CC - Staff Report Revised 1-4 STAFF REPORT C�I
w IDIAN --
COMMUNITY DEVELOPMENT DEPARTMENT .►A H O
HEARING 1/4/2022 INTERSTATE1�
DATE:
TO: Mayor&City Council
— w.ovERv,No Rn
FROM: Sonya Allen,Associate Planner
208-884-5533 T8#1
PROJECT
AREA TB
SUBJECT: FP-2021-0059 IM
Southridge South No. 1
LOCATION: South side of W. Overland Rd., 1/4 mile N
east of S. Ten Mile Rd.,in the NW 1/4 of
Section 23,T.3N.,R.1 W.
I. PROJECT DESCRIPTION
Final plat consisting of 76 single-family residential building lots and 8 common lots on 16.99 acres of
land in the R-8 zoning district for the first phase of Southridge South Subdivision.
II. APPLICANT INFORMATION
A. Applicant:
Jason Densmer,The Land Group,Inc.—462 E. Shore Dr., Ste. 100,Eagle, ID 83616
B. Owner:
Endurance Holdings,LLC— 1977 E. Overland Rd.,Meridian, ID 83642
C. Representative:
Same as Applicant
III. STAFF ANALYSIS
Staff has reviewed the proposed final plat for substantial compliance with the preliminary plat and
associated conditions of approval as required by UDC 11-6B-3C.2. There is the same number of
buildable lots and common open space as shown on the approved preliminary plat. Therefore, Staff
finds the proposed final plat is in substantial compliance with the approved preliminary plat as
required.
Note: The City Council approved a waiver to UDC 11-3A-6B to allow the Ridenbaugh Canal to
remain open and not be piped with H-2020-0083.
Page 1
IV. DECISION
A. Staff:
Staff recommends approval of the proposed final plat with the conditions of approval in Section
VI of this report.
V. EXHIBITS
A. Preliminary Plat(date: 12/7/2020)
Vklratr lYXP: A
uj
(/rr.r.......
---_ ___� ..}�yW.ftlI d Road 'BASIS OF
L� mna
neLR�XX ®,,. � In Xetd-Pas
471
11 ,� ! a • \` � rr.:. XOI-X-PH � r � ..mw .rc......wiaa
. ti[�,.
u.®.. � .r .�•� I"'`.��P n r(/.' (SXu[M1XEge ZgYdlrislXn Xa Sli .e....e.... ....m.®.�....
§ * i d� g
�l a�•• � � � " 'sa
a
it
ram_
..r�w� YalY to ZURdria.n Yal1Xm SVdrY�XaY �• •\ •,��'•," M��� ,�r�.. .' .;gym.,.. � � �- ,..�.�•
_ 'I'Ij asps enra snea�riann
Preliminary Plat-Project Overview 'Bn
Ram Zoning Pequiremen� .a PwpeM1y XXnler:
m i�ea.... r.rm,v�r..m.,,.��. „..�. �'}row,lanattaee YrcYaecL Planner.
PP1
Page 2
B. Final Plat(date: 12/6/2021)
Final Plat for Legend:
Southridge South Subdivision Phase 1 F o 'REb.P M�o OHAE° NDwN
Located in the Northwest 114 of Section 23, G YREE EW RA TLLAP.PLGr
Township 3 North,Range 1 West, Boise Meridian, W EDEHER�EEH� �FUETG W.P�E°
WL:RM
.o„gym City of Meridian,Ada County,Idaho
_- ——— uDNur®PoIN.N E
-BASIS Baa 2
E.15 18.IA L LL W8FI1oi19��10 sECllou uxE
