CC - Staff Report 5-25
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HEARING
DATE:
5/25/2021
TO: Mayor & City Council
FROM: Joseph Dodson, Associate Planner
208-884-5533
SUBJECT: FP-2021-0029
Goddard Creek Townhomes
LOCATION: The site is located in the northwest corner
of W. McMillan Road and N Goddard
Creek Way, in the SE ¼ of the SW ¼ of
Section 26, Township 4N., Range 1W.
I. PROJECT DESCRIPTION
Final Plat consisting of 34 age-restricted, attached, single-family residential building lots and nine (9)
common lots on 4.62 acres of land in the R-15 zoning district.
The Applicant has also applied for Alternative Compliance to the Private Street Standards (UDC 11-
3F-4) to incorporate faux gates in lieu of a gated community consistent with a condition of approval
of the approved Rezone and Preliminary Plat. The director has approved the request for alternative
compliance (see analysis below).
II. APPLICANT INFORMATION
A. Applicant/Owner:
Steve Schmidt, SI Construction, LLC – 1016 W. Sanetta Street, Nampa, ID 83651
B. Representative:
Sophia Durham, Conger Group – 4824 W. Fairview Avenue, Boise, ID 83706
III. STAFF ANALYSIS
Staff has reviewed the proposed final plat for substantial compliance with the preliminary plat as
required by UDC 11-6B-3C.2. This is the only phase of development of the Goddard Creek
Subdivision. The same number of buildable lots, common lots, and amount of open space is proposed
as were approved in the preliminary plat. In fact, the amount of qualified open space has slightly
increased due to the large open space lot (Lot 23) being larger than it was with the preliminary plat
approval.
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
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Staff finds the proposed final plat is in substantial compliance with the approved preliminary plat as
required.
Alternative Compliance
The Applicant has requested Alternative Compliance approval, per the standards in UDC -11-5B-
5B2, to provide an alternative to the requirement to construct a gated community per the Private
Street Standards, UDC 11-3F-4. The Applicant was essentially required to construct private streets
within the development due to its location being landlocked by public roads that cannot allow access
therefore, requiring development access via an already existing private street.
In lieu of constructing functional gates, the Applicant has proposed four (4) faux gates at the
entrances to the development; one gate on each side of the two private streets. The Applicant has
shown the gates’ proposed locations and provided an exhibit of the gates with the revised landscape
plans. Staff supports the proposed alternative to the gate requirement of the Private Street Standards
and finds the proposed alternative meets the intent of the standards.
1. Strict adherence or application of the requirements are not feasible; or
Strict adherence to the Private Street Standards (UDC 11-3F-4) in this situation is feasible but
would require significant redesign and change the character of the development. With the
development being an age-restricted product and wanting to integrate with adjacent
development, strict adherence to the standards is not desired by Staff or the Applicant.
2. The alternative compliance provides an equal or superior means for meeting the requirements;
and
The Applicant is providing four (4) faux gates at the entrances of the subdivision that are
anchored by 5-foot tall stone pillars. Although the gates will not be functional, they should
provide for the privacy envisioned by a private street/gated community. Therefore, Staff finds
the alternative compliance provides an adequate aesthetic and meets the intent of
aforementioned standards.
3. The alternative means will not be materially detrimental to the public welfare or impair the
intended uses and character of surrounding properties.
The alternative means provided by the Applicant is not detrimental to the public welfare of the
subject property or to those surrounding properties. In addition, Staff finds the alternative
means will enhance the character of the immediate area and the approved subdivision.
IV. DECISION
A. Staff:
Staff recommends approval of the proposed final plat with the conditions of approval in Section
VI of this report. The Director has approved the Alternative Compliance request per the findings
in UDC 11-5B-5B2.
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V. EXHIBITS
A. Preliminary Plat (date: 9/2/2020)
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B. Final Plat (date: 4/8/2021)
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C. Landscape Plans (date: 5/17/2021)
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D. Common Drive Exhibit (Lots 12 and 22)
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E. Emergency Access/Common Drive Exhibit
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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-2020-0092, DA Inst. #2021-014149).
2. The applicant shall obtain the City Engineer’s signature on the final plat by December 22,
2022, within two (2) years of the date of approval of the preliminary plat (December 22,
2020), 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 Idaho Survey Group, LLC, stamped on
04/8/21 by John S. Gletne, is approved with the following conditions:
a. Add plat note stating development is subject to the provisions contained within the City
of Meridian Development Agreement, Inst. #2021-014149.
b. Add the Book and Pages for the adjacent subdivisions noted on sheet 1 of the Final Plat.
5. The landscape plans shown in Section V.C, prepared by South Beck & Baird, with a revision
date of 05/17/21, shall be revised as follows prior to signature on the final plat:
a. Add an additional section of stamped concrete between the Lot 12 common
drive/emergency access and the internal sidewalk adjacent to Lot 35 due to this common
drive acting as the sidewalk connection to the arterial sidewalk along McMillan Road.
6. Future homes constructed in this phase shall be generally consistent with the elevations
approved with the preliminary plat application (H-2020-0092) with materials and
architectural features to be the same or of higher quality as shown in the elevations.
7. 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.
8. A perpetual ingress/egress easement shall be filed with the Ada County Recorder for the
common driveway that also functions as an emergency access (Lot 12), which shall include a
requirement for maintenance of a paved surface capable of supporting fire vehicles and
equipment. A copy of the recorded easement shall be submitted to the Planning Division prior
to signature on the final plat by the City Engineer.
9. An administrative design review application shall be submitted to the Planning Division and
approved prior to submittal of building permit applications for the attached single-family
homes; one design review application may be submitted for the overall development.
10. 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 water main connection in Apgar Creek Lane must be to the 8’’ mainline, not 6’’ hydrant lateral.
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2. The existing sewer main stub from McMillan Road must be abandoned at the edge of pavement by
capping the line. Line the remaining manhole sewer inlet with CIP liner.
3. Connect SSMH-A3 directly to the sewer main in McMillan Road by installing a new manhole
South of SSMH-A3. Proposed manholes SSMH-A2 and SSMH-A1 should not be installed.
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
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
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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 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
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
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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.