Prescott Ridge Subdivision No. 2 FP-2022-0029 Final Order BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: OCTOBER 25, 2022
ORDER APPROVAL DATE: NOVEMBER 9, 2022
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF 71 BUILDING CASE NO. FP-2022-0029
LOTS AND 8 COMMON LOTS ON
14.44 ACRES OF LAND IN THE R-8 ORDER OF CONDITIONAL
ZONING DISTRICT FOR APPROVAL OF FINAL PLAT
PRESCOTT RIDGE SUBDIVISION
NO. 2.
BY: KM ENGINEERING, LLP
APPLICANT
This matter coming before the City Council on October 25, 2022 for final plat approval
pursuant to Unified Development Code (UDC) I 1-613-3 and the Council finding that the
Administrative Review is complete by the Planning and Development Services Divisions of the
Community Development Department, to the Mayor and Council, and the Council having
considered the requirements of the preliminary plat, the Council takes the following action:
IT IS HEREBY ORDERED THAT:
1. The Final Plat of"PLAT SHOWING PRESCOTT RIDGE SUBDIVISION NO.
2, A PARCEL OF LAND BEING A PORTION LOT 18, BLOCK I OF
PEREGRINE HEIGHTS SUBDIVISION,AND UNPLATTED LAND
SITUATED IN THE SOUTHEAST 1/40F THE NORTHWEST 1/4AND THE
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR PRESCOTT RIDGE NO. 2 FP-2022-0029
Page I of 4
SOUTHWEST '/40F THE NORTHEAST /40F SECTION 28, TOWNSHIP 4
NORTH, RANGE I WEST, BOISE MERIDIAN, CITY OF MERIDIAN, ADA
COUNTY, IDAHO, 2022, HANDWRITTEN DATE: 8/l/2022, by AARON L.
BALLARD, PLS, SHEET I OF 5," is conditionally approved subject to those
conditions of Staff as set forth in the staff report to the Mayor and City Council
from the Planning and Development Services divisions of the Community
Development Department dated October 25, 2022, a true and correct copy of
which is attached hereto marked"Exhibit A" and by this reference incorporated
herein.
2. The final plat upon which there is contained the certification and signature of the
City Clerk and the City Engineer verifying that the plat meets the City's
requirements shall be signed only at such time as:
2.1 The plat dimensions are approved by the City Engineer; and
2.2 The City Engineer has verified that all off-site improvements are
completed and/or the appropriate letter of credit or cash surety has been
issued guaranteeing the completion of off-site and required on-site
improvements.
NOTICE OF FINAL ACTION
AND RIGHT TO REGULATORY TAKINGS ANALYSIS
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR PRESCOTT RIDGE NO. 2 FP-2022-0029
Page 2 of 4
The Applicant is hereby notified that pursuant to Idaho Code § 67-8003, the Owner may
request a regulatory taking analysis. Such request must be in writing, and must be filed with the
City Clerk not more than twenty-eight(28) days after the final decision concerning the matter at
issue. A request for a regulatory takings analysis will toll the time period within which a Petition
for Judicial Review may be filed.
Please take notice that this is a final action of the governing body of the City of
Meridian,pursuant to Idaho Code § 67-652 1. An affected person being a person who has an
interest in real property which may be adversely affected by this decision may, within twenty-
eight(2 8) days after the date of this decision and order, seek a judicial review pursuant to Idaho
Code§ 67-52.
By action of the City Council at its regular meeting held on the 9th —day of
November 2022.
By:
Robert E. Simison 11-9-2022
Mayor, City of Meridian
Attest:
Chris Johnson 11-9-2022
City Clerk
Copy served upon the Applicant,Planning and Development Services Divisions of the Community
Development Department and City Attorney.
By: Dated: 11-9-2022
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR PRESCOTT RIDGE NO. 2 FP-2022-0029
Page 3 of 4
EXHIBIT A
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 10/25/2022
DATE:
L--dll L
TO: Mayor&City Council U.S.HIGHWAY 26
FROM: Sonya Allen,Associate Planner Id
PRC
208-884-5533 -0
SUBJECT: FP-2022-0029
Prescott Ridge No. 2 rrrnTm
LOCATION: East side of N. McDermott Rd., south of
SH 20-26 in the NE '/4, the SW '/4 and
the NW 1/4 of Section 28,Township 4
North.,Range I West.
1. PROJECT DESCRIPTION
Final plat consisting of 71 building lots and 8 common lots on 14.44 acres of land in the R-8 zoning
district for the second phase of Prescott Ridge Subdivision.
11. APPLICANT INFORMATION
A. Applicant:
Christen Haisty,KM Engineering, LLP—9233 W. State Street,Boise,ID 83714
B. Owner:
Providence Properties,LLC—701 S. Allen St., Ste. 104,Meridian,ID 83642
C. Representative:
Same as Applicant
111. STAFF ANALYSIS
Staff has reviewed the proposed final plat for substantial compliance with the preliminary plat(H-
2020-0047) 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 for the
subject area.
This phase consists of phase 1 and a portion of phase 5 as shown on the phasing plan approved with
the preliminary plat.
Staff finds the proposed final plat is in substantial compliance with the approved preliminary plat as
required.