--_ 5ll IS ___ 202 W.Ovellantl Roatl x,a DN EGNNDAxruN s.C.CE
xTERuxEwDlxEAus`
3is I' NV9 giy
/ LANAI EIGEAEN,INET.Na S D �� VNPLATTED EIGHT THAT TINE
Tae CR Table f-' -- c, m Noo.'IEE I-LINE G
gl f i b 5o m" ['
\ w Ag
1 >o's,•F S"'F a unE
------- EASE NFm n
e B [4
ofDO "L 0 Q RN /o��/ — — TEDNE
P WCIIEGINNR]G I _ / O L 1.1ER
f 1s /, $ smlx.t•-tar
Notes:
FF{y OO ~ .x� ' unuimauP"AOPGOErmHouil°usENw,oLPAOP"'EgirwwlsanINF IMIIII'u°Il'u PIETlEss au°xs�ou oxoTMEmvs�si
ZA / s"'f3 I RAA�I LAGE�ANOIEEIGhnox EfSEpENFSAAEAEEEEVE➢wR hiEsoLgHEIOGERE9oExrl4L xoMEowNEAS�
1 :I a �� F MEN ERESEN gwq E11-RIgIEgE51NEN HGN ow Egs sso I4nIN
,pad, 11 1e2�f1 I O O I \�\ !f"O RHE ISi PoOTWINE PNgI1L MLgIES,PgOFEgrYNRNN4GE ANry
77 ff � N+sE 9NU IRH1G4nuN
2 f r
r O _ � � �I 3 TENnN H>mYAGEPELNAnEm
1 fl I 1 z O I \` (g gl xCMEDwnEES AssCraAnCN ERlsNnon EASEMEWrs ARE REE—C wE THE—ENICCE III
, !il Q 1 1 f raNr=,O 43 n3 aan 1� c�sv a1C,r xss�en,�E array nr
G11 201.12 1AI1.OP 15KB[Q' N1825[N4 IDT31' n�l I I ,p f 1 4_ EGUTAI'q hTTHEIIMECFIS21=OFIHE HVIWIxG PRINI,w AS�ECIIM.N,LYAPPEWEDSNµm�IYIEgX
I ! r Q 5eW RwNlgEgemN
m� 1
srf 0 0 ' ; ILO.a 5 R6�pMs uHINNGF THIS FUTN ALLGOwHORN 10 THE U AE E LA Gx51N EFFEUAT THE AMEOF
Isle Tahle �/ 11 /r I N I r I 5. LOI I.E C1:m1S1a13.ELOLK 2',111N 1a11 ELOD(3',LCT31115.ELO[N A:AND LG7I,EL 5PRE
/' b O / O TOMEN'�1'NERSASEOGATION
uxE eFSNIxG le1Gm � � / � f f� AND sxaI�DRN®ARD AwlxrxrvlD urlxEsoulxRIDGE RESIDIx,wL
LDNNAWLEW„11-LODESELFDN31—"@I,IE—EAOFTHIIIBD-INHASPEONOEII
VNPLATTED UNDERGROLINDIRRICATgnsrs,EM.Lms wnxlx HOmsIOxwILL El CeusnlEC laR AssESSMExTs
ELCM THE NAMPAJNEAIDIAW IERIGATON DNTECT I-0fl END IRAIE—HWATER.
D.
AU EE nxrxls suW E 4E mIER xJ LE
5 wWIDEOWNED UDORD ITENAID ACEICEnL HOMEOWNERSS0—N.
PREssu E Nn Y NWMM WNINtHIssuOmoxWUBEOWEOANOMx xE6
ENEaUNElGERuDExuLHGMwNERSZsuaox/ ICE 29 h_V/7 p. R6RGNUE'L IT'AEGOGNDEssE ONIE-1 OF1,IE ICATO CODE,AILHFNFPAMAGT,wH STATES:Tq
N Emm�W I2�// // / O / / Cf 1g—OPEA;.noN,nsglcuwwu FgclurvoA Emarlslou NEREaFSIwu eEoq eEcoMEA xuLumE
P�NAI'I'E' Eq L.Y�L NN pEDAG01a PoON�IGN�OE. EESIIRAGHCHE NONAGEILNL111PAL
❑ rmwaz,w lam �� r w / 11,HTaq WHFNTUTHEEOPEgaTON FACIMOR
SELNNOLNWLLNOITAPPLY WHENEVER 11
ANC'ISAND EEREEDOLTSW ON'IHEmIMPRGPER ORIJGSEENTSOPETMnw OF
25 / O I 114E AGA IN IL R4L OPEPATgN..4GEILNLN_FALMYCE ESP=N THEREOF'
Lar$IHCLDDIN6HL,LCINC TGGNHANCf,ARE E,IaIE4TTCTHETEEMS AND CONCTOUS CFIHAT
/�O O.CE—HSg TEEN FlD➢6WUPN1g AE NN OAF LwENANIs.WNEITCIIIAP5rCplOsCFANOEA EEAEIMEMSNPoA50VIHWOF£
Icy[naCl is
—12 / / /,3 /x ' RH,'CRCECIN SI9EGT TO
IICRH AAIEEIE p03 DFROA CCNmY,ICAHO.
