or more of the
following: material type, projections, recesses, step-backs, bays, banding, pop-outs, porches,
balconies or other architectural elements to break up monotonous wall planes and roof lines.
This does not apply to single-story homes.
7. A perpetual ingress-egress easement for the common driveways on Lots 55 and 63, Block 2
shall be filed with the Ada County Recorder,which shall include a requirement for maintenance
of a paved surface capable of supporting fire vehicles and equipment. If included in the
CC&R's as referenced in plat note#8,a recorded copy of the CC&R's documenting such shall
be submitted with the final plat for City Engineer signature.
8. A public pedestrian easement shall be submitted for the multi-use pathways on this site unless
the pathway(s)will be in the right-of-way in which case it should be covered under a pedestrian
easement with ACHD.
9. "No Parking" signs shall be installed along the 42-foot wide street sections.
10. Future development of Lots 54, 56-58, 62 and 64-66, Block 2 shall be consistent with Exhibit
D in Section V.
Page 9
11. 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.
B. Public Works
Site Specific Conditions:
1. Type 1 streetlights are required on Eagle Road every 300'staggered from the lights on the east
side of the road.
2. The angle of the sewer line coming into and out of manhole SSMH #SK11D needs to be 90
degrees minimum.
3. A manhole needs to be added near the end of the common drive that leads to parcel
S 1132142001. A 14-foot wide compacted gravel access path is required over and around the
manhole per City requirements. The sewer main and manhole are allowed due to the unique
nature of this common drive(access to another parcel).
4. This phase of the development ends in a dead-end water main at the northeast corner in the
common drive,which may result in poor water quality.Development to the north will eliminate
this dead-end and correct this problem.
General Conditions:
5. 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.
6. 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.
7. 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.
8. 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.
9. 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.
10. 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.
11. The City of Meridian requires that the owner post to the City a warranty surety in the amount
Page 10
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.
12. 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.
13. 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.
14. 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.
15. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
16. Developer shall coordinate mailbox locations with the Meridian Post Office.
17. All grading of the site shall be performed in conformance with MCC 11-1-4B.
18. 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.
19. 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.
20. 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.
21. 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.
22. 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.
23. 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
Page 11
an Idaho Licensed Professional Land Surveyor, which must include the area of the easement
(marked EXHIBIT A)and an 81/2"x I I"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.
24. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
25. 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.
26. 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.
27. 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.
28. 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.
Page 12