CC - Staff Report 12-6
Page 1
HEARING
DATE:
12/6/2022
TO: Mayor & City Council
FROM: Sonya Allen, Associate Planner
208-884-5533
SUBJECT: FP-2022-0033
Prescott Ridge No. 3
LOCATION: West side of N. Rustic Oak Way,
approximately ¼ mile south of W.
Chinden Blvd./US 20-26, in the NW ¼
of Section 28, Township 4 North.,
Range 1 West.
I. PROJECT DESCRIPTION
Final plat consisting of 78 single-family residential building lots for detached homes and 13 common
lots on 6.82 acres of land in the R-8 zoning district for the third phase of Prescott Ridge Subdivision.
II. 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
III. 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 slightly more common open space depicted on the final plat compared to
that approved with the preliminary plat for the subject area.
This phase consists includes phases 3 and 6 as shown on the phasing plan approved with the
preliminary plat.
An access easement is required for the proposed emergency access via Serenity Ln., a private street,
in the adjacent Peregrine Heights Subdivision to the west. If an easement isn’t attainable, a minimum
20-foot wide emergency access driveway constructed to Fire Dept. standards shall be provided to the
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
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south to N. Backcountry Pl. between Lots 5 and 7, Block 12; and a barrier prohibiting access shall be
erected at the west end of the frontage road. The frontage road may be extended in the future with
redevelopment of the property to the west. If an access easement is obtained for emergency access, a
copy of the recorded easement should be submitted to the Planning Division prior to the City
Engineer’s signature on the final plat. Note: The emergency access isn’t required to be functional
until the overall area of the building on the site exceeds 124,000 square feet or three (3) or more
stories in height; however, the access should be planned for and constructed with the subject plat.
Staff finds the proposed final plat is in substantial compliance with the approved preliminary plat as
required.
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: 12/22/2020)
Page 3
B. Final Plat (date: 10/5/2022)
Page 4
Page 5
C. Landscape Plan (date: 9/24/2022) & Amenity Details
Page 6
Page 7
Page 8
D. Fencing Plan
Page 9
E. Common Driveway Exhibit
Page 10
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-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 second 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 10/5/2022 by
Aaron L. Ballard, shall be revised as follows:
a. Note #5: Correct lot and block numbers to coincide with this plat.
b. Note #15: Include the recorded instrument number for the ACHD permanent easement.
c. Note #16: Include the recorded instrument number for the ACHD permanent easement (or
delete note if this is a duplicate of note #15).
d. Under References, R3 – include the Book and Page numbers of Prescott Ridge Subdivision
No. 1.
e. If the medical facility property to the north isn’t able to obtain an access easement for
emergency access via Serenity Lane, a private street in Peregrine Heights subdivision to
the west, a minimum 20-foot wide emergency access driveway constructed to Fire Dept.
standards shall be depicted between Lots 5 and 7, Block 12. Note: The emergency access
isn’t required to be functional until the overall area of the building on the site to the north
exceeds 124,000 square feet or three (3) or more stories in height; however, the access
should be planned for and constructed with the subject plat.
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 10/3/22, is approved.
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. Address signage shall be provided at the public street for homes accessed via the common
driveway for emergency wayfinding purposes.
9. Common driveways shall be constructed in accord with the standards listed in UDC 11-6C-3D.
10. Structures on Lots 9 and 10, Block 10 shall comply with the common driveway exhibit in
Section V.E above.
11. The rear and/or side of structures on Lots 3-10 and 41, Block 10 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
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that are visible from the subject public street. Single-story structures are exempt from this
requirement.
12. An electronic gate that is approved by the Fire Department shall be provided for access to
Serenity Ln. from the south.
13. A 14-foot wide public pedestrian easement shall be submitted to the Planning Division for the
10-foot wide multi-use pathway proposed along N. Rustic Oak Way as required by the Park’s
Department, prior to signature on the final plat by the City Engineer for the phase in which
they are located
14. Pathways shall be constructed in accord with the standards listed in UDC 11-3A-8.
15. 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.
16. A Certificate of Zoning Compliance and Design Review application is required to be submitted
and approved prior to submittal of any building permit applications for the clubhouse and
swimming pool facility. The design of the clubhouse is required to comply with the design
standards listed in the Architectural Standards Manual.
17. 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
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 provided by the owner to the
City. The applicant shall be required to enter into a Development Surety Agreement with the City
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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.
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 o f 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
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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 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,
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.