O ( \� O / 1. HDI[mEeNExTEagmxrnsRECNRCERInlusmuNRrtrwmzt-
�. � Dx�61«a4Lm�,ImHa
g� � �. 13.aREGFY�xIcw4RALCEssFROM�rLG,Towo�R�NORwDISRNnIeNED.
OF HCAE
Ory <,r, I NlHMAL6RCUNDW R_AlTC SHALLEEAMINIMUNOFIIANLHESA 1HENE+ESTIPIOm
Survey Narrative:
%iz �� / R53'4229'w'1losn
Q ♦SW niNPUTw.asPEEPwLEDTGsueorvmET,iEsuEIECTPRDPeIttrxE 4.....xw"wROExoIrgA � FI p f THE
, �'z i TxERF �S r ND
CII\ 4 'pRUUP
3 / 1E;fl12UwEnerenc-1es:. 1111111AIIIHEI I
Q // uNPLATTE[I R �TM I s6`A aL
r4 Rt EC15uHVLrnn,Ems,REcoxosof nTucuulm,lOAnO. W.PN
R FEE E.Lssg DorsunLrxa 11n1.ALLGgssDFALwLwxm lDAn6. ~�q.a mzE.PsmP as�a lm
Izss,•1sw soar c1D swv126w E3 D®rLST xz.2@aG1)OF2.EEGxms GFPnAmuxrc.IDAn6. rK IBaaeN sale
VNPLATTED /a. NtI�RlCmamt
.yam K, uxC o8.17®ins/a®
Page 3
Final Plat for
Southridge South Subdivision Phase 1
8 w.menana nn. \
j ,
O£ '0° �. ® • �® ',
_OQO �O'�Oo�°Oa�0a�0e�a)�aa,.�r1`y'��
I�'r;
I8� dOarObd �10g
°w, /cOs'en,P�r® O $��ppxs a d m e nn�j Aiw x a I,.m CD I� oeao s
CD
n�THE
LAND
xP,...ENr GROUP
G � r mlm aatw I
Final Plat for
Southridge South Subdivision Phase 1
9_(01
g/
xNPLATTED �'"Y
.�$0 B
/ `'�
/ I MTHE
LA D
/ .GROUP
Page 4
Final Plat for
Southridge South Subdivision Phase 1
Cene faYle tune Ta blle Curve lahle One fable
one Tahk
IINE B"APING IFNGIH
THE
7eao LAND
76MGROUP
�A• IB2fv[Sbae Cfix.A-s
BI
rxrmweaww
M121W sHEEi 10FB
Page 5
C. Landscape Plan(date: 11/17/2021)
PLANT SCH ED ULE iRE
LARD
—————————————— ` _ •e,Ag3 GROUP
i'
Legend Lad P x t
�� rmxemwrEwnwrav,m', J L r ,
l
_
I 1
Keynotes:
wrwmmuVwrcannrt
Lu
E
-- vrzc wnvn ivv - "_ osx
z,k eeenoenn l t - f _ L_ i i_ �•
ACHDL d ap PI nNote.,
r � r
zz
P I tCL
Calculal�/ G
CD
W O
m
_- - ... H ao
\
\ .,zuwamEuw,uamnma
Deciduous Tiee Planting
� xanwwee rx.
�p Landscape Plan-Landscape Plan
!I ul .. -® L1.00
Page 6
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 [MDA-12-009,Development Agreement Inst. #113077158 (Linder 109)—
replaced#111102269; H-2020-0083 (RZ&PP)].
2. The applicant shall obtain the City Engineer's signature on the final plat within two(2)years
of City Council's approval of the preliminary plat(by January 26,2023) in accord with UDC
11-6B-7 in order for the preliminary plat to remain valid; or, a time extension may be
requested.
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 shown in Section V.B prepared by The Land Group, stamped on 1/15/2021 by
James R. Washburn, shall be revised as follows:
a. Note#6: ". . . Lots 1 and 4-3 14,Block 3;
b. Note#10: Include recorded instrument number of the CC&R's.
c. Note#11: Include recorded instrument number for the ACHD license agreement.
d. Depict water and sewer easements on the portion of Lot 1, Block 1 that lies between Lots
18 and 19.
An electronic copy of the revised plat shall be submitted prior to signature on the final plat by
the City Engineer.