Page 1
IV. DECISION
A. Staff-
Staff recommends approval of the proposed final plat with the conditions of approval in Section
V1 of this report.
V. EXHIBITS
A. Preliminary Plat(date: 12/22/2020)
PRESCOTT PRELIMINARY PLAT SHOWING
A PARCEL OF LAND SITUATED INA PORTION OF 7HE NORTHEAST
1/4 OF THE NORTHWES7 114 OF SECTION 29,TOWNSHIP
RANGE I WEST,BOISE MERIDIAN,ADA COUNTY,IDA
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Page 2
B. Final Plat(date: 8/l/2022)
PLAT OF
Prescott Ridge Subdivislon No.2
APAkCELDPLAN BEING A PORTION LOT 18,BLOCK 1 OF PEREGRINE HEIGHTS SUBDIOSION.
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AND UNPUkTrED LAND SITUATED IN THE SOU-1/4 OF T4E NCRTHWESI
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WEST,BOISE MERIDIAN,CRY OF MERIDIAN,ADA COUNTY,IDAHO.
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C. Landscape Plan(date: 7/20/2022),Fencing Plan&Amenity Details
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AMENITIES
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Page 8
D. Common Driveway Exhibit
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Page 9
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-2020-0047,Development Agreement Inst. #2021-132713].
2. The applicant shall obtain the City Engineer's signature on the final plat within two(2)years
of the City Engineer's signature on the first phase final plat as set forth in 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 KM Engineering, stamped on 8/l/2022 by
Aaron L. Ballard, shall be revised as follows:
a. Under References,R3—include the Book and Page numbers of Prescott Ridge Subdivision
No. 1.
b. Note#15: Include the recorded instrument number for the ACHD permanent easement.
c. Depict zero (0)internal lot lines on the lots in Block 12 where attached units are proposed
that will span over the property line.
An electronic copy of the revisedplat shall be submittedprior to signature on thefinalplat by
the City Engineer.
5. The landscape plan shown in Section V.C, dated 9/23/21, shall be revised as follows:
a. The 6-foot tall solid vinyl fence with lattice top shall have a maximum of 4-feet of solid
material with 2-feet of lattice; depict accordingly on the detail on the fencing exhibit
(Sheet L3.0).
b. Landscaping shall be depicted along all pathways in accord with the standards listed in
UDC 11-3B-12C; include a mix of trees and shrubs along with lawn and/or other
vegetative groundcover.
c. If fencing is proposed along the east side of Lot 9,Block 12, depict a minimum 5' wide
landscape buffer along the west side of Lot 10,Block 12 planted with shrubs,lawn or
other vegetative groundcover as set forth in UDC 11-6C-3D.5. Depict fencing on the plan
if proposed.
An electronic copy of the revised landscape plan shall be submittedprior 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.
7. All development shall comply with the dimensional standards for the R-8 zoning district listed
in UDC Table 11-2A-6.
8. Provide amenities consistent with the plans in Section V.0 as approved with H-2020-0047.
9. Address signage shall be provided at the public street for homes accessed via the common
driveway for emergency wayfinding purposes.
10. Common driveways shall be constructed in accord with the standards listed in UDC I I-6C-3 D.
Page 10
11. The rear and/or side of structures on Lots 3-15, Block 10 and Lots 3-8, Block 14 along N.
Rustic Oak Way shall incorporate articulation through changes in two or more of the following:
modulation (e.g. projections, recesses, step-backs, pop-outs), bays, banding, porches,
balconies, material types, or other integrated architectural elements to break up monotonous
wall planes and roof lines that are visible from the subject public street. Single-story structures
are exempt from this requirement.
12. Administrative design review shall be required for all single-family attached structures.
Compliance with the design standards for such listed in the Architectural Standards Manual is
required.
13. 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.
14. 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:
I. The applicant shall be required to pay the Oaks Lift Station and Pressure Sewer
Reimbursement Fees in the amount of$265.25 per equivalent residential unit(ERU). The
reimbursement fees for the entire residential portion of this subdivision shall be paid prior to
city signatures on this final plat.
2. The applicant shall be required to pay the Oaks Lift Station Pump Upgrades Reimbursement
Fees in the amount of$185.43 per equivalent residential unit(ERU). The reimbursement
fees for the entire residential portion of this subdivision shall be paid prior to city signatures
on this final plat.
3. 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 to help ensure that groundwater does not become a problem within
crawlspaces of homes.
4. Sewer 18 ft or deeper require a 60" manhole
5. Minimum slope for dead ends is 0.6%. Adjust SSMH T-3
6. Provide a callout to remove blow-off valves where new water main will connect to existing
system.
7. Move water line away from curb and gutter at road bend on W Aralia Dr.
8. On sheet C6.1, services for lot 11 and 12 cross a private property other than the one being
served. Have services run in the common lot not across private property. Meters should not
be in the vehicle path. The common lot should have an unpaved area where meter can be
located.
Page I I
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 11-313-1 4A.
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 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. hi 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 11-5 C-3 C.
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.
Page 12
13. All grading of the site shall be performed in conformance with MCC I I-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
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.
20. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
21. 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.
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 (UDC 11-3B-6). 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,
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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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