5. The landscape plan shown in Section V.C, dated 2/7/20, shall be revised as follows:
a. Depict shrubs(along with the proposed trees)within the street buffer along W. Overland
Rd. as set forth in UDC 11-3B-7C.3a per preliminary plat condition#4a.
b. Landscaping shall be depicted along all pathways in accord with the standards listed in
UDC 11-3B-12C; include a mix of trees(minimum of 1 per 100 linear feet of pathway),
shrubs, lawn, and/or other vegetative groundcover per preliminary plat condition#4b.If
landscaping(trees) is not allowed within NMID's easement for the Ridenbaugh Canal,
an additional minimum 5-foot wide area shall be provided outside of the easement in a
common lot(s)for the required trees.
c. Correct Project Calculations table for residential subdivision(i.e.parkway)trees—a
minimum of one tree is required per 35 linear feet of parkway as set forth in UDC 11-3B-
7C, excluding 26 feet for curb cuts to each residential lot(the requirement is not one per
lot as stated). Include linear feet of pathway; required number of residential subdivision
trees; and common open space area and required vs.proposed number of trees that
demonstrate compliance with code requirements per preliminary plat condition#4d.
d. The fencing type along the Ridenbaugh Canal shall be black wrought iron as required by
City Council; depict accordingly.
An electronic copy of the revised landscape plan shall be submitted prior to signature on the
final plat by the City Engineer.
6. Prior to the issuance of any new building permit,the property shall be subdivided in accordance
with the UDC.
Page 7
7. All development shall comply with the dimensional standards for the R-8 zoning district listed
in UDC Table 11-2A-6.
8. A 14-foot wide public pedestrian easement for the multi-use pathway shall be submitted to the
Planning Division in accord with the Park's Department requirements per the Pathways Master
Plan for the portion of the pathway that is outside the public right-of-way. A copy of said
easement shall be submitted to the Planning Division prior to submittal of the final plat for City
Engineer signature.
9. In accord with the Development Agreement(Inst.#113077158—MDA-12-009),the Applicant
shall submit and obtain Design Review approval prior to the City Engineer's signature on the
final plat; or submit and obtain City Council approval (or a development agreement
modification) of plans that propose specific and detailed architectural guidelines for this
development and that address (at a minimum) variety in structures within a block, building
mass,building materials,rooflines, colors and architectural styles(provision#6.3.13).
10. The Applicant shall grant an easement to Jim Jewett with this phase of development to extend
sewer to Parcel #51223233950 at the northwest corner of the site if needed prior to
development of Phase 4. A recorded copy of said easement shall be submitted with the final
plat for City Engineer signature.
11. 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.
12. 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. The farthest North water main connection in Overland Road is currently connecting to an
existing pressure reducing vault (PRV). This connection needs to be moved south of the
existing"T"that connects to the PRV. If the water main connection is moved south by one lot,
it should provide enough distance to connect outside the PRV. Contact Public Works Water
Engineering if specific direction on how to achieve this is needed.
2. A water main valve is required between the two water main connections in Overland Road for
redundancy.
3. Manholes 18 feet or deeper must be 60 inch diameter.
4. Block 1, Lot 1 common lot has water and sewer running parallel in a portion of the lot out to
Overland Road. This section of common lot must be a minimum of 40 feet wide to
accommodate the utilities. Locate the sewer main so it is 19 feet from the northern boundary
of the common lot. Locate the water main so it is 5 feet from the southern boundary of the
common lot.
a. A utility easement will be required for all water and sewer mains outside of Right of Way.
These easements must be a minimum of 20 feet wide per utility,centered over the main and be
free of obstruction from permanent structures including but not limited to trees,shrubs,fences,
light poles,trash enclosures,buildings, carports,infiltration trenches, etc.
Page 8
5. The geotechnical investigative report prepared by SITE Consulting, LLC indicates some very
specific construction considerations. The applicant shall be responsible for the adherence of
these recommendations.
General Conditions:
6. 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.
7. 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.
8. 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.
9. 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.
10. 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.
11. 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.
12. 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.
13. 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.
14. 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.
15. 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.
Page 9
16. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
17. Developer shall coordinate mailbox locations with the Meridian Post Office.
18. All grading of the site shall be performed in conformance with MCC 11-1-4B.
19. 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.
20. 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.
21. 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.
22. 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.
23. 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.
24. 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 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.
25. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
26. Any wells that will not continue to be used must be properly abandoned according to Idaho
Well Construction Standards Rules administered by the Idaho Department of Water
Resources. The Developer's Engineer shall provide a statement addressing whether there are
any existing wells in the development, and if so,how they will continue to be used, or provide
record of their abandonment.
27. 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
Page 10
abandonment procedures and inspections.
28. 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.
29. 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